Are River Place home prices really lower than a year ago?
Quick answer
On the public record, yes: the typical River Place sale and its price per foot both came in lower this past year, partly because the homes that sold were a little smaller. More buyers closed than the year before, and very few of today’s listings have cut. Part of the top of River Place sells privately.
Public-record median: $960,000 for River Place sales recorded in the MLS, twelve months ending October 20, 2026. It is the floor of the public record, never the value of a River Place home. The sales that would lift it trade privately and never reach the MLS, and a River Place lot alone rarely sells for under a million dollars.
What we analyzed
- 11 homes sold in River Place in the 90 days ending October 20, 2026, 47 in the twelve months ending the same day
- 6 River Place homes for sale as of October 21, 2026, 1 of them below their original asking price
- 1.5 months of inventory in River Place on the twelve-month pace, against 3.3 for Northwest Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. River Place is the MLS subdivision name, with its recorded spellings counted as one.
Selling above $1M? Part of this market never goes online
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
134 homes sold by Watters International Realty in Northwest Austin in the MLS. That count is every home we listed and closed in Northwest Austin, and it doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
Homes I’ve sold in River Place: 1.
How Northwest Austin as a whole is doing is on the Northwest Austin, TX market report, and the town and ZIP code tables are on the 78730 housing market report.
Last updated October 21, 2026. Sales data covers the 90 days ending October 20, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 21, 2026.
How much did River Place prices fall?
Noticeably on the median. River Place closed at a median $960,000 over the past twelve months, against $1,152,500 the year before.
Price per square foot fell too, to $307 from $333, and the homes that sold were a little smaller. Prices came down, and the mix of houses explains part of the drop.
Table 1. River Place sales in each period, from the MLS subdivision records for River Place in Northwest Austin. Each row stands on its own. A median is left out when a period has fewer than 5 sales. Figures describe the public (MLS) side only. 6 River Place homes were for sale as of October 21, 2026. Source: Unlock MLS.
| Period | Sold | Public-record median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| 90 days ending October 20, 2026 | 11 | $925,000 | $264 | 84 days | 93.5% | 3,458 | 1996 |
| Same 90 days a year earlier (July 23, 2025 to October 20, 2025) | 9 (thin) | $975,000 | $294 | 28 days | 94.2% | 3,200 | 1996 |
| Twelve months ending October 20, 2026 | 47 | $960,000 | $307 | 30 days | 95.4% | 3,366 | 1997 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 36 | $1,152,500 | $333 | 32 days | 94.9% | 3,493 | 1999 |
Is River Place a buyer’s market?
Over the last three months, narrowly, for the neighborhood as a whole. Homes closed at 93.5% of original asking, just under the 94% line my rule uses, while the full year read as balanced.
Closings rose to 47 this past year from 36 the year before. In River Place, more buyers are coming out of the woodwork while prices are still going down, and the listings show it: only one of the six homes for sale has cut.
Which River Place price range is moving?
The $900,000 range was the busiest this past year and closed as a balanced market for that range.
Table 2. River Place homes by price range, twelve months ending October 20, 2026; homes for sale as of October 21, 2026. A range is a seller’s market when homes sold for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Only price ranges with at least 10 sales in the twelve months are shown. Figures describe the public (MLS) side only; ranges at $1M and above trade largely on a broker-to-broker private network, so days on market and failed-to-sell figures are not shown for them. Source: Unlock MLS.
| Price range | Sold | Public-record median sale price | Median days on market | Share of listings that failed to sell | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|---|---|
| $900,000 to $999,999 | 11 | $920,000 | 18 days | 26.7% | 1 | 0 | 0 | 1.1 | balanced |
Above a million dollars, on the larger lots and view homes, part of the business runs through a broker-to-broker private network. How River Place sits in its ZIP code is on How should a River Place owner read the 78730 market?
Sell now, or wait?
With few listings and more buyers, a ready River Place house has room to sell well now.
- Sell now if your asking price is based on this year’s closed sales, not last year’s higher median.
- Sell now if your house shows well, since so few homes are listed for a buyer to choose from.
- Wait if it needs work a buyer would price against a newer home in the neighborhood.
- Wait if only the top of last year’s market makes your move work.
Before a listing goes public, I also show it to the 4,000 cash buyers in my black book, not counting buyers using traditional financing.
Your situation
River Place sold more homes this year at lower recorded prices, with almost no listings cut and part of the top trading out of view.
So the question for your house is what buyers, listed and private, are paying for a home of its size and setting right now.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
River Place’s public numbers miss the private sales, and they cannot show what a buyer would weigh your house and lot against. Request my complimentary Home Competitor Analysis for your address. You get:
- The River Place homes for sale a buyer would likely tour alongside yours
- How your house and lot compare with this year’s recorded sales
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Northwest Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 134 homes sold by Watters International Realty in Northwest Austin (Unlock MLS, all time).
About Watters International Realty in Northwest Austin
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 21, 2026. 134 homes sold by Watters International Realty in Northwest Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the River Place listings near your price, how your house and lot compare, and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
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