Is 78717 a buyer’s or seller’s market for Avery Ranch owners?
Quick answer
Neither, for the ZIP as a whole: Avery Ranch, Davis Spring and the rest of 78717 closed as a balanced market over the last three months, at 95.0% of original asking. The pressure is in the listings, where 62.4% have already cut, the highest share in Northwest Austin. Your price range can put you in a different market.
What we analyzed
- 59 homes sold in ZIP 78717 (Austin city addresses) in the 90 days ending October 20, 2026
- 93 homes for sale in ZIP 78717 as of October 21, 2026
- 4.7 months of inventory in ZIP 78717, against 5.9 in the Austin metro
- ZIP 78717 sales by price range over the twelve months ending October 20, 2026, read in the text
- The same 90 days last year, July 23, 2025 to October 20, 2025, and both twelve-month periods on their own rows
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
134 Northwest 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 Northwest Austin, TX 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.
How does 78717 compare with Northwest Austin and the metro?
It sells for less than the rest of the area and carries more supply. The median sale over the last three months came to $592,000, and the homes listed would take 4.7 months to sell at the current pace.
Table 1. ZIP code 78717 compared with Northwest Austin and the Austin metro. Sales are from the 90 days ending October 20, 2026; homes for sale are as of October 21, 2026. The ZIP column covers 78717 homes recorded with an Austin city address. “Failed to sell” means the listing expired or was withdrawn without selling. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Measure | ZIP 78717 | Northwest Austin | Austin metro |
|---|---|---|---|
| Homes sold | 59 | 361 | 8,188 |
| Median sale price | $592,000 | $715,000 | $404,000 |
| Median days on market | 46 days | 38 days | 56 days |
| What homes sold for relative to their initial asking price | 95.0% | 94.7% | 94.3% |
| Price per square foot (median) | $225 | $309 | $204 |
| Homes for sale | 93 | 426 | 16,078 |
| Months of supply | 4.7 | 3.5 | 5.9 |
| Buyer’s or seller’s market | balanced | balanced | balanced |
| Listings that failed to sell | 43 | 206 | 5,445 |
| Share of listings that failed to sell | 42.2% | 36.3% | 39.9% |
| Active under contract | 8 | 59 | 1,422 |
| Pending | 6 | 43 | 2,064 |
| New listings in the last 90 days | 81 | 424 | 12,120 |
| Homes for sale priced below their original asking price | 58 (62.4%) | 235 (55.2%) | 59.1% |
| New builds for sale (builder listings) | 0 of 93 (0.0%) | 28 of 426 (6.6%) | n/a |
For an Avery Ranch owner the price-per-foot row matters most, and it is explained on What is your Northwest Austin home worth to a buyer this fall?
With so many listings already reduced, why some never close is worth reading before you list: What keeps a Northwest Austin home from selling?
The under-contract and pending rows feed the timing question on Is this a good time to sell your Northwest Austin home?
No builders list in 78717 at the moment, so a seller here is up against resales only, as Which homes is your Northwest Austin buyer touring besides yours? lays out.
Are Avery Ranch home prices higher than a year ago?
Over the full year, yes. The median sale rose to $598,200 over the past twelve months from $574,500 in the twelve months before.
Price per square foot fell across the same two years, $231 against $242, so the middle house cost more while each foot of it brought less. The table keeps every period on its own row.
Table 2. 78717 sales in each period. Each row stands on its own. Figures describe the public (MLS) side only. 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 20, 2026 | 59 | $592,000 | 46 days | 95.0% | $225 |
| Same 90 days, 2025 (July 23, 2025 to October 20, 2025) | 70 | $599,995 | 23 days | 95.3% | $232 |
| Twelve months ending October 20, 2026 | 258 | $598,200 | 32 days | 96.3% | $231 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 250 | $574,500 | 22 days | 96.5% | $242 |
Which market is my Avery Ranch price range in?
Few ranges in a ZIP code this size close enough homes in three months to read alone, so the twelve-month view is the steadier guide. Over the past year most ranges from the $300,000s through the $700,000s closed as balanced markets for those ranges, judged by sale price against original asking.
Table 3. 78717 homes by price range. Sales are from the 90 days ending October 20, 2026; homes for sale are as of October 21, 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%. Only price ranges with at least 10 sales in the last 90 days 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 | 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 |
|---|---|---|---|---|---|---|---|---|---|
| $800,000 to $899,999 | 10 | $776,000 | 64 days | 16.7% | 6 | 0 | 2 | 1.8 | buyer’s market |
The $600,000 range did better, running as a seller’s market for that range. The $800,000 range went the other way and leaned toward buyers, both over the year and over the last three months, when it was the busiest range in Avery Ranch’s ZIP code.
How does 78717 sit among the Northwest Austin ZIP codes?
Lowest on price per foot, and second only to 78726 on supply.
Table 4. The other Northwest Austin ZIP codes, 90 days ending October 20, 2026. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| ZIP 78717 | 59 | $592,000 | 46 days | 95.0% | 93 | 4.7 | balanced |
| ZIP 78726 | 19 | $688,000 | 30 days | 95.6% | 33 | 5.2 | balanced |
| ZIP 78730 | 132 | $1,155,000 | 57 days | 94.4% | 46 | 4.2 | balanced |
| ZIP 78731 | 358 | $1,075,000 | 39 days | 93.7% | 100 | 3.4 | buyer’s market |
| ZIP 78750 | 70 | $667,500 | 27 days | 95.9% | 64 | 2.7 | balanced |
| ZIP 78759 | 89 | $620,000 | 41 days | 94.0% | 90 | 3.0 | balanced |
How Avery Ranch stacks up against the other five ZIP codes is laid out on What should you know before selling a home in Northwest Austin?
Most of 78717 went up in the 2000s and early 2010s, in Avery Ranch, Avery Station and Davis Spring, with Meadows Brushy Creek a little older. A buyer here usually compares houses of similar age and plan, so condition and the opening price decide more than the year a house was built.
Which neighborhoods in 78717 have their own market report?
Table 5. Neighborhoods in ZIP code 78717 with their own page, by sales in the twelve months ending October 20, 2026. Source: Unlock MLS.
| Neighborhood | Sold, twelve months | Median sale price | Market report |
|---|---|---|---|
| Avery Ranch | 144 | $598,200 | Avery Ranch market report |
| Davis Spring | 21 | $690,000 | Davis Spring market report |
Does this 78717 scoreboard fit your Avery Ranch home?
For most of the ZIP code it does. Start with your address and we will pull the listings your buyer would compare.
- Closely, for an Avery Ranch or Avery Station house from the 2000s, the core of what sells here.
- Loosely, for a golf course or greenbelt lot above a million dollars, where a few sales happen off the record.
- Closely, for a Davis Spring home, which trades in the same price ranges as Avery Ranch.
- Best, for a home whose asking price is based on this year’s closed sales, not last year’s.
Your situation
In 78717 the typical sale rose over the year, price per foot fell, and most of the homes listed have cut. Buyers are choosing among similar houses, so the cleanest and best-priced one goes first.
For your house the question is which of those similar homes a buyer will see the same weekend, and what they are asking now.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure where your Avery Ranch house lands among this many reduced listings, start with the ones a buyer would tour beside it. 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 recent sales in your part of 78717 compare with the ZIP as a whole
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Northwest Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 134 homes sold by Watters International Realty in Northwest Austin (Unlock MLS, all time).
Why do I watch months of supply in Avery Ranch?
Chris’s position, Watters International Realty 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 78717 that comes to 4.7 months at the current pace, lighter than the metro’s 5.9, and still most sellers here have had to come down from their first price.
About Watters International Realty in Northwest 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. 134 homes sold by Watters International Realty in Northwest Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the competing listings near you, how your part of 78717 compares with 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.
More for Northwest Austin sellers
- What should you know before selling a home in Northwest Austin?
- What are 78726 buyers paying in Canyon Creek and Four Points?
- How should a River Place owner read the 78730 market?
- How is the 78731 market for Northwest Hills homeowners?
- How fast are 78750 homes selling around Jester and Spicewood?
- What does 78759 mean for a Great Hills or Mesa Park seller?
- Is this a good time to sell your Northwest Austin home?
- Which homes is your Northwest Austin buyer touring besides yours?
- What keeps a Northwest Austin home from selling?
- What is your Northwest Austin home worth to a buyer this fall?
- The Austin seller hub
