Why aren’t some Buda homes selling while others go in a month?
Quick answer
Price, most often. Most Buda homes that go on the market do sell. Of the 257 that sold over the last three months, 86 were under contract within 30 days. The ones that struggled usually opened above what buyers were paying.
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
- Days to contract for the 257 Buda closings in the 90 days ending October 6, 2026
- Listings that expired or were withdrawn in Buda over the same 90 days
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.
How many Buda listings fail to sell?
Fewer than in most of the metro. Over the last three months, 77 Buda listings expired or were withdrawn before a sale.
Counting every listing that reached an outcome in those 90 days, sold or not, 23.1% failed to sell in Buda. Across the Austin metro the share was 39.1%. The chart below shows how long the sold homes took to find a buyer.
Why do some Buda homes sell in a month and others take three?
The sold homes fall into two camps. Close to a third went under contract within 30 days, and about a quarter took more than 90.
Table 1. How long the 257 homes that sold in Buda took to go under contract, cumulative days on market to contract, 90 days ending October 6, 2026. Source: Unlock MLS.
| Days on market | Homes sold |
|---|---|
| 30 days or less | 86 |
| 31 to 60 days | 67 |
| 61 to 90 days | 38 |
| More than 90 days | 66 |
The median of 49 days sits between those camps and describes neither. In my experience, the first price decides which camp a listing joins.
What did the fastest Buda sales get right?
They opened close to what buyers were paying. Only 35 of the 257 sold homes reached their original asking price, so most sellers gave some ground, and the ones who gave it on day one waited least.
Resales had an edge here. The typical resale reached a contract in 43 days, and a typical new build needed 61. The new homes on the same tours are on What is your Buda home up against with so many builders nearby?
How many Buda homes for sale have already cut their price?
Most of them: 274 of the 435 homes for sale are listed below their original asking price.
A cut brings an overpriced listing back to the market, but late. By the time it lands, the buyers who were watching that price from the first week may already have signed on a new build down the road.
Is my price range harder to sell in?
Every busy range was balanced over the last three months. The high $200,000s were among the toughest for sellers, closing at 94.9% of original asking, close to the line where a range turns into a buyer’s market.
Those calls describe each range as a whole, and a street, a condition or a builder next door can shift your home. Every range with enough recent sales is on How is the 78610 housing market treating Buda sellers this fall?
Could your home be one that fails to sell?
A few things raise or lower the odds, and you can check most of them yourself. Put your address in the form to see which listings a buyer would weigh against yours.
- Higher odds of trouble if your asking price leans on last year’s sales.
- Higher odds of trouble if a new home at a similar price is for sale in Sunfield or Turner’s Crossing nearby.
- Lower odds if the house is move-in ready and your asking price is based on this year’s closed sales, not last year’s.
- Lower odds if the listing is marketed hard in its first weeks and every buyer call gets an answer that same hour.
What your home is worth today is on What is your Buda home worth beside a brand-new house for sale?, and whether to list now or hold off is on Should you sell your Buda home now, or wait for a better year?
Your situation
In Buda most listings close, and a good share close fast. The ones that miss tend to start high, cut late, and meet a buyer who has already toured a new home at the same price.
The question for your home is which side of that split your opening price would put you on.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are worried your home could stall once it is listed, start with the homes a buyer would compare it to. 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 quickly homes like yours have gone 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).
Why does a Buda home fail to sell?
Chris’s position, approved September 9, 2026.
A home that does not sell has a price problem, a promotion problem, or a product problem, and usually the seller was told it was the market. It was not the market. Plenty of homes are marketed badly, by agents who have no system for following up and no system for responding the minute a buyer raises a hand.
Buda’s record lines up with that. Most listings here sell and plenty sell inside a month, so a listing that fails usually traces back to its price, its marketing or the house.
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 quickly homes like yours have 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 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?
- What is your Buda home worth next to a brand-new house?
- The Austin seller hub
