Are Anderson Mill West homes in Cedar Park still selling close to asking?
Quick answer
Yes, the ones that sold did. Over the last three months Anderson Mill West homes sold for 97.2% of their original asking price, a seller’s market for the neighborhood as a whole. But 6 of the 7 homes for sale today have cut their price, so the strong number belongs to the homes priced right.
What we analyzed
- 12 homes sold in Anderson Mill West in the 90 days ending October 6, 2026, 37 in the twelve months ending the same day
- 7 Anderson Mill West homes for sale as of October 7, 2026, 6 of them below their original asking price
- 2.3 months of inventory in Anderson Mill West on the twelve-month pace, against 2.9 for Cedar Park as a whole
Sources: Unlock MLS, pulled October 7, 2026. Anderson Mill 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
164 homes sold by Watters International Realty in Cedar Park. That count is every home we listed and closed in Cedar Park, 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 Anderson Mill West: 5.
How Cedar Park as a whole is doing is on the Cedar Park, TX market report, and the town and ZIP code tables are on the 78613 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 close to asking are Anderson Mill West homes selling?
Very close, for the homes that sold. Twelve sold in the last three months at 97.2% of what their sellers first asked, and the typical one reached a contract in 24 days. That makes the neighborhood a seller’s market over those three months, a reading for Anderson Mill West as a whole; your price point can still put you somewhere else.
A year earlier the same three months closed at 95.0%. Table 1 lines up every period, including the slower twelve-month figures.
Table 1. Anderson Mill West sales in each period, from the MLS subdivision records for Anderson Mill West in Cedar Park. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 7 Anderson Mill 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 | 12 | $411,250 | $215 | 24 days | 97.2% | 1,799 | 1990 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 10 | $394,000 | $228 | 21 days | 95.0% | 1,802 | 1992 |
| Twelve months ending October 6, 2026 | 37 | $422,500 | $221 | 38 days | 95.7% | 1,874 | 1992 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 43 | $400,000 | $235 | 25 days | 96.0% | 1,722 | 1989 |
Are prices going up or down in Anderson Mill West?
Down, per square foot. A square foot sold for $221 over the past twelve months, against $235 the year before.
The typical sale price rose anyway, from $400,000 to $422,500, because the homes that sold were a little bigger. So a seller looking at the higher median could think values climbed, when the same house would have brought less per foot this year. Fewer homes sold this year too, which is one more reason to price from what buyers actually paid lately.
Why have so many Anderson Mill West listings cut their price?
Because they started above what the recent sales support. Six of the 7 homes for sale have reduced their asking price, and their median asking price now sits above where the last three months closed. The homes that sold near asking were the ones that started near the market.
This is an older neighborhood. The typical home that sold was built around 1990 and is on the smaller side for Cedar Park, at 1,874 square feet. No builder has a home for sale here and every sale was a resale, so the buyer is comparing your house with others of the same age on condition and on price per foot.
The one range with enough sales to read on its own, the $350,000s, is in Table 2.
Table 2. Anderson Mill West homes by price range, twelve months ending October 6, 2026; homes for sale as of October 7, 2026. A range is a seller’s market when homes sold 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 twelve months 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 |
|---|---|---|---|---|---|---|---|
| $350,000 to $399,999 | 10 | $365,000 | 1 | 0 | 1 | 1.2 | seller’s market |
Sell now, or wait?
Sell now if the house is in good shape and you are willing to set the asking price based on this year’s closed sales, not last year’s. In Anderson Mill West, that listing is the one going under contract in a few weeks at close to full price.
Waiting helps only if the home needs repairs that an inspector would flag on a house this age: roof, plumbing, the HVAC system. Fixing those first is where the money comes back, and our Watters Ready-Fund can carry up to $50,000 of that work until closing. Waiting for last year’s price per foot is the part that does not pay; the listings that tried it are the ones carrying cuts now. Timing for Cedar Park as a whole is on Should you sell your Cedar Park home now, or hold out for more?
Your situation
If you own in Anderson Mill West, the homes priced to the market are selling close to asking, and most of the ones that are not have already cut. Where your house lands depends on its condition against the other homes of the same era and how its price per foot compares.
We look at your address and walk the home before we talk about a number.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
In Anderson Mill West the homes that sold went close to asking, and almost every home still listed has cut; the neighborhood numbers can’t tell you which group yours would join. Request my complimentary Home Competitor Analysis for your address. You get:
- The Anderson Mill West homes for sale a buyer would compare with yours
- Which repairs a buyer of a home this age is likely to look for
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Cedar Park arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 164 homes sold by Watters International Realty in Cedar Park (Unlock MLS, all time).
What am I seeing in Anderson Mill West?
Chris Watters’s prior position, stated September 27, 2026; not confirmed for this page. I do not forecast prices; the figures on this page are one period’s measurements.
After price reductions, homes sell close to the reduced price; sellers lose the money in the time spent at the first price.
Anderson Mill West shows both halves of that at once. The homes that sold in the last three months got close to their first price, and nearly every home still listed has cut. My reading is that the difference is the first price, set against this year’s sales or last year’s.
About Watters International Realty in Cedar Park
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. 164 homes sold by Watters International Realty in Cedar Park (Unlock MLS, all time).
Questions Cedar Park sellers ask about selling in Anderson Mill West
How long do Anderson Mill West homes take to sell?
Over the last three months the typical home went under contract in 24 days.
Is Anderson Mill West a seller’s market?
Over the last three months, yes, for the neighborhood as a whole: homes sold for 97.2% of original asking. Your own price range and the condition of your home can put you in a different market.
Did Anderson Mill West home values go up this year?
The typical sale price rose because bigger homes sold, but price per square foot fell from $235 to $221 on the twelve-month figures.
See the homes you’d be competing against
You get the Anderson Mill West homes your buyer would weigh against yours 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 Cedar Park sellers
- Cedar Park, TX real estate market report: what homeowners need to know before selling
- 78613 housing market report: the numbers behind the Cedar Park market
- Should you sell your Cedar Park home now, or wait?
- What is your Cedar Park home competing against right now?
- Why aren’t homes selling in Cedar Park?
- What is your Cedar Park home worth right now?
- Selling in Buttercup Creek, Cedar Park? What buyers pay for older houses
- What is really moving Forest Oaks home prices in Cedar Park this year?
- Why do some Ranch at Brushy Creek listings in Cedar Park fail to sell?
- How long does a Cedar Park Towncenter home take to sell, and why?
- What are Crossing at Carriage Hills homes in Cedar Park selling for this year?
- Why are Twin Creeks Country Club homes in Cedar Park selling for less per foot?
- Is a Carriage Hills home in Cedar Park worth more per foot than last year?
- The Austin seller hub
