How much room do buyers have to negotiate on a home in 78722?
Quick answer
More than the short supply would suggest. Homes in 78722 closed at 93.8% of original asking over the last three months, a buyer’s market for that ZIP overall, even though there are only 3.8 months of supply. Your own price range can land somewhere else.
What we analyzed
- 15 homes sold in ZIP 78722 (Austin city addresses) in the 90 days ending October 20, 2026
- 19 homes for sale in ZIP 78722 as of October 21, 2026, 4 of them builder listings
- 3.8 months of inventory in ZIP 78722, against 5.9 in the Austin metro
- 78722 price ranges, 90 days ending October 20, 2026
- The same 90 days last year and the twelve months on their own rows
Sources: Unlock MLS, pulled October 21, 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
70 East Austin 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 East Austin, TX market report.
Last updated October 21, 2026. Sales data covers the 90 days ending October 20, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 21, 2026.
Why do buyers hold the edge in 78722 when supply is so short?
Because so many sellers here opened high. Of the 19 homes for sale, 12 have already cut, and the sales that closed came in a good way under where they started.
Table 1. ZIP code 78722 compared with East Austin and the Austin metro. Sales are from the 90 days ending October 20, 2026; homes for sale are as of October 21, 2026. The ZIP column covers 78722 homes recorded with an Austin city address. “Failed to sell” means the listing expired or was withdrawn without selling. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Measure | ZIP 78722 | East Austin | Austin metro |
|---|---|---|---|
| Homes sold | 15 | 200 | 8,188 |
| Median sale price | $625,000 | $607,500 | $404,000 |
| Median days on market | 47 days | 49 days | 56 days |
| What homes sold for relative to their initial asking price | 93.8% | 94.0% | 94.3% |
| Price per square foot (median) | $475 | $386 | $204 |
| Homes for sale | 19 | 453 | 16,078 |
| Months of supply | 3.8 | 6.8 | 5.9 |
| Buyer’s or seller’s market | buyer’s market | buyer’s market | balanced |
| Listings that failed to sell | 11 | 239 | 5,445 |
| Share of listings that failed to sell | 42.3% | 54.4% | 39.9% |
| Active under contract | 5 | 45 | 1,422 |
| Pending | 1 | 23 | 2,064 |
| New listings in the last 90 days | 19 | 364 | 12,120 |
| Homes for sale priced below their original asking price | 12 (63.2%) | 253 (55.8%) | 59.1% |
| New builds for sale (builder listings) | 4 of 19 (21.1%) | 82 of 453 (18.1%) | n/a |
The ZIP is small, too. With only 15 sales over the last three months, a handful of price cuts can swing what sellers kept.
Is there a 78722 neighborhood report yet?
Not yet. No subdivision in this ZIP had the sales count a report of its own needs.
No neighborhood in ZIP code 78722 has enough sales on the record for its own page yet.
How did 78722 prices change this year?
The typical sale fell, from $650,000 the year before to $580,000 this past year.
Price per square foot fell far less, $437 this past year against $446 the year before, so part of that lower median came from which homes sold.
Sales dipped a little, to 70 from 77.
Table 3. 78722 sales in each period. Each row stands on its own. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 20, 2026 | 15 | $625,000 | 47 days | 93.8% | $475 |
| Same 90 days, 2025 (July 23, 2025 to October 20, 2025) | 17 | $660,000 | 48 days | 93.9% | $520 |
| Twelve months ending October 20, 2026 | 70 | $580,000 | 43 days | 95.0% | $437 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 77 | $650,000 | 48 days | 93.9% | $446 |
For the area picture, read What should you know before selling your home in East Austin?
Can the 78722 price ranges tell you much?
Only a little, because each range holds just a few sales. Read your range for direction and lean on the walkthrough for anything firmer.
No single price range in 78722 closed ten or more homes in the last 90 days, so the price-range table is left out; the ZIP-wide figures above are the reliable read.
How does 78722 differ from the rest of East Austin?
It is the priciest of the four per square foot and the smallest by a long way.
Table 5. The other East Austin ZIP codes, 90 days ending October 20, 2026. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| ZIP 78722 | 15 | $625,000 | 47 days | 93.8% | 19 | 3.8 | buyer’s market |
| ZIP 78702 | 76 | $651,500 | 54 days | 93.2% | 212 | 8.4 | buyer’s market |
| ZIP 78721 | 25 | $570,000 | 58 days | 93.4% | 77 | 9.2 | buyer’s market |
| ZIP 78723 | 84 | $587,500 | 41 days | 95.9% | 145 | 5.2 | balanced |
Are the 78722 numbers a fair read on your home?
For the ZIP, yes, and with so few sales your house can easily run apart from them. Run your address for the listings a buyer would set beside yours.
- Closer fit for an older house near several similar resales.
- Looser fit for one of the few new builds in the ZIP.
- Looser fit if your home is move-in ready and opens at a price built from this year’s sales.
- Looser fit above $1M, where many sales never reach the public record.
Timing is on Should you sell your East Austin home this fall or wait?, your competition on Which homes is your East Austin buyer touring besides yours?, unsold listings on Why aren’t more homes selling in East Austin, and what helps?, and value on What is your East Austin home worth when a new build is nearby?
Your situation
With so few listings in 78722, the two or three homes nearest yours set the tone for a buyer. Your address shows which ones they are.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you own in 78722, the handful of listings around you matter more than any ZIP figure, and they are easy to pull. Request my complimentary Home Competitor Analysis for your address. You get:
- The 78722 listings a buyer would tour with yours
- How sales near you closed against original asking
- What we look at when we walk through your home
No obligation. The report for your part of East Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 70 homes sold by Watters International Realty in East Austin (Unlock MLS, all time).
Why don’t I read 78722 on supply alone?
Chris’s position, approved September 9, 2026.
Months of supply is the number I watch. It means: if no more homes came on the market, how long would it take to sell everything listed at the pace homes are selling now.
In 78722 it is just 3.8 months, the shortest in East Austin, and yet 63.2% of the homes for sale have cut. When supply and what sellers actually got disagree, I go with what sellers got.
About Watters International Realty in East Austin
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 21, 2026. 70 homes sold by Watters International Realty in East Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the 78722 listings a buyer would weigh against yours, how nearby sales closed, and a walkthrough before we talk price.
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 East Austin sellers
- What should you know before selling your home in East Austin?
- Do buyers or sellers have the upper hand in 78702 right now?
- Is 78721 a buyer’s market or a seller’s market for your home?
- How is 78723 treating sellers in Mueller and Windsor Park?
- Should you sell your East Austin home this fall or wait?
- Which homes is your East Austin buyer touring besides yours?
- Why aren’t more homes selling in East Austin, and what helps?
- What is your East Austin home worth when a new build is nearby?
- The Austin seller hub
