Kyle held 4.9 months of inventory for the 90 days ending September 20, 2026, a seller’s market label under WIR’s rule, against 5.6 months across the Austin metro. On September 21, 2026, 371 of the 598 Kyle homes for sale were already priced below what they first asked. That label belongs to the town overall and a price point changes which market a home is in, so the pace and the pricing have to be read together.
Kyle’s 4.9 months of inventory for the 90 days ending September 20, 2026 runs tighter than the Austin metro’s 5.6 months, and the 369 homes that sold went under contract in a median 57 days at 94.7% of their original asking price. The label covers the town overall and a price point changes which market a homeowner is in: the $250,000 to $299,999 band ran 4.0 months with a seller’s market label over those same 90 days, while the $450,000 to $499,999 band ran 6.6 months with a buyer’s market label. What settles your own answer is the price the house would list at, whether one of the 278 builder listings sits near that price, and how the house shows on the day it goes live.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 21, 2026; NAHB August 2026 builder survey; Unlock MLS July 2026 Central Texas report; WIR New Construction Inventory sheet, Kyle rows, read September 18, 2026.
Every figure on this page is tabled on the 78640 housing market report.
Last updated September 21, 2026. Sales data covers the 90 days ending September 20, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of September 21, 2026.
They say the town clears at a seller’s pace on prices already marked down once. Kyle closed 369 sales in the 90 days ending September 20, 2026 at a median $307,000, and the 598 homes for sale on September 21 come to 4.9 months of inventory: if nothing new came on the market, how long it would take to sell everything listed at the pace homes are selling now. The Austin metro read 5.6 months and a balanced label for the metro taken whole, and a label of this kind covers a geography overall, since a price point changes which market a home is in.
Pricing is a separate measure and it runs the other way. 371 of the 598 listings, 62.0%, stood below their original asking price on September 21, 2026, against 57.3% across the Austin metro, and the 369 closings landed at 94.7% of original asking, meaning the sale price as a share of the first price the seller asked.
Scale, and a heavier builder count. Read as the whole ZIP with city lines ignored, 78640 closed 414 homes in the 90 days ending September 20, 2026 at a median $294,795, in a median 56 days at 94.3% of original asking. Its 654 listings on September 21 come to 4.7 months under a seller’s market label belonging to that ZIP overall, which a homeowner’s own price point can still change, and 328 of them are builder listings against 264 new builds among the 414 closings.
Inside that one ZIP the communities pull far apart. Over the twelve months ending September 20, 2026, Waterstone closed 123 homes at a median $289,990 with 54 for sale, Pradera 110 at $231,820, 6 Creeks 87 at $489,990, and Crosswinds 81 at $359,999 with 26 for sale.
With both, in close to equal measure. 278 of the 598 listings on September 21, 2026, 46.5%, sit under 22 builder names, asking a median $340,494 and $181 per square foot, with 175 of them already cut. The 320 resale listings ask a median $315,000. Lennar holds 82 of the builder listings at $179,999 to $395,999, then D.R. Horton 30, Risewell Homes 29 and Perry Homes 19. The closings divide the same way: 220 new builds at a median $330,000 in 69 days at 93.7% of original asking, beside 149 resales at a median $285,900 in 42 days at 96.3%. Which of those a buyer at your price tours the same afternoon as yours is named on what is your Kyle home competing against right now?
Three Kyle communities appear on WIR’s New Construction Inventory sheet, read September 18, 2026: Pulte Homes at 6 Creeks, published $499,000 to $645,878 with at least 4 move-in-ready specs; Highland Homes at 6 Creeks at Waterridge, published $440,000 to $700,000 with at least 15, and D.R. Horton at Marigold, published $198,720 to $258,975.
Down on each comparison the records support. The twelve months ending September 20, 2026 closed at a median $318,690 where the prior twelve months read $332,040, down 4.0%; price per square foot ran $166 against $179, down 7.1%; closings came to 1,394 against 1,569, down 11.2%. On the 90-day basis the median was $307,000 against $324,000 in the same 90 days of 2025, down 5.2%.
Those are two periods measured beside each other, and WIR does not forecast the next one. What a lower town median does to one house standing next to a 2025 build is the question on what is your Kyle home worth next to a brand-new house?
WIR’s read, in the order the figures support it. Opening at last year’s number costs the most, and the 371 cut listings of September 21, 2026 show where that ends, in a town whose twelve-month median was $318,690 against $332,040 over the prior twelve months. Second, the median pace hides a split: the 369 sales ran a median 57 days, with 107 under contract inside 30 days and 129 past 90. Why a listing falls on the slow side is covered on why aren’t homes selling in Kyle?
Third is the age of the house beside what is going up next to it, since 214 of the 369 homes sold were built in 2025 or later and 9 before 2000. Fourth is the band: the $450,000 to $499,999 band closed 15 homes against 33 listings, 25 of them already cut, and ran 6.6 months with a buyer’s market label for that band alone, where the $250,000 to $299,999 band ran 4.0 months and a seller’s market label in the same 90 days, because a price point changes which market a home is in.
With the decision, once you know roughly what the house would list for. The page weighing selling in Kyle now against waiting for a better number puts the label, the pipeline and the cuts in one place; on September 21, 2026 that pipeline held 32 listings active under contract and 123 pending, after 441 new listings arrived in the 90 days ending September 20, 2026.
Selling now rests on the label and the pipeline, and it is a stronger case at some prices than at others. If that is you, the fastest way to know is to run your address.
The case for holding is narrow. At $650,000 and above the 90 days are too thin to read at 6 closings, so the twelve months ending September 20, 2026 carry it: 24 closings and 17.5 months, a buyer’s market label for that band alone, which a price point is what puts a home into. As a bet on a better number later there is nothing under it, since the twelve-month median was $318,690 against $332,040 over the prior twelve months.
Everything above describes a town of 598 listings and one ZIP code. You own a single address at a single price, and 278 of those listings are a builder’s finished house with a sales office behind it. So: at the price your home would list for in Kyle today, what does a 2025 spec in Waterstone or 6 Creeks not have that yours does?
Every figure above belongs to the town, the ZIP or a price band, and whether Kyle’s 4.9 months and its 371 cut listings work for you or against you comes down to your street, your price and the condition of the house. Give us your address and we run the process behind this page against your actual property. You get:
No obligation. The report for your part of Kyle arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 13 homes sold by Watters International Realty in Kyle since August 2024 (Unlock MLS).
Chris Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
In Kyle that gap reads as 371 of the 598 homes for sale on September 21, 2026 already priced under what they first asked, in a town that still held 4.9 months of inventory and a seller’s market label for the 90 days ending September 20, 2026, a label for the town overall that a homeowner’s own price point can change.
Watters International Realty is a Texas real estate brokerage based in Austin, with Chris Watters as broker of record. This page is written from ACTRIS data pulled through MLS Grid and analyzed by WIR on September 21, 2026, and from the WIR New Construction Inventory sheet read September 18, 2026. 13 homes sold by Watters International Realty in Kyle since August 2024 (Unlock MLS), 7 of them in the trailing twelve months, with 3 listed now. What is not on file is stated too: the inventory sheet carries three Kyle communities, so no published range or incentive appears for the other builder names on the MLS; no Kyle subdivision has a page of its own yet; and the bands from $500,000 to $649,999 and above $650,000 closed fewer than 10 homes each in the 90 days, under the publishing floor, so they are read on the twelve months ending September 20, 2026 wherever they appear in this cluster.
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