Should you sell your North Austin home this fall, or hold off?
Quick answer
Sell this fall if the house is ready and the asking price is based on this year’s closed sales, not last year’s. Waiting has not paid in North Austin, where price per square foot held at $264 in both of the last two years, so a year of patience bought sellers very little. Your price range matters more than the calendar, and every busy range from the $300,000s to the high $500,000s was balanced over the last three months.
What we analyzed
- 276 homes sold in North Austin in the 90 days ending October 20, 2026
- 502 homes for sale in North Austin as of October 21, 2026, 28 of them builder listings
- 5.5 months of inventory in North Austin, against 5.9 in the Austin metro
- North Austin closings for the twelve months ending October 20, 2026, against the twelve months before
- Homes under contract and pending in North Austin as of October 21, 2026
Sources: Unlock MLS, pulled October 21, 2026.
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 North Austin 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 the North Austin, TX market report, and every number on this page is also broken out ZIP by ZIP on the scoreboard pages for 78727, 78728, 78729, 78753, 78757, 78758.
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.
Has waiting a year helped North Austin sellers?
Not on price. The typical sale over the past twelve months was $449,000, a hair under the $450,000 of the twelve months before.
Price per square foot tells the same story, $264 in both years. An owner who held out last fall for a better number is looking at the same market today, with a year more wear on the house and a year more listings to compete with. The chart below puts this year beside last.
Are buyers still out there in North Austin?
Yes, though fewer of them closed lately. Over the past twelve months 1,320 homes sold, against 1,353 the year before, close to the same pace.
The last three months were lighter. Sales came to 276 against 356 in the same three months a year earlier, so this fall’s buyers are pickier and fewer.
On the analysis date 55 homes were under contract and still showing, with another 34 pending. That is a short line of deals for an area that sells this many homes, and it is why I tell sellers here not to count on a rush of offers to bail out a high opening price.
What happens if I open too high in North Austin?
You usually give the time back, and then the price. Of the homes that sold in the last three months, 119 went under contract inside a month. Another 62 took more than three months, and in my experience the difference between those two groups is mostly the first number on the listing.
The street keeps score, too. More than half of the homes for sale today, 297 of 502, have already cut from their original asking price, and every buyer who tours yours has seen those cuts online first. What separates the listings that sold from the ones that did not is on Why do some North Austin listings never find a buyer?
Which North Austin price ranges favor listing now?
The middle of the market. Each range’s market comes from what its homes sold for against their original asking price over the last three months, and it describes that range as a whole.
Every busy range from the low $300,000s through the high $500,000s closed as a balanced market, where a well-priced home can hold most of its number.
So did the ranges from $650,000 into the $700,000s.
Two ranges leaned toward buyers, the $250,000 range and the $600,000 range, so a seller at those prices should expect more negotiating.
Below $250,000, mostly condos, and above $800,000, sales were too few for a three-month read. Above $1M the public record is incomplete, because part of that business trades privately.
Your ZIP code moves the answer again. For the Allandale and Crestview side, see How are Allandale and Crestview homes selling in 78757? For Milwood, Scofield Farms and Hunters Chase, see Is it a good time to sell in 78727, Milwood or Scofield Farms? and How quickly are 78729 homes selling in Milwood and Hunters Chase?
Wells Branch and Willow Run owners can start with What are 78728 buyers paying in Wells Branch and Willow Run? Copperfield owners should read What should a Copperfield seller know about the 78753 market?, and Gracywoods and Quail Creek West owners How is 78758 treating Gracywoods and Quail Creek West sellers?
Who am I up against if I list in North Austin this fall?
Mostly other owners. Builders hold a small slice of what is for sale here, so the house a buyer tours after yours is usually an older resale, often one that has already come down once. The listings you would actually face are on Which homes is a North Austin buyer touring instead of yours?
What a buyer would pay for yours, against asking and by the foot, is on What would a buyer pay for your North Austin home right now?, and the area as a whole is on What does the North Austin housing market mean for your sale?
Sell now, or wait?
The record leans toward listing once the house is ready, and the reasons to hold are about the house. Run your address and we will show you which side your home falls on.
- Sell now if you can live with an asking price based on this year’s closed sales, not last year’s, and the house shows well on its first weekend.
- Sell now if your home would list between the $300,000s and the high $500,000s, the balanced heart of North Austin.
- Sell now if you are in 78729 or 78727, where homes have been reaching a contract fastest.
- Wait if the roof, the HVAC or the plumbing is near the end of its life and you can fix it first, because the buyer will find it.
- Wait if the only price that works for you is last year’s best sale on your street.
During the coming-soon stage we also put the home in front of 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 you see every option and choose.
Your situation
A year of waiting left North Austin prices where they were, while sales thinned and more than half of the listings had to cut. The calendar has not been doing sellers here any favors.
What decides your timing is whether your house can open at a number this fall’s buyers are already paying, in your range and your part of town, and whether it is ready to show when it does.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are weighing whether to list this fall or hold, start with the homes a buyer would compare yours with today. Request my complimentary Home Competitor Analysis for your address. You get:
- The homes for sale near you that a buyer would likely tour alongside yours
- How this year’s sales in your price range compare with North Austin as a whole
- How the walkthrough works and what we look at before any timing advice
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 competing listings at your price, how your part of North Austin moved this year, and a walkthrough before we talk about timing.
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.
More for North Austin sellers
- What does the North Austin housing market mean for your sale?
- Is it a good time to sell in 78727, Milwood or Scofield Farms?
- What are 78728 buyers paying in Wells Branch and Willow Run?
- How quickly are 78729 homes selling in Milwood and Hunters Chase?
- What should a Copperfield seller know about the 78753 market?
- How are Allandale and Crestview homes selling in 78757?
- How is 78758 treating Gracywoods and Quail Creek West sellers?
- Which homes is a North Austin buyer touring instead of yours?
- Why do some North Austin listings never find a buyer?
- What would a buyer pay for your North Austin home right now?
- The Austin seller hub
