Selling in Buttercup Creek, Cedar Park? What buyers pay for older houses
Quick answer
Buttercup Creek is a balanced market right now, and the homes that sell go fast. Over the last three months 20 homes sold, at 96.2% of their original asking price, and the typical one went under contract in 22 days. Prices per square foot are lower than a year ago, so the first price has to come from this year’s sales.
What we analyzed
- 20 homes sold in Buttercup Creek in the 90 days ending October 6, 2026, 90 in the twelve months ending the same day
- 19 Buttercup Creek homes for sale as of October 7, 2026, 10 of them below their original asking price
- 2.5 months of inventory in Buttercup Creek on the twelve-month pace, against 2.9 for Cedar Park as a whole
Sources: Unlock MLS, pulled October 7, 2026. Buttercup Creek 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 Buttercup Creek: 13.
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 are homes selling in Buttercup Creek right now?
Steadily, at a price close to what sellers first asked. Homes in Buttercup Creek sold for 96.2% of their original asking price over the last three months, which makes the neighborhood a balanced market as a whole: neither the buyer nor the seller holds the upper hand. That reading covers every sale in the neighborhood, and your own price point can put you in a tighter or looser market than that.
Prices are still moving down. A square foot here sold for $210 over the past twelve months, against $221 in the twelve months before. The typical sale price moved less, because the homes that sold stayed about the same size.
Volume went the other way. More homes are selling this year than last. More buyers are coming out of the woodwork, and prices are still going down. Table 1 sets each period side by side.
Table 1. Buttercup Creek sales in each period, from the MLS subdivision records for Buttercup Creek in Cedar Park. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 19 Buttercup Creek 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 | 20 | $455,000 | $200 | 22 days | 96.2% | 2,346 | 1992 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 23 | $486,950 | $214 | 22 days | 96.6% | 2,318 | 1992 |
| Twelve months ending October 6, 2026 | 90 | $495,300 | $210 | 39 days | 95.5% | 2,404 | 1994 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 78 | $501,700 | $221 | 27 days | 96.6% | 2,370 | 1997 |
What is a Buttercup Creek house compared against?
Other Buttercup Creek houses of the same age. Not one of the homes that sold here in the last twelve months was new construction, and no builder has a home for sale in the neighborhood today. The typical home that sold was built in the early 1990s, so a buyer touring yours is weighing it against a house with the same floor plan era and the same kind of updates, or lack of them.
That makes condition the deciding line. When two homes of the same age and size sit a few streets apart, the one with the newer roof, systems and kitchen is the one that sells near asking. Size-adjusted, the comparison is price per square foot: the last three months closed at $200 a foot, and a home priced well above that needs the updates to show for it.
Buyers also look past the neighborhood. Across Cedar Park, the typical home that sold over the same three months closed at $465,615, so a Buttercup Creek home near $455,000 is competing with newer houses elsewhere in town at a similar price. How those homes stack up is on Which homes will buyers compare to yours in Cedar Park?
Which price ranges are moving in Buttercup Creek?
It depends on the range, and the three busiest ranges tell three different stories over the past twelve months. Homes between $500,000 and $549,999 sold close enough to asking to read as a seller’s market, while the range just below it read as a buyer’s market. Table 2 shows each range with its homes for sale and how many have cut their price.
Table 2. Buttercup Creek 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 |
|---|---|---|---|---|---|---|---|
| $450,000 to $499,999 | 15 | $450,000 | 4 | 0 | 3 | 3.2 | buyer’s market |
| $500,000 to $549,999 | 15 | $520,000 | 3 | 0 | 2 | 2.4 | seller’s market |
| $550,000 to $599,999 | 17 | $550,500 | 2 | 0 | 1 | 1.4 | balanced |
Each reading is for that whole range across the neighborhood, and the house on your street can sit higher or lower inside it.
Sell now, or wait?
Sell now if your home is in good repair and you are ready to set the asking price based on this year’s closed sales, not last year’s. Homes that are priced that way are going under contract in about three weeks, and the twelve-month count of sales is up.
Waiting makes sense if the house needs work a buyer will see on the first walkthrough. In a neighborhood where every home is a resale of roughly the same age, a worn roof or original windows show up beside a neighbor’s finished house. Fix the inspection items first; our Watters Ready-Fund can cover up to $50,000 of repairs, staging and moving, repaid at closing.
What waiting will not do is bring back last year’s price per foot. Ten of the 19 homes for sale have already cut their price, and a listing that starts above the neighborhood’s recent sales usually follows them.
Your situation
If you own in Buttercup Creek, the buyer who walks through your house this month has probably seen two or three others in the neighborhood built the same decade. What moves the price is how yours compares with those on condition and on price per foot.
That comes down to your street, your floor plan and what you have updated since the house was built, which is why we look at your address before anyone talks about price.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
In Buttercup Creek your buyer is comparing your house with others of the same age, and the neighborhood numbers can’t say how yours stacks up. Request my complimentary Home Competitor Analysis for your address. You get:
- The Buttercup Creek homes for sale a buyer would likely tour alongside yours
- Which updates those homes have that yours does or does not
- 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 Buttercup Creek?
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.
In Buttercup Creek, about half of the homes for sale today have already cut their price. My reading is that most of those started from last year’s numbers. The sellers who priced from this year’s sales are the ones going under contract in the first few weeks, and the coming-soon stage puts a new listing in front of 4,000 cash buyers in my black book, not counting buyers using traditional financing.
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 Buttercup Creek
How long does it take to sell a home in Buttercup Creek?
Over the last three months the typical home went under contract in 22 days. Across the full twelve months it took longer, at 39 days, because homes listed in the slower months took more time.
Are Buttercup Creek home prices going down?
Per square foot, yes. Homes sold for $210 a foot over the past twelve months, against $221 in the twelve months before.
Are there new builds in Buttercup Creek?
No. None of the homes that sold here in the last twelve months was new construction, and no builder has a home for sale in the neighborhood today.
See the homes you’d be competing against
You get the Buttercup Creek homes a buyer would compare with 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?
- What is really moving Forest Oaks home prices in Cedar Park this year?
- Are Anderson Mill West homes in Cedar Park still selling close to asking?
- 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
