What should an Allandale seller know before setting a price?
Quick answer
That buyers here have been negotiating harder than the prices suggest. Allandale homes that sold over the last three months closed at 93.5% of their original asking price, a buyer’s market for the neighborhood on the public record, even as price per foot rose. Above a million dollars, part of Allandale trades privately.
Public-record median: $862,150 for Allandale sales recorded in the MLS, twelve months ending October 20, 2026. That figure is the floor of what the MLS recorded, never the value of an Allandale home. The larger sales that would lift it often trade privately and never reach the record.
What we analyzed
- 23 homes sold in Allandale in the 90 days ending October 20, 2026, 96 in the twelve months ending the same day
- 21 Allandale homes for sale as of October 21, 2026, 8 of them below their original asking price
- 2.6 months of inventory in Allandale on the twelve-month pace, against 4.6 for North Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Allandale is the MLS subdivision name, with its recorded spellings counted as one.
Selling above $1M? Part of this market never goes online
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
211 homes sold by Watters International Realty in North Austin in the MLS. That count is every home we listed and closed in North Austin, and it 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.
Homes I’ve sold in Allandale: 1.
How North Austin as a whole is doing is on the North Austin, TX market report, and the town and ZIP code tables are on the 78757 housing market report.
Last updated October 21, 2026. Sales data covers the 90 days ending October 20, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 21, 2026.
Why did the Allandale median climb this past year?
Mostly because bigger houses sold. The typical Allandale home that sold over the past twelve months was larger than the year before, and new builds made up 13 of the 96 recorded sales.
Per foot the change was small, $444 against $438, so the jump in the median says more about which Allandale homes sold than about any one house gaining value. Table 1 lays the periods side by side.
Table 1. Allandale sales in each period, from the MLS subdivision records for Allandale in North Austin. Each row stands on its own. A median is left out when a period has fewer than 5 sales. Figures describe the public (MLS) side only. 21 Allandale homes were for sale as of October 21, 2026. Source: Unlock MLS.
| Period | Sold | Public-record median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| 90 days ending October 20, 2026 | 23 | $830,000 | $493 | 31 days | 93.5% | 1,782 | 1967 |
| Same 90 days a year earlier (July 23, 2025 to October 20, 2025) | 23 | $730,000 | $411 | 23 days | 93.9% | 1,559 | 1964 |
| Twelve months ending October 20, 2026 | 96 | $862,150 | $444 | 34 days | 94.9% | 2,014 | 1964 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 90 | $772,870 | $438 | 23 days | 96.0% | 1,760 | 1965 |
Is Allandale a buyer’s market right now?
On the last three months of the public record, yes, for the neighborhood as a whole. The 23 recorded sales closed just under the line where my rule moves from balanced to buyer’s, so sellers gave up a bit more of their first price than usual.
Over the full year it was balanced, at 94.9% of original asking. Supply is thin, too, at 2.7 months on the recent pace. Only 8 of the 21 homes for sale had cut.
Few listings and a buyer’s market for the neighborhood overall is less odd than it sounds. At these prices buyers are particular, an original 1960s house and a new build on the next street ask very different money, and a home priced past what its condition supports waits for the right buyer or comes down.
Which Allandale price ranges are moving?
The $700,000s did best for sellers over the past twelve months, closing as a seller’s market for that range. The $900,000s were balanced.
Table 2. Allandale homes by price range, twelve months ending October 20, 2026; homes for sale as of October 21, 2026. A range is a seller’s market when homes sold for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Only price ranges with at least 10 sales in the twelve months are shown. Figures describe the public (MLS) side only; ranges at $1M and above trade largely on a broker-to-broker private network, so days on market and failed-to-sell figures are not shown for them. Source: Unlock MLS.
| Price range | Sold | Public-record median sale price | Median days on market | Share of listings that failed to sell | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|---|---|
| $700,000 to $799,999 | 14 | $723,500 | 39 days | 33.3% | 4 | 0 | 2 | 3.4 | seller’s market |
| $900,000 to $999,999 | 14 | $910,500 | 20 days | 12.5% | 1 | 0 | 0 | 0.9 | balanced |
| $1,250,000 to $1,499,999 | 10 | $1,261,000 | n/a (private sales) | n/a (private sales) | 3 | 0 | 2 | 3.6 | buyer’s market |
The range just above $1,250,000 shows a buyer’s market for that range, and above $1M generally the record shows only part of the picture.
Of the year’s recorded sales, 32 closed above $1M, a third of the total, and a share of that business also trades on a broker-to-broker private network that the MLS never sees.
New construction is infill here. Rivendale Homes Texas and Muskin had new homes listed on the analysis date, and 10 Allandale houses sold twice inside two years, the second time asking well above the first sale.
How Allandale fits the rest of its ZIP is on How are Allandale and Crestview homes selling in 78757? Next door, Does a new build next door change your Crestview home’s price?
Sell now, or wait?
For a house that is ready and priced honestly, now is reasonable. Supply is thin, and the buyers who are out are serious.
- Sell now if your asking price is based on this year’s closed sales, not last year’s, and reflects your house’s condition beside the new builds.
- Sell now if your lot would interest a builder, since that buyer is active in Allandale today.
- Wait if an original kitchen and baths would sit next to a new build’s finishes on the same tour.
- Consider a private sale above a million dollars if you want qualified buyers only and no public photos.
During the coming-soon stage your home also goes to the 4,000 cash buyers in my black book, not counting buyers using traditional financing, and the more than 100,000 buyers in our database, and every option stays your call.
Your situation
Allandale is tight on supply and high on price, with new builds pulling the median up and buyers negotiating harder this fall. Above a million dollars, part of the market is invisible on the public record.
So for your house, the question is which buyer you are selling to, the one who wants the original home or the one who wants the lot, and what that buyer is paying this season.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Allandale’s public numbers miss part of the market and can’t tell you which buyer your house will draw. Request my complimentary Home Competitor Analysis for your address. You get:
- The Allandale homes for sale a buyer would likely tour alongside yours, listed and private
- How your lot, size and updates compare with what sold this year
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of North Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 211 homes sold by Watters International Realty in North Austin (Unlock MLS, all time).
About Watters International Realty in North Austin
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 21, 2026. 211 homes sold by Watters International Realty in North Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the Allandale listings near your price, how yours compares, 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.
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- The Austin seller hub
