Most of the homes for sale in Oaks at San Gabriel have cut because they started above what buyers here have been paying. The median asking price today is $512,492. Homes that sold in the last 90 days closed at a median of $470,000. If I were pricing your home this month, I would set the first price from those recent closings and the homes most like yours among them, because a price set from the other signs on the street is the one most likely to need a cut.
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
4 Oaks at San Gabriel homeowners have trusted my real estate team to sell their home in the MLS, and that count does not include a single buyer my team has represented. Everything on this page comes from the same MLS record I use to price those homes.
Buyers here pay close to the first price when it sits near recent sales. Over the last 90 days, homes in Oaks at San Gabriel sold for 96.6% of their original asking price, which makes this a balanced market. That reading covers the neighborhood as a whole, and where your own home lands depends on how it stacks up against the specific homes that sold near it.
The full-year share rose from 91.8% in the prior twelve months to 93.5% in the last twelve months, which means owners here are keeping more of their first price than a year ago. The most recent stretch ran mostly through summer and came in higher than either twelve-month figure, and I weigh the full year more heavily when I set a price for that reason.
By the foot, prices here are lower than a year ago. Price per square foot fell from $196 in the prior twelve months to $186 in the last twelve months, which means you are pricing against lower recent sales than an owner who listed last year.
Part of that drop comes from which homes sold. The median home sold in the last twelve months had 2,701 square feet against 2,648 the year before, and a larger home spreads the fixed cost of its lot over more space, which pulls its price per foot down. The size change is small, and I would not read the whole drop as size.
Over the last twelve months, the median home here took 72 cumulative days to contract, down from 99 days to contract in the prior twelve months. That means the typical seller here is reaching a contract sooner than a year ago. I count from the first listing date, so a home that was pulled and relisted does not get a fresh clock in my numbers.
The homes for sale now tell a different story. When I pull them, 10 of the 14 already sit below their original asking price, and those are the homes that started from the other listings instead of from what buyers had paid.
They do, on a small share of the listings: builders have 3 of the 14 homes for sale here right now.
DRB Homes has 2 of those and Brohn Homes has 1, and a buyer can tour one of theirs the same afternoon as yours.
Brand-new homes made up 16 of the 49 sales in the last twelve months, which means most buyers here still chose a resale. Your home is weighed against a builder’s home some of the time and against your neighbors’ homes more often. I price a resale here from the resales that closed first, then I look at the builder homes for sale to see what a buyer will hold yours up against on size and finish.
Supply is tighter here. At the pace of the last twelve months there are 3.4 months of homes for sale in Oaks at San Gabriel, against 4.7 months for Georgetown as a whole, which means a buyer here has fewer homes to choose from relative to how fast they sell.
By the foot, homes here sell for less than the town does, at $186 here against $203 for Georgetown over the same twelve months. The homes here also run larger than the Georgetown median, and I would not judge your home against a town average by the foot for that reason. On price against original asking over the full year, buyers here and across Georgetown paid close to the same share.
My team has sold 4 homes in Oaks at San Gabriel, and with those sales and the closings above in front of me, my reading is that I would sell now if your home is ready to show and you are willing to start near what buyers have paid in the last 90 days.
I would wait if the price you need depends on matching the asking prices on the other signs here. Most of those owners have already come down, and I see nothing in this neighborhood’s sales that supports starting where they started.
My Home Competitor Analysis lines your home up against the homes a buyer would tour alongside it in Oaks at San Gabriel, resales and builder homes both. Here is what you get:
No obligation. The report for Oaks at San Gabriel comes first. Then I walk the home with you before we talk about price.
If your home is already listed and has not had an offer, you are in the same spot as most of your neighbors with a sign in the yard. I would reset your price from the homes that closed in the last 90 days, since the other asking prices are the ones being cut.
If your home was built in the last few years and looks a lot like what DRB Homes or Brohn Homes are selling, your buyer may tour a builder home the same day. I would list yours move-in ready and make sure the photos and listing show the finished details a buyer would otherwise still be waiting on with a new home.
If you have no fixed date to move, you have time to watch what happens to the listings priced above recent sales. I would see whether they cut again or sell before you list, since those are the homes your buyer would see next to yours.
The Home Competitor Analysis shows the homes you would have to beat, what they are asking, how long they have been on the market, which have cut their price, and how your home may compare.
Sources: Unlock MLS (ACTRIS) via MLS Grid, my analysis, pulled October 15, 2026. The neighborhood is the MLS subdivision name, combined across 13 recorded spellings and section names. Homes are counted by closing date. Prices as a share of original asking use each home’s original list price.
Last updated October 15, 2026. Closings: twelve months ending October 15, 2026 and the 90 days ending October 15, 2026. Homes for sale: as of October 15, 2026.
