Is Garlic Creek West in Buda still a seller’s market for your home?
Quick answer
Over the past year, yes, for the neighborhood as a whole. Garlic Creek West homes closed at 97.1% of original asking over the past twelve months. Price per square foot still fell, to $173 from $190, and your price point can put you in a different market.
What we analyzed
- 7 homes sold in Garlic Creek West in the 90 days ending October 6, 2026, 31 in the twelve months ending the same day
- 9 Garlic Creek West homes for sale as of October 7, 2026, 5 of them below their original asking price
- 3.5 months of inventory in Garlic Creek West on the twelve-month pace, against 5.4 for Buda as a whole
Sources: Unlock MLS, pulled October 7, 2026. Garlic Creek West 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
99 homes sold by Watters International Realty in Buda. That count is every home we listed and closed in Buda, 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 Garlic Creek West: 1.
How Buda as a whole is doing is on the Buda, TX market report, and the town and ZIP code tables are on the 78610 housing market report.
Last updated October 7, 2026. Sales data covers the 90 days ending October 6, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 7, 2026.
Is Garlic Creek West a seller’s market?
On the past year’s sales, yes, for the neighborhood as a whole. The last three months produced only 7 sales, under the 10 a quarter needs before I read it alone, so I use the twelve-month record here. Homes closed at 97.1% of original asking, right at our rule’s line for a seller’s market, and your price point can read differently.
Supply is short, at 3.5 months on the twelve-month pace, and the typical sale reached a contract in 48 days.
Table 1. Garlic Creek West sales in each period, from the MLS subdivision records for Garlic Creek West in Buda. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 9 Garlic Creek West homes were for sale as of October 7, 2026. Source: Unlock MLS.
| Period | Sold | 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 6, 2026 | 7 (thin) | $399,000 | $158 | 63 days | 93.8% | 2,442 | 2011 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 5 (thin) | $390,000 | $182 | 55 days | 94.4% | 2,145 | 2013 |
| Twelve months ending October 6, 2026 | 31 | $399,900 | $173 | 48 days | 97.1% | 2,422 | 2013 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 19 | $430,000 | $190 | 49 days | 96.0% | 2,422 | 2010 |
Are Garlic Creek West prices rising?
No, they fell. Buyers paid $173 a square foot over the past twelve months, against $190 the year before, on homes of the same typical size. The typical sale came in at $399,900, below the year before.
So sellers got close to their asking prices, and what those homes sold for came down. That is the shape of a neighborhood where sellers priced to the year.
What is a Garlic Creek West home compared against?
Other resales, and Buda’s new homes. Garlic Creek West had no builder listings and no new builds among its sales; its homes were typically built in the early 2010s. A buyer at this price will often tour a new build elsewhere in Buda the same weekend, so condition carries weight.
Only a few homes are listed here at once, and over half of them have cut (55.6%). Fewer listings fail here than across Buda, at 18.4% of those that reached an outcome over the year.
Sell now, or wait?
Sales rose to 31 from 19 over the year while price per foot fell. Buyers are coming out of the woodwork in Garlic Creek West, and prices are still drifting down.
- Sell now if your asking price is based on this year’s closed sales, not last year’s; that is what kept sellers near asking.
- Sell now if the home is move-in ready and inspects clean.
- Waiting is the better call if only last year’s per-foot price works for you.
- Wait if repairs are pending; finish them before the first showing.
Before it goes public, we market the home to our own buyers in the coming-soon stage, including the 4,000 cash buyers in my black book, not counting buyers using traditional financing. The decision stays with you.
Your situation
With so few Garlic Creek West homes listed at once, a buyer’s short list is small, and it often includes a new build somewhere else in Buda. How your house compares on price and condition with that short list decides the result.
That depends on your address and your house.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Garlic Creek West sellers got close to asking by pricing to the year, and the neighborhood numbers can’t tell you where your first price should land. Request my complimentary Home Competitor Analysis for your address. You get:
- The homes a buyer would compare with your Garlic Creek West home
- Which repairs matter before you list
- How the walkthrough works and what we look at
No obligation. The report for your part of Buda arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 99 homes sold by Watters International Realty in Buda (Unlock MLS, all time).
Why are Garlic Creek West buyers paying less per foot?
Chris Watters’s position, stated September 9, 2026. A prior position, not written for this page; I do not forecast prices.
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.
Garlic Creek West shows the alignment that position describes: the sellers who met buyers on price closed near their asking.
About Watters International Realty in Buda
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 7, 2026. 99 homes sold by Watters International Realty in Buda (Unlock MLS, all time).
Questions Buda sellers ask about Garlic Creek West
Is Garlic Creek West a seller’s market?
Over the past twelve months, yes, for the neighborhood as a whole: homes closed at 97.1% of original asking.
Are Garlic Creek West prices falling?
Per square foot, yes: $173 over the past twelve months, against $190 the year before.
How long do Garlic Creek West homes take to sell?
The typical sale over the past twelve months reached a contract in 48 days.
See the homes you’d be competing against
You get the short list of competing homes near you 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 Buda sellers
- Buda, TX real estate market report: what homeowners need to know before selling
- 78610 housing market report: the numbers behind the Buda market
- Should you sell your Buda home now, or wait?
- What is your Buda home competing against right now?
- Which Buda homes are not selling, and why?
- What is your Buda home worth next to a brand-new house?
- How is the Sunfield market in Buda treating sellers who aren’t builders?
- Selling a home in Stallion Run, Buda, next to Century Communities’ new builds?
- How fast do Prairie Lakes homes sell in Buda, and what slows a resale?
- Listed in Shadow Creek, Buda, and still waiting? What the quick sales did differently
- What is a Porter Country home in Buda worth once you count the square feet?
- Is your Whispering Hollow home in Buda ready for a buyer’s inspection?
- What changed for sellers in Turners Crossing, Buda, over the past year?
- Own a home in Willow Springs, Buda? What all the new building means for your sale
- The Austin seller hub
