Lakeway reads as a buyer’s market for the three months ending October 15, 2026, with homes closing at 93.8% of original asking, and as balanced over the twelve months ending the same day, at 94.2%. Each reading is for the town overall, and a price point changes which market a home is in. In my read, a Lakeway seller is pricing against many listings that have already come down from their first price.
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
18 Lakeway 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.
Every number on this page comes from Unlock MLS and is dated in the box at the top of the page.
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.
Lakeway carries 5.5 months of inventory against 6.0 for the Austin metro. Months of inventory means how long it would take to sell every home for sale if no new ones came on. The table below sets Lakeway beside the metro for the same periods.
Table 1. Lakeway 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 “Failed to sell” means the listing expired or was withdrawn without selling.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 | Lakeway | Austin metro |
|---|---|---|
| Homes sold | 66 | 8,186 |
| Median sale price | $707,475 | $405,000 |
| Median days on market | 58 days | 56 days |
| What homes sold for relative to their initial asking price | 93.8% | 94.3% |
| Price per square foot (median) | $273 | $204 |
| Homes for sale | 122 | 16,289 |
| Months of supply | 5.5 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 45 | 5,425 |
| Share of listings that failed to sell | 40.5% | 39.9% |
| Active under contract | 14 | 1,416 |
| Pending | 6 | 2,034 |
| New listings in the last 90 days | 92 | 12,212 |
| Homes for sale priced below their original asking price | 62 (50.8%) | 58.9% |
Sellers are still conceding on price. More than half of the homes for sale are already below their original asking price, so the buyer’s market reading for the town overall comes from what sellers got, with months of inventory as the supporting number. A price point changes which market a home is in.
Rough Hollow closed the most homes over the twelve months, and the typical home there was built in 2025, which makes it a newer community in a town of older sections such as Lakeway Sec 26.
Three months is too short a time for any Lakeway price range to carry a reading of its own, so I read every range on the twelve months and name that basis wherever a range appears. Some ranges read balanced like the town’s twelve months, and others read as a buyer’s market. Which is which, and what it means for timing, is on Not sure when to list in Lakeway? How to read your price range before deciding
Lakeway prices per square foot are a little lower than a year ago: $279 over the latest twelve months, against $282 over the twelve months before.
The median sale price is lower by more, $707,500 over the latest twelve months against $752,045 over the twelve months before. What a seller should take from that is on What is your Lakeway home worth when few homes close at their first asking price?
Sales volume held up over the full year, with 288 closings over the latest twelve months against 275 over the twelve months before.
Fewer homes closed in the latest three months than in the same three months last year, 66 against 75.
Builders list a small share of the homes for sale in Lakeway, and the MLS shows 7 builder names. For most sellers the competition is other resales.
New builds were 7.6% of the closings over the last three months and 12.2% over the last twelve. Which builders are listing, and what else is for sale beside a resale, is on Is the home your Lakeway buyer tours next a builder’s or a resale?
The first is pricing to last year’s number. A seller anchored to last year’s median is pricing against a figure the latest twelve months did not reach.
The second is the listing a few doors down that has already conceded. With more than half of the homes for sale already below their first price, a new listing is judged against sellers who have come down once.
The third is the spread in how fast homes sell. The typical home reached a contract at about the metro’s pace, and that typical hides some sales that took under a month and others that took over three. Why a listing stalls is on How can a Lakeway listing land with the quick sales instead of the slow ones?
Start with the question that is bothering you most. If it is timing, read Not sure when to list in Lakeway? How to read your price range before deciding If it is what a buyer sees after your house, read Is the home your Lakeway buyer tours next a builder’s or a resale? If it is the number to put on the sign, read What is your Lakeway home worth when few homes close at their first asking price? If a listing is already on the market and not yet under contract, read How can a Lakeway listing land with the quick sales instead of the slow ones?
The town picture is a starting point, and your home decides how well it fits. Run your address to see your part of Lakeway.
Lakeway puts a 2025-built community like Rough Hollow and older sections like Lakeway Sec 26 into one set of town numbers, and your street sits in only one of them. The price you open at, set against the listings that have already come down around it, does most of the work.
So for your house: which listings would a buyer line up beside yours at your price, and which of them has already cut?
If you worry your Lakeway listing would end up among the ones that have to come down, start by seeing what it would be up against. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Lakeway arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 18 homes sold by Watters International Realty in Lakeway (Unlock MLS, all time).
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.
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. 18 homes sold by Watters International Realty in Lakeway (Unlock MLS, all time). Primary records used: Unlock MLS (ACTRIS) listing and closing records via MLS Grid for Residential properties in the MLS city of Lakeway; the Travis Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Lakeway builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Lakeway has no neighborhood pages yet; the MLS does not record why an individual listing failed to sell; and Lakeway shares its ZIP codes with neighboring towns, so this page reports the town by its MLS city and gives no ZIP breakdown.
After you give us your address, you get the nearby competition, the recent Lakeway closings that matter for your home, 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.
