Over the three months ending October 15, 2026, Bastrop homes closed at 94.6% of their original asking price, a balanced market for the town overall, and a price point changes which market a home is in. In my read, buyers are waiting for a price that fits what they can afford while builders compete for the same buyers.
Sources: Unlock MLS, pulled October 16, 2026.
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
118 Bastrop 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.
Every number on this page is also broken out in the tables on 78602 housing market: how does Bastrop compare with Elgin and Lockhart?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Bastrop is balanced overall. Homes closed at 94.6% of their original asking price over the last three months, which sits in the range I call balanced, and that is the reading for the town as a whole. A price point changes which market a home is in, and the range table on 78602 housing market: how does Bastrop compare with Elgin and Lockhart? shows where.
The full year reads the same way: balanced, with 94.0% of original asking. Months of inventory is the supporting number, and Bastrop carries 6.5 of them against 6.0 for the Austin metro, a little looser. Months of inventory means how long it would take to sell every home on the market if no new ones came on. The chart below sets the town and its ZIP code beside the metro.
Chris Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
Bastrop shows both halves of that. Buyers are still buying, with 635 homes closed over the past twelve months against 625 over the twelve months before, and the sellers who price to what those buyers can afford are the ones who close.
Only slightly. The ZIP code counts every home inside it whatever city is on the listing, so 78602 closed 155 homes in the last three months against the city’s 154.
It has 339 homes for sale and 6.6 months of inventory, and builders list 31.0% of them. The ZIP rows are tabled on 78602 housing market: how does Bastrop compare with Elgin and Lockhart?
Builders list close to a third of what is for sale. That is 102 of the 336 homes on the market, under many different builder names, with D.R. Horton and Perry Homes listing the most.
New homes are a large part of the sales side as well. New builds were 40.9% of the closings over the last three months and 45.8% over twelve months.
The three busiest communities of the past year, The Colony, Tahitian Village and Valverde, are builder neighborhoods. Who lists where, and at what asking range, is on Is a builder or your neighbor your Bastrop home’s real competition?
Price per square foot is lower over the year. It was $191 across the past twelve months, against $200 across the twelve months before.
The median sale price points the other way, $370,000 against $365,000, so I read the two together and put the price of the space first. How the last three months compare with the same three months a year ago, and whether that should move your timing, is on Should you sell your Bastrop home now, or wait with builders listing nearby?
Bastrop homes take longer to reach a contract than homes across the Austin metro, and a seller should plan on that. The days to contract, the split between quick sales and slow ones, and the listings that never got a contract are on Why aren’t Bastrop homes selling? What separates a quick sale from a slow one
The first is listing at the price of a builder’s finished house. In the $450,000 to $499,999 range, homes closed at the lowest share of original asking among the ranges with enough sales, and builders hold most of the homes for sale there. The range table is on 78602 housing market: how does Bastrop compare with Elgin and Lockhart?
The second is an older home with few recent sales of its kind. Just 18 of the recent closings were built before 2000, so a seller in Lake Bastrop Acres, where the typical home dates from 1996, has little of its own kind to point to.
The third is a price above $500,000. No range up there reached 10 sales in the last three months, so I read them on the twelve-month basis, where most of them read as a buyer’s market. What a buyer would pay beside a new house is on How do you price a Bastrop home when a new house is for sale nearby?
The town picture is where I start, and your home decides how well it fits. Run your address to see your part of Bastrop.
The other decision pages for Bastrop sellers are listed at the end of this page.
The Bastrop numbers describe the town, and your house is one sale inside them. A house in Circle D and one in Valverde sit in different markets, and the figures above cannot say where your price lands among the homes a buyer will weigh it against.
So the question to carry into a conversation is this: at the price you have in mind, would a Bastrop buyer pick your house?
If you worry that Bastrop’s mix of builders and neighbors will pull buyers away from your house, start by seeing which homes a buyer would weigh yours against. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Bastrop arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 118 homes sold by Watters International Realty in Bastrop (Unlock MLS, all time).
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 16, 2026. 118 homes sold by Watters International Realty in Bastrop (Unlock MLS, all time). Primary records used: Unlock MLS (ACTRIS) listing and closing records via MLS Grid for Residential properties in the MLS city of Bastrop and its ZIP code, 78602; the Bastrop Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Bastrop builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Bastrop has no neighborhood pages yet; and the MLS does not record why an individual listing failed to sell.
You get the homes a buyer would compare yours with, what recent Bastrop sales show, 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.
