What is really moving Forest Oaks home prices in Cedar Park this year?
Quick answer
Smaller houses, mostly. Over the past twelve months the typical Forest Oaks home that sold was smaller than the year before, while a square foot held near $208. Homes sold at 94.9% of original asking, a balanced market for the neighborhood overall.
What we analyzed
- 9 homes sold in Forest Oaks in the 90 days ending October 6, 2026, 38 in the twelve months ending the same day
- 7 Forest Oaks homes for sale as of October 7, 2026, 5 of them below their original asking price
- 2.2 months of inventory in Forest Oaks on the twelve-month pace, against 2.9 for Cedar Park as a whole
Sources: Unlock MLS, pulled October 7, 2026. Forest Oaks 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 Forest Oaks: 7.
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.
Did Forest Oaks home prices really fall this year?
The typical sale price fell, but most of that drop came from which houses sold. Over the past twelve months the middle Forest Oaks sale was $447,230, against $590,000 the year before. Over the same two years the typical home that sold shrank from 2,741 square feet to 2,190.
A median is the middle sale, so when the middle home gets smaller, the median price drops with it. Measured per square foot, Forest Oaks held almost level: $208 over the past twelve months, against $210 the year before. That is the number to watch if your house hasn’t changed size.
The last three months had only 9 sales, too few to read alone, so this page leans on the twelve-month figures and says so. Table 1 shows every period, with the thin ones marked.
Table 1. Forest Oaks sales in each period, from the MLS subdivision records for Forest Oaks in Cedar Park. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 7 Forest Oaks 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 | 9 (thin) | $505,000 | $207 | 37 days | 93.9% | 2,300 | 2004 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 8 (thin) | $537,500 | $200 | 23 days | 97.4% | 2,576 | 2004 |
| Twelve months ending October 6, 2026 | 38 | $447,230 | $208 | 29 days | 94.9% | 2,190 | 2003 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 35 | $590,000 | $210 | 23 days | 97.3% | 2,741 | 2004 |
Is Forest Oaks a buyer’s market or a seller’s market?
Balanced, on the twelve-month figures, and closer to the buyer’s side than it was. Homes sold for 94.9% of their original asking price over the past twelve months, against 97.3% the year before. That reading is for the neighborhood as a whole; your price point and your house can move you to either side of it.
The homes still listed show the same pressure. Five of the 7 for sale have cut their asking price, and over the past twelve months 14 listings failed to sell, meaning they expired or were withdrawn before a buyer closed. Those are the sellers who started too high and ran out of patience before the price caught up.
What is a Forest Oaks house up against?
Other resales from the same build years. None of the homes that sold here in the past twelve months was a new build, and no builder lists here today. The typical home that sold went up in the early 2000s, so the buyer is comparing finishes, roofs and mechanical systems of roughly the same age.
Price per square foot is the fair way to line yours up. A larger Forest Oaks house shouldn’t be priced off the smaller ones that set this year’s median, and a smaller one shouldn’t borrow last year’s. The one range with enough sales to read on its own sits in the $350,000s, shown in Table 2 with its market reading.
Table 2. Forest Oaks 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 | $363,250 | 1 | 0 | 1 | 1.2 | balanced |
How the rest of Cedar Park’s resales line up against yours is on Which homes will buyers compare to yours in Cedar Park?
Sell now, or wait?
Sell now if your house is ready to show and you will set the asking price based on this year’s closed sales, not last year’s. Buyers here are still paying close to the same price per foot as a year ago, and the typical sale took about four weeks to reach a contract over the past twelve months.
Wait if you are planning to list well above what a square foot sold for this year and are not ready to adjust. In Forest Oaks, that is the listing most likely to join the ones that failed to sell. Why homes in town fail to sell is covered on Why isn’t your Cedar Park home selling when your neighbor’s did?
Your situation
If you own in Forest Oaks, the headline drop in the typical price may not be your drop at all. The question for your house is what a buyer pays per square foot for a home of your size, age and condition on your street right now.
We answer that with your address and a walk through the house, because two Forest Oaks homes with the same square footage can sell far apart.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
In Forest Oaks a smaller mix of sales pulled the typical price down, and that says little about a home your size. Request my complimentary Home Competitor Analysis for your address. You get:
- The Forest Oaks homes for sale closest to yours in size and age
- Which of those have already cut their price, and from where
- 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 Forest Oaks?
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.
Most of the homes for sale in Forest Oaks have already reduced their asking price. My reading is that sellers saw the drop in the typical sale price and either panicked or ignored it, when what held steady was the price per foot. A seller who prices from that number, and from this year’s sales, has a far better shot at the first few weeks than one who chases the market down a cut at a time.
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 Forest Oaks
Why did the typical Forest Oaks sale price drop?
Mostly because smaller homes sold. The typical home that sold over the past twelve months was 2,190 square feet, against 2,741 the year before, while price per square foot barely moved.
How long does it take to sell in Forest Oaks?
Over the past twelve months the typical home went under contract in 29 days. The last three months had too few sales to read on their own.
How many Forest Oaks homes failed to sell this year?
Fourteen listings expired or were withdrawn over the past twelve months, against 38 that sold.
See the homes you’d be competing against
You get the Forest Oaks homes a buyer would line up beside 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
- 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
