Which homes will a buyer tour before yours in Southwest Austin?
Quick answer
Mostly other owners’ homes, and most of them have already cut their price. New construction is a small slice of what is for sale in Southwest Austin, so the house a buyer tours after yours is usually a resale. Builders matter in Parten, near Belterra, and in Estancia West in Manchaca.
What we analyzed
- 245 homes sold in Southwest Austin in the 90 days ending October 20, 2026
- 280 homes for sale in Southwest Austin as of October 21, 2026, 38 of them builder listings
- 3.4 months of inventory in Southwest Austin, against 5.9 in the Austin metro
- Southwest Austin builder and resale listings as of October 21, 2026, identified from the MLS construction fields
- New-build and resale closings in Southwest Austin over the 90 days ending October 20, 2026
Sources: Unlock MLS, pulled October 21, 2026.
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
89 Southwest Austin homeowners have trusted my real estate team to sell their home in the MLS, and that count 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.
What these numbers mean if you are selling is on the Southwest Austin, TX market report, and every number on this page is also broken out ZIP by ZIP on the scoreboard pages for 78736, 78737, 78739, 78749, 78652.
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.
Who is building in Southwest Austin right now?
A handful of names, in two places. The MLS shows 38 builder listings among 280 homes for sale, and three builders carry most of them.
Table 1. Builder listings in Southwest Austin by builder name on the MLS record, as of October 21, 2026; 38 builder listings of 280 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Perry Homes | 14 | $919,900 to $1,249,900 | $1,075,400 |
| Highland Homes | 7 | $1,105,600 to $1,329,950 | $1,186,650 |
| M/I Homes | 7 | $369,990 to $424,990 | $379,990 |
| Pappageorge Haymes Partners | 2 | $2,501,250 to $3,442,281 | $2,971,766 |
| Eac Old Bees Cave Property Llc | 2 | $899,000 to $1,299,000 | $1,099,000 |
| (Blank) | 1 | $2,149,000 to $2,149,000 | $2,149,000 |
| Capital Hills | 1 | $2,200,000 to $2,200,000 | $2,200,000 |
| David Weekley | 1 | $1,359,990 to $1,359,990 | $1,359,990 |
| Robert Kathman | 1 | $2,250,000 to $2,250,000 | $2,250,000 |
| Terra Builders Llc | 1 | $3,399,000 to $3,399,000 | $3,399,000 |
Perry Homes and Highland Homes are finishing Parten, out past Belterra in 78737, at prices above a million dollars. M/I Homes is building Estancia West in Manchaca, at the other end of the price scale. Everything else is one or two custom homes at a time.
Is a builder competing at my price?
Probably not, unless you own in Parten, Belterra or Manchaca. Builder listings ask a median $1,117,250, far above the resale asking median of $650,000.
So a Circle C or Village at Western Oaks owner rarely meets a new build on the same tour. A Belterra owner near the top of the neighborhood may, and a Manchaca owner almost certainly will, since M/I Homes asks in the high $300,000s and low $400,000s there.
What are the other resale sellers doing?
Cutting, most of them. By the analysis date, 147 of the 242 resale listings had come down from their first asking price.
That is the competition that matters in Shady Hollow, Maple Run or Highpointe: a neighbor’s house that opened high, came down once, and now asks less than it did in the summer. A buyer will have walked through it the same afternoon as yours.
Where are Southwest Austin buyers closing?
Parten and Estancia West led the area by closings this past year, both new builder communities, with Circle C Ranch next.
Table 2. Southwest Austin subdivisions by closings in the twelve months ending October 20, 2026, with the median build year of what sold and the count for sale as of October 21, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| Parten | 45 | $980,000 | 2025 | 18 |
| Estancia West | 31 | $412,990 | 2025 | 7 |
| Circle C Ranch | 24 | $862,500 | 1997 | 3 |
| Belterra | 14 | $717,500 | 2016 | 0 |
| Beckett Meadows Sec 01 | 11 | $606,000 | 1991 | 1 |
| Parten 65s | 10 | $895,000 | 2025 | 0 |
| Maple Run Sec 09 | 9 | $528,500 | 1992 | 0 |
| Circle C Ranch Ph B Sec 02 | 9 | $716,000 | 1988 | 1 |
| Circle C Ranch Ph B Sec 03 | 9 | $775,000 | 1990 | 1 |
| Village At Western Oaks Sec 16 | 8 | $732,250 | 2001 | 0 |
The established neighborhoods spread their sales across many MLS sections, so Circle C, Belterra and Village at Western Oaks show up several times on the list. Added together they make up much of the recorded resale business.
Where does a resale come out ahead here?
On speed and on price per foot. Resales that sold lately brought $280 a square foot against $204 for new builds.
They also reached a contract sooner, in a median 24 days against 35 for new builds. Part of the gap is location, since the new homes that closed were mostly in Manchaca. A resale wins when it is ready to show and priced where buyers already are. Whether yours would sell is on Why do some Southwest Austin listings never find a buyer? and its likely worth is on What is your Southwest Austin home worth to this year’s buyers?
Are you competing with builders or with resales?
For most owners here it is resales, and the answer turns on your neighborhood and price. Give us your address and we will line up the homes a buyer would see that same weekend.
- Resales, if you own in Circle C, Shady Hollow, Meridian, Maple Run or Westcreek.
- Both, in Belterra and Highpointe, where Parten’s new homes sit a short drive away.
- Builders first, in Manchaca, where most of what is listed is new.
- Private listings too, above a million dollars, where a broker-to-broker network carries homes that never go online.
Your situation
A Southwest Austin buyer mostly tours other owners’ homes, and most of those owners have already cut once. New construction matters in two pockets, Parten and Estancia West, and hardly anywhere else.
That leaves a specific question for your house: which homes would a buyer see at your price on the same weekend, and how does yours compare? Timing is on Should you sell your Southwest Austin home now, or wait? and each ZIP code has its own page, starting with How is 78737 treating sellers in Belterra and Highpointe? and How fast are 78749 homes selling around Maple Run and Westcreek? The others are Is 78736 a buyer’s market or a seller’s market this fall? What are buyers paying in 78739 for Circle C and Meridian homes? and Can a Manchaca resale compete with new builds in 78652?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you want to know which houses a buyer would line up against yours, start with the listings at your price this month. Request my complimentary Home Competitor Analysis for your address. You get:
- The resale and builder listings a buyer would likely tour alongside yours
- How the cut listings near you compare with what sold this year
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Southwest Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 89 homes sold by Watters International Realty in Southwest Austin (Unlock MLS, all time).
About Watters International Realty in Southwest 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. 89 homes sold by Watters International Realty in Southwest Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the competing listings near your price, how they compare with what sold, 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.
More for Southwest Austin sellers
- What does the Southwest Austin market look like for sellers now?
- Is 78736 a buyer’s market or a seller’s market this fall?
- How is 78737 treating sellers in Belterra and Highpointe?
- What are buyers paying in 78739 for Circle C and Meridian homes?
- How fast are 78749 homes selling around Maple Run and Westcreek?
- Can a Manchaca resale compete with new builds in 78652?
- Should you sell your Southwest Austin home now, or wait?
- Why do some Southwest Austin listings never find a buyer?
- What is your Southwest Austin home worth to this year’s buyers?
- The Austin seller hub
