How is 78723 treating sellers in Mueller and Windsor Park?
Quick answer
Better than the rest of East Austin. Homes in 78723 closed at 95.9% of original asking over the last three months, a balanced market for that ZIP overall, so neither buyers nor sellers hold the upper hand. Mueller, Windsor Park and University Hills each run their own way, and so can your price range.
What we analyzed
- 84 homes sold in ZIP 78723 (Austin city addresses) in the 90 days ending October 20, 2026
- 145 homes for sale in ZIP 78723 as of October 21, 2026, 19 of them builder listings
- 5.2 months of inventory in ZIP 78723, against 5.9 in the Austin metro
- 78723 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.
How does 78723 compare with East Austin and the metro?
It beats both. Sellers in 78723 kept 95.9% of original asking, against 94.3% across the metro.
Table 1. ZIP code 78723 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 78723 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 78723 | East Austin | Austin metro |
|---|---|---|---|
| Homes sold | 84 | 200 | 8,188 |
| Median sale price | $587,500 | $607,500 | $404,000 |
| Median days on market | 41 days | 49 days | 56 days |
| What homes sold for relative to their initial asking price | 95.9% | 94.0% | 94.3% |
| Price per square foot (median) | $350 | $386 | $204 |
| Homes for sale | 145 | 453 | 16,078 |
| Months of supply | 5.2 | 6.8 | 5.9 |
| Buyer’s or seller’s market | balanced | buyer’s market | balanced |
| Listings that failed to sell | 73 | 239 | 5,445 |
| Share of listings that failed to sell | 46.5% | 54.4% | 39.9% |
| Active under contract | 17 | 45 | 1,422 |
| Pending | 9 | 23 | 2,064 |
| New listings in the last 90 days | 136 | 364 | 12,120 |
| Homes for sale priced below their original asking price | 85 (58.6%) | 253 (55.8%) | 59.1% |
| New builds for sale (builder listings) | 19 of 145 (13.1%) | 82 of 453 (18.1%) | n/a |
Most people call this East Austin, and owners here will tell you they live in Mueller or Windsor Park. The ZIP also turns over the most homes in the area after 78702.
Which 78723 neighborhoods have their own report?
Three of them. Mueller is on What are Mueller homes really selling for this year?, Windsor Park on What are Windsor Park buyers paying for an older home today?, and University Hills on How hard are buyers negotiating on University Hills homes?
Table 2. Neighborhoods in ZIP code 78723 with their own page, by sales in the twelve months ending October 20, 2026. Source: Unlock MLS.
| Neighborhood | Sold, twelve months | Median sale price | Market report |
|---|---|---|---|
| Mueller | 107 | $860,000 | Mueller market report |
| Windsor Park | 40 | $518,350 | Windsor Park market report |
| University Hills | 36 | $500,000 | University Hills market report |
Are 78723 prices up or down from a year ago?
Mixed. The typical sale slipped to $557,500 this past year from $583,500 the year before.
Per square foot, though, buyers paid $355 this past year against $352 the year before, so the lower median reflects which homes sold more than any drop in value.
More homes changed hands, 394 against 363.
Table 3. 78723 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 | 84 | $587,500 | 41 days | 95.9% | $350 |
| Same 90 days, 2025 (July 23, 2025 to October 20, 2025) | 78 | $627,000 | 43 days | 96.4% | $395 |
| Twelve months ending October 20, 2026 | 394 | $557,500 | 38 days | 95.8% | $355 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 363 | $583,500 | 43 days | 95.7% | $352 |
The area as a whole is on What should you know before selling your home in East Austin?
Where is your 78723 price range in the table?
Find the price your home would start at, because the ranges here swing from one reading to the next.
Table 4. 78723 homes by price range. Sales are from the 90 days ending October 20, 2026; homes for sale are as of October 21, 2026. A range is a seller’s market when homes sell 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 last 90 days are shown. Figures describe the public (MLS) side only; ranges at $1M and above trade largely on a broker-to-broker private network, so days on market and failed-to-sell figures are not shown for them. Source: Unlock MLS.
| Price range | Sold | Median sale price | Median days on market | Share of listings that failed to sell | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|---|---|
| $500,000 to $549,999 | 10 | $498,500 | 40 days | 50.0% | 16 | 0 | 10 | 4.8 | seller’s market |
| $700,000 to $799,999 | 13 | $700,000 | 52 days | 35.0% | 15 | 4 | 13 | 3.5 | balanced |
Homes that started between $500,000 and $549,999 sold for 97.6% of original asking, a seller’s market for that range over the last three months.
How does 78723 line up with the other East Austin ZIP codes?
It has the quickest typical sale of the four and the strongest result against asking.
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 78723 | 84 | $587,500 | 41 days | 95.9% | 145 | 5.2 | balanced |
| 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 78722 | 15 | $625,000 | 47 days | 93.8% | 19 | 3.8 | buyer’s market |
Does the 78723 picture match your home?
It matches the ZIP, and Mueller, Windsor Park and the older streets around them all sell differently. Run your address to see the homes a buyer would compare with yours.
- Closer fit for a resale priced near the middle of the ZIP.
- Looser fit for a Mueller home, where buyers paid closer to full asking.
- Looser fit above $1M, where part of the market trades privately.
- Looser fit for a home that is move-in ready and priced off this year’s sales.
If you are deciding when to list, read Should you sell your East Austin home this fall or wait? For the homes a Mueller or Windsor Park buyer also tours, see Which homes is your East Austin buyer touring besides yours? The listings that stall are covered in Why aren’t more homes selling in East Austin, and what helps?, and value next to new construction in What is your East Austin home worth when a new build is nearby?
Your situation
78723 holds a planned community and several older subdivisions under one ZIP, and a buyer treats them very differently. Your address tells you which market your home is really in.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you own in 78723 and want to see whether a buyer would put your home beside a Mueller listing or an older house nearby, start with your street. Request my complimentary Home Competitor Analysis for your address. You get:
- The 78723 homes for sale a buyer would likely tour with yours
- How sales in your part of 78723 compare with the ZIP as a whole
- How the walkthrough works and what we look at in 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).
What does months of supply say about 78723?
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 78723 it sits at 5.2 months at the recent pace, and 58.6% of the homes for sale have still cut, so a good result here goes to the sellers who price it right from the start.
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 78723 listings a buyer would weigh against yours, how your part of the ZIP compares, 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 much room do buyers have to negotiate on a home in 78722?
- 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
