In the three months ending October 15, 2026, the whole ZIP code closed homes at 93.6% of original asking, a buyer’s market for the ZIP overall. The town of Lago Vista closed at 94.4%, which reads balanced for the town overall. The ZIP also holds Jonestown and Point Venture, and a price point changes which market a home is in.
Sources: Unlock MLS, pulled October 16, 2026.
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
97 Lago Vista 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 Is Lago Vista a buyer's market or a balanced one for sellers?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Table 1 covers the town, meaning the MLS cities of Lago Vista and Volente, and sets it beside the metro measure by measure. It is not the whole ZIP; that comes next. The chart below it shows months of inventory for the town, the ZIP and the metro.
Table 1. Lago Vista compared with the Austin metro. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. “Failed to sell” means the listing expired or was withdrawn without selling. Source: Unlock MLS.
| Measure | Lago Vista | Austin metro |
|---|---|---|
| Homes sold | 61 | 8,186 |
| Median sale price | $405,000 | $405,000 |
| Median days on market | 75 days | 56 days |
| What homes sold for relative to their initial asking price | 94.4% | 94.3% |
| Price per square foot (median) | $219 | $204 |
| Homes for sale | 213 | 16,289 |
| Months of supply | 10.5 | 6.0 |
| Buyer’s or seller’s market | balanced | balanced |
| Listings that failed to sell | 81 | 5,425 |
| Share of listings that failed to sell | 57.0% | 39.9% |
| Active under contract | 21 | 1,416 |
| Pending | 13 | 2,034 |
| New listings in the last 90 days | 121 | 12,212 |
| Homes for sale priced below their original asking price | 130 (61.0%) | 58.9% |
Sales, the homes under contract and pending, and months of inventory bear on whether to list now, a question worked through in Should you sell your Lago Vista home now, or wait?
For the median sale price, price per square foot and the share of original asking buyers paid, see Selling in Lago Vista? What buyers are paying per square foot now.
Speed, and the listings that failed to sell, are the subject of How to tell a price problem from a market problem on a Lago Vista listing.
Homes for sale, price cuts and new listings make up the competition covered by Selling near Tessera or The Hollows? Which homes compete with yours. The town’s whole story is told in Is Lago Vista a buyer’s market or a balanced one for sellers?
The ZIP is the larger and looser footprint. 78645 includes Jonestown and Point Venture, so Table 2 counts more homes for sale than the town does. It reads as a buyer’s market for the ZIP overall, and a price point changes which market a home is in.
Table 2. Lago Vista by ZIP code, covering the whole ZIP, 90 days ending October 15, 2026. Your price range can put you in a different market than the ZIP as a whole. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market | Homes that cut their price | New builds for sale |
|---|---|---|---|---|---|---|---|---|---|
| 78645 | 91 | $405,000 | 83 days | 93.6% | 306 | 10.1 | buyer’s market | 179 (58.5%) | 49 of 306 |
Builders hold 16.0% of the homes for sale in the ZIP, against 15.5% in the town. The names and the communities are on Selling near Tessera or The Hollows? Which homes compete with yours.
The answer is yes for the typical home on the twelve-month figures: the median sale price was $432,000 in the twelve months before and $420,000 over the past twelve months. Table 3 gives the four periods their own rows, and the twelve-month rows rest on far more sales.
Table 3. Lago Vista sales in each period. Each row stands on its own. 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 15, 2026 | 61 | $405,000 | 75 days | 94.4% | $219 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 88 | $412,500 | 94 days | 88.8% | $214 |
| Twelve months ending October 15, 2026 | 326 | $420,000 | 86 days | 93.8% | $210 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 301 | $432,000 | 90 days | 93.2% | $219 |
The ZIP’s own twelve-month reading is a buyer’s market at 8.2 months of inventory, which is a reading for the ZIP overall, and a price point changes which market a home is in. The wider story is on Is Lago Vista a buyer’s market or a balanced one for sellers?
Table 4 sets Lago Vista beside Jonestown and Point Venture, the two other towns in the ZIP, and beside Leander, Lakeway and Spicewood. Only Point Venture carries more months of inventory than Lago Vista, and its few recent sales make that reading thin. Leander and Lakeway have the same months of inventory and read differently, Leander balanced and Lakeway a buyer’s market, because the reading comes from what buyers paid against original asking. Each reading is for that town overall, and a price point changes which market a home is in.
Table 4. Nearby towns, 90 days ending October 15, 2026. Source: Unlock MLS.
| Town | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| Lago Vista | 61 | $405,000 | 75 days | 94.4% | 213 | 10.5 | balanced |
| Jonestown | 25 | $407,500 | 87 days | 92.5% | 73 | 8.8 | buyer’s market |
| Point Venture | 7 | $339,915 | 236 days | 82.6% | 32 | 13.7 | buyer’s market |
| Leander | 338 | $461,595 | 50 days | 94.8% | 615 | 5.5 | balanced |
| Lakeway | 66 | $707,475 | 58 days | 93.8% | 122 | 5.5 | buyer’s market |
| Spicewood | 73 | $635,000 | 104 days | 90.2% | 224 | 9.2 | buyer’s market |
Table 5 sorts the town by price. Each range is read by what homes in it closed at against their original asking price, and the reading belongs to that range alone. A range needs at least 10 sales in the last 90 days to appear, and in Lago Vista only one does.
Table 5. Lago Vista homes by price range. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 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%. Each reading is for that price range only; a different price point changes which market a home is in. Only price ranges with at least 10 sales in the last 90 days 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 | $382,500 | 19 | 1 | 11 | 5.7 | seller’s market |
On the twelve-month basis the $300,000 to $349,999 range reads balanced for that range.
The $350,000 to $399,999 range reads as a seller’s market for that range, and the $400,000 to $449,999 range as a buyer’s market for that range.
Choosing between listing now and waiting, range by range, is worked through on Should you sell your Lago Vista home now, or wait?
Each time the pages are refreshed, these tables are rebuilt from a fresh MLS pull, and its date is in the last-updated line above them.
Everything above describes a town and a ZIP, and your home is a single sale inside them. Run your address and we pull the rows closest to your house.
A scoreboard tells you how a town and a ZIP are doing in total, and it cannot tell you which listings a buyer would see after yours.
For your home, then: which of these rows is the one your price and your street belong in?
If you cannot tell which of these rows is yours, start with the homes a buyer would weigh against your house. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Lago Vista arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 97 homes sold by Watters International Realty in Lago Vista (Unlock MLS, all time).
Chris’s position, WIR positions library, 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 Lago Vista that figure is 10.5 months, against 6.0 for the Austin metro. Read it beside what buyers paid against the first asking price, because that is what decides which market you are in.
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 16, 2026. 97 homes sold by Watters International Realty in Lago Vista (Unlock MLS, all time).
You get the competing listings near you, how your part of Lago Vista compares with the town and the ZIP, 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.
