In the three months ending October 15, 2026, homes in Highland Lake Estates in Lago Vista closed at 97.7% of original asking and went under contract in a median 35 days. Homes here sold fast even with a full shelf. In my read the shelf shows up as price cuts, since nearly half the homes for sale have come down from their original asking price, 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. That includes 29 in Highland Lake Estates.
Every number on this page covers Highland Lake Estates only. What the Lago Vista market as a whole means for a seller 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.
The typical Highland Lake Estates home took 35 days to go under contract in the last three months, against 71 days in the same three months last year.
Homes also closed nearer their first price, at 97.7% of original asking against 91.8% a year earlier.
Fewer homes sold, 14 against 20 in the same three months last year, so the faster pace came with a smaller number of closings.
The speed was spread across the sales and was not carried by one or two quick ones. The largest group went under contract inside a month, and only one took more than three months.
Table 1. How long the 14 homes that sold in Highland Lake Estates took to go under contract, cumulative days on market to contract, 90 days ending October 15, 2026. Source: Unlock MLS.
| Days on market | Homes sold |
|---|---|
| 30 days or less | 6 |
| 31 to 60 days | 5 |
| 61 to 90 days | 2 |
| More than 90 days | 1 |
How to tell a slow listing’s price problem from a market problem is on How to tell a price problem from a market problem on a Lago Vista listing.
Price per square foot is the first measure I check. Over the past twelve months a square foot sold for a median $210, against $213 in the twelve months before.
In the last three months it was $210 against $200 in the same three months last year.
The twelve-month median sale price was $390,000 against $395,000 the year before. Over twelve months more homes closed, 88 against 75.
Table 2. Highland Lake Estates 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 | 14 | $368,000 | 35 days | 97.7% | $210 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 20 | $371,535 | 71 days | 91.8% | $200 |
| Twelve months ending October 15, 2026 | 88 | $390,000 | 56 days | 96.0% | $210 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 75 | $395,000 | 72 days | 94.3% | $213 |
The two periods point in different directions, so I give the twelve-month figure more weight because far more sales stand behind it, and I treat the last three months as a firmer quarter and not as a new level.
At 97.7% of original asking over the last three months, Highland Lake Estates reads as a seller’s market for the subdivision overall, on 14 closings, a small sample. The twelve-month reading is balanced at 96.0%, and a price point changes which market a home is in.
How the town as a whole reads is on Is Lago Vista a buyer’s market or a balanced one for sellers?
The shelf is full: 10.5 months of inventory against 6.0 for the Austin metro, and nearly half of the homes for sale are priced below their original asking price. Where the sale price and the supply disagree, the sale price decides the reading, and the supply shows up in those cuts.
Some buyers have already chosen. Six homes are active under contract and two more are pending.
Builders hold about a fifth of the listings, ten homes, and the MLS shows seven builder names with one listing each. They list in several sections, among them Sec 02, Sec 21 and Sec 28.
Table 3. Builder listings in Highland Lake Estates by builder name on the MLS record, as of October 16, 2026; 10 builder listings of 49 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| B Lawless | 1 | $395,000 to $395,000 | $395,000 |
| Better Way Construction | 1 | $750,000 to $750,000 | $750,000 |
| DH Homes | 1 | $448,770 to $448,770 | $448,770 |
| Mcdonald-Atkinson | 1 | $429,900 to $429,900 | $429,900 |
| Pendora Homes | 1 | $849,000 to $849,000 | $849,000 |
| Pierce Cove | 1 | $310,000 to $310,000 | $310,000 |
| U & Us Homes | 1 | $849,000 to $849,000 | $849,000 |
Where those builders list and what they are asking is on Selling near Tessera or The Hollows? Which homes compete with yours.
No price range reached ten sales in the last three months, so I read the ranges on the twelve-month basis, and each reading is for that range alone.
The $350,000 to $399,999 range had the most sales over twelve months and reads as a seller’s market on that basis.
The $300,000 to $349,999 range reads balanced on the same basis.
So does the $400,000 to $449,999 range.
Ranges above $450,000 carry fewer sales, so a seller there is better served by a read of the nearest sales than by a range figure.
Range by range, the timing question is on Should you sell your Lago Vista home now, or wait?
None of the recent sales was built before 2000, and most were built from 2015 to 2024.
Only one was a new build by the MLS proxy, so the speed above comes almost entirely from resales. Over twelve months new builds made up 14.8% of closings.
Sec 31 closed the most homes over twelve months, and the typical home there was built in 2021.
Table 4. Highland Lake Estates subdivisions by closings in the twelve months ending October 15, 2026, with the median build year of what sold and the count for sale as of October 16, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| Highland Lake Estates Sec 31 | 12 | $363,000 | 2021 | 3 |
| Highland Lake Estates Sec 33 | 6 | $385,000 | 2022 | 1 |
| Highland Lake Estates Sec 34 | 6 | $342,500 | 2019 | 3 |
| Highland Lake Estates | 5 | $380,000 | 2018 | 5 |
| Highland Lake Estates Sec 15 | 5 | $525,000 | 2001 | 1 |
| Highland Lake Estates Sec 09 | 5 | $554,000 | 2020 | 0 |
| Highland Lake Estates Sec 21 | 4 | n/a | n/a | 3 |
| Highland Lake Estates Sec 12 A | 4 | n/a | n/a | 2 |
| Highland Lake Estates Sec 28 | 4 | n/a | n/a | 1 |
| Highland Lake Estates Sec 30 | 4 | n/a | n/a | 0 |
What buyers are paying per square foot across the whole town is on Selling in Lago Vista? What buyers are paying per square foot now.
The three-month reading is the nearer one and the twelve-month reading has more sales behind it, so your price range and section decide which fits. If that is you, the fastest way to know is to run your address.
Sections matter too, because builders list in some of them and the newer sections closed the most homes.
A home in Highland Lake Estates can sit on a full shelf and still sell fast, and which one yours does depends on its section and the price it opens at. A Sec 31 house and a house beside the builder listings in Sec 28 meet different comparisons.
For your house, then: at the price you would open at, is it one of the listings that has come down from its first price, or one of the homes that sold near it?
If you worry your home will join the listings that cut, start by seeing which recent sales sit nearest it. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for Highland Lake Estates 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).
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 nearest recent sales to your home, how fast homes near your price have sold here, 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.
