Is a resale in The Grove up against the builder next door?
Quick answer
Often, yes. Milestone Community Builders still lists new homes in The Grove, and new builds made up a real share of this past year’s recorded sales, so a resale is usually toured beside one. On the public side The Grove read as a buyer’s market for the neighborhood overall, with bigger homes making up more of the sales.
Public-record median: $1,119,294 for The Grove sales recorded in the MLS, twelve months ending October 20, 2026. That is the floor of the public record, never the value of a home in The Grove; some sales here and across 78731 happen privately and never reach the MLS.
What we analyzed
- 34 The Grove homes sold in the twelve months ending October 20, 2026
- 8 The Grove homes for sale as of October 21, 2026, 3 of them below their original asking price
- 2.8 months of inventory in The Grove on the twelve-month pace, against 3.3 for Northwest Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. The Grove 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.
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 78731 housing market report.
Last updated October 21, 2026. Sales data covers the twelve months ending October 20, 2026 (Unlock MLS via MLS Grid, the public MLS side only); listing inventory as of October 21, 2026. This page refreshes annually.
What does the public record show for The Grove?
A higher typical sale, $1,119,294 this past year against $1,000,000 the year before, with price per foot about level.
The homes that sold were larger, which explains the higher median. These are recorded MLS sales only, and the table keeps each year separate.
Table 1. The Grove sales in each period, from the MLS subdivision records for The Grove 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. 8 The Grove 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 |
|---|---|---|---|---|---|---|---|
| Twelve months ending October 20, 2026 | 34 | $1,119,294 | $375 | n/a (private sales) | 91.4% | 3,100 | 2021 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 21 | $1,000,000 | $379 | n/a (private sales) | 89.5% | 2,752 | 2020 |
How much of The Grove’s market is new construction?
A meaningful share. Of the 34 homes recorded as sold this past year, 9 were new builds, and builders still have homes listed.
Table 2. Builders with new homes in The Grove, as of October 21, 2026: 3 new-build listings for sale. Builder names come from the MLS record and our builder inventory; presence only. Source: Unlock MLS.
| Builder | New homes for sale |
|---|---|
| Milestone Community Builders | 3 |
A buyer touring a resale here will often walk a brand new home with a builder’s warranty the same day. A resale wins on mature landscaping, no wait to move in, and a price that reflects what this year’s buyers paid.
Is The Grove a buyer’s market?
On the public side, yes, for the neighborhood as a whole. Recorded sales closed at 91.4% of original asking this past year, under the line my rule uses, and the year before read the same way.
Days on market and unsold listings are not published for The Grove, because enough business here moves through a broker-to-broker private network that those figures would mislead. The wider 78731 picture is on How is the 78731 market for Northwest Hills homeowners?
Your situation
The Grove’s resale sellers share the street with a builder and with each other, in a neighborhood where recorded sales gave buyers room on price. Part of the market never shows up in the record.
For your home the question is how it compares with the new builds and resales a buyer will see that week, listed and private.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
In The Grove a resale is shown beside new builds, and the public numbers cannot show how a buyer would weigh yours against them. Request my complimentary Home Competitor Analysis for your address. You get:
- The new builds and resales in The Grove a buyer would likely tour alongside yours
- How your home’s age, finishes and lot compare with the builder homes
- 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 listings in The Grove near your price, how your home compares with the builder homes, 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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