Should you sell your Buda home now, or wait for a better year?
Quick answer
Now, if the home is ready to show and your asking price is based on this year’s closed sales, not last year’s. The typical Buda home sold for $349,999 over the past twelve months, against $350,000 the year before, so a year of waiting bought nothing. If the house needs work, getting it ready matters more than the month you pick.
What we analyzed
- 257 homes sold in Buda in the 90 days ending October 6, 2026
- 435 homes for sale in Buda as of October 7, 2026, 259 of them builder listings
- 5.1 months of inventory in Buda, against 5.7 in the Austin metro
- Twelve-month median sale price $349,999 for the year ending October 6, 2026, against $350,000 the year before
- 23 homes active under contract and 91 pending in Buda as of October 7, 2026
Sources: Unlock MLS, pulled October 7, 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
99 Buda 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 Buda, TX market report, and every number on this page is also broken out in the tables 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.
Did Buda sellers who waited a year get a better price?
No. The typical Buda home sold for $349,999 over the past twelve months, almost exactly the $350,000 it brought the year before.
Per square foot, buyers paid less: $178 over the past year, against $188 the year before. This summer’s sales and last summer’s sit next to each other in the chart below.
Are buyers still signing contracts in Buda?
They are. As of October 7, 91 Buda homes were pending and 23 more were under contract while still showing as active.
Those buyers chose a house at today’s prices. Over the past twelve months 965 homes closed here, against 971 the year before, so demand has held near last year’s pace.
Does my price range change the answer?
It can. Buda as a whole is a balanced market, with homes closing at 95.6% of original asking over the last three months. That describes the town, and your range may sit somewhere else.
Table 1. Buda homes by price range. Sales are from the 90 days ending October 6, 2026; homes for sale are as of October 7, 2026. A range is a seller’s market when homes sell 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 last 90 days are shown. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $250,000 to $299,999 | 38 | $260,000 | 45 | 18 | 28 | 3.6 | balanced |
| $300,000 to $349,999 | 59 | $315,175 | 90 | 65 | 59 | 4.6 | balanced |
| $350,000 to $399,999 | 52 | $355,025 | 102 | 73 | 61 | 5.9 | balanced |
| $400,000 to $449,999 | 37 | $399,133 | 71 | 39 | 44 | 5.8 | balanced |
| $450,000 to $499,999 | 19 | $449,801 | 47 | 28 | 34 | 7.4 | balanced |
| $550,000 to $599,999 | 11 | $555,000 | 17 | 7 | 7 | 4.6 | balanced |
Table 1 shows most of the busy ranges between $300,000 and $500,000 running balanced. Sellers in the low and mid $300,000s gave up the least from their first price.
The high $200,000s were balanced as well, but sellers there gave up a little more, closing at 94.9% of original asking. The full scoreboard is on How is the 78610 housing market treating Buda sellers this fall?
What does holding out at a high price cost here?
Usually a price cut, made later. Most Buda homes for sale today are listed below where they started.
The sold homes split early. Of the 257 that closed in the last three months, 86 were under contract inside 30 days.
Another 66 took more than 90 days. What the slow ones shared is on Why aren’t some Buda homes selling while others go in a month?
Do builders change when I should list?
They set much of the competition. More than half of Buda’s homes for sale are builder listings, from Century Communities and M/I Homes to Meritage Homes and D.R. Horton.
A resale does have one edge. Over the last three months the typical resale went under contract in 43 days, and the typical new build took 61. The new homes a buyer may tour beside yours are on What is your Buda home up against with so many builders nearby?
Sell now, or wait?
The town figures lean toward now, and your own house settles it. This is the list I would walk through with you in person. Put your address in the form to see the homes yours would be up against.
- Sell now if the house is move-in ready and the asking price follows this year’s closed sales.
- Sell now if you would list in the low or mid $300,000s, where sellers kept the most of their first price.
- Wait if an inspector would flag repairs. Fixing them first does more than picking a month, and the Watters Ready-Fund can put up to $50,000 toward repairs, upgrades, staging and moving as a pay-at-close line of credit with a monthly rate and an origination fee, repaid at closing or at 12 months; eligibility is on the program page.
- Wait if your next purchase depends on a number this year’s Buda sales have not reached.
Before your home goes public, I show it to my own buyers during the coming-soon stage. My black book holds 4,000 cash buyers, and that does not count the buyers using traditional financing. You see every option and you choose. What your home would bring today is on What is your Buda home worth beside a brand-new house for sale?
Your situation
Buda buyers are paying what they paid last year for the typical house, and a little less per foot. Sellers who opened near that number sold first; many who opened above it have since cut.
For your home the question comes down to this: at your list price, which homes would a buyer see next to yours, and would yours win?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are weighing a fall listing against holding off, start by seeing exactly what your home would be up against. Request my complimentary Home Competitor Analysis for your address. You get:
- The homes for sale near you that a buyer would likely tour alongside yours
- How fast homes like yours have been going under contract in your part of Buda
- How the walkthrough works and what we look at in your home
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).
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).
See the homes you’d be competing against
You get the competing listings near you, how fast homes like yours have been selling, 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
- 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?
- The Austin seller hub
