How should a River Place owner read the 78730 market?
Quick answer
As a balanced market on the public side, with lower prices than a year ago and part of the top trading out of view. River Place and the Lake Austin side sold more homes this past year, while the typical recorded sale and the price per foot both came in lower. That reading is for the ZIP overall, and your price range can sit in a different market.
Public-record median: $1,155,000 for ZIP 78730 sales recorded in the MLS, twelve months ending October 20, 2026. Treat it as the floor of what the MLS recorded, never the value of a River Place or Lake Austin home. The sales that would lift it trade privately and never reach the record, and a lot alone in 78730 rarely sells for under a million dollars.
What we analyzed
- 132 homes sold in ZIP 78730 (Austin city addresses) in the twelve months ending October 20, 2026
- 46 homes for sale in ZIP 78730 as of October 21, 2026, 8 of them builder listings
- 4.2 months of inventory in ZIP 78730, against 5.5 in the Austin metro
- ZIP 78730 sales by price range for the twelve months ending October 20, 2026 (annual basis; no 90-day ranges)
- The twelve months before, October 21, 2024 to October 20, 2025, on its own row
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 twelve months ending October 20, 2026 (Unlock MLS via MLS Grid, the public MLS side only); listing inventory as of October 21, 2026. This page refreshes annually.
How does 78730 compare with Northwest Austin and the metro?
It carries the highest public-record median in the area and a balanced reading. Homes closed at 94.4% of original asking over the past twelve months, inside the range my rule calls balanced.
Table 1. ZIP code 78730 compared with Northwest Austin and the Austin metro. Sales are from the twelve months ending October 20, 2026; homes for sale are as of October 21, 2026. The ZIP column covers 78730 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 78730 | Northwest Austin | Austin metro |
|---|---|---|---|
| Homes sold | 132 | 361 | 34,996 |
| Public-record median sale price | $1,155,000 | $715,000 | $415,000 |
| Median days on market | n/a (private sales) | 38 days | 58 days |
| What homes sold for relative to their initial asking price | 94.4% | 94.7% | 94.3% |
| Price per square foot (median) | $343 | $309 | $205 |
| Homes for sale | 46 | 426 | 16,078 |
| Months of supply | 4.2 | 3.5 | 5.5 |
| Buyer’s or seller’s market | balanced | balanced | balanced |
| Listings that failed to sell | n/a (private sales) | 206 | 19,679 |
| Share of listings that failed to sell | n/a (private sales) | 36.3% | 36.0% |
| Active under contract | 10 | 59 | 1,422 |
| Pending | 6 | 43 | 2,064 |
| New listings in the last twelve months | 201 | 424 | 54,447 |
| Homes for sale priced below their original asking price | 20 (43.5%) | 235 (55.2%) | 59.1% |
| New builds for sale (builder listings) | 8 of 46 (17.4%) | 28 of 426 (6.6%) | n/a |
Price per foot is the row a River Place owner should read first, and it is explained on What is your Northwest Austin home worth to a buyer this fall?
So much of this ZIP code sells privately that its unsold-listing numbers need care; that is on What keeps a Northwest Austin home from selling?
Supply here is lighter than the metro’s, and what that means for timing is on Is this a good time to sell your Northwest Austin home?
Harvey Cleary, Milestone Community Builders and Hines all list new homes along Lake Austin, named on Which homes is your Northwest Austin buyer touring besides yours?
Are River Place and Lake Austin prices lower than last year?
On the public record, yes. River Place and its neighbors closed at a median $1,155,000 this past year, down from $1,200,000 the year before.
Price per square foot came down as well, to $343 from $352. Closings rose at the same time, to 132 from 117. In River Place terms, more buyers are coming out of the woodwork while prices are still going down. Both years are on their own rows.
Table 2. 78730 sales in each period. Each row stands on its own. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Period | Sold | Public-record median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| Twelve months ending October 20, 2026 | 132 | $1,155,000 | n/a (private sales) | 94.4% | $343 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 117 | $1,200,000 | n/a (private sales) | 92.9% | $352 |
Which market is my River Place price range in?
Judged by sale price against original asking over the past twelve months, the ranges from the $900,000s to just under $1,500,000 closed as balanced markets for those ranges.
Table 3. 78730 homes by price range. Sales are from the twelve months 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 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 |
|---|---|---|---|---|---|---|---|---|---|
| $900,000 to $999,999 | 12 | $917,500 | 20 days | 33.3% | 2 | 0 | 0 | 2.0 | balanced |
| $1,000,000 to $1,249,999 | 14 | $1,087,500 | n/a (private sales) | n/a (private sales) | 2 | 0 | 0 | 1.7 | balanced |
| $1,250,000 to $1,499,999 | 22 | $1,315,745 | n/a (private sales) | n/a (private sales) | 2 | 0 | 0 | 1.1 | balanced |
| $1,500,000 to $1,749,999 | 12 | $1,529,500 | n/a (private sales) | n/a (private sales) | 0 | 0 | 0 | n/a | buyer’s market |
| $1,750,000 to $1,999,999 | 10 | $1,800,000 | n/a (private sales) | n/a (private sales) | 3 | 1 | 2 | 3.6 | balanced |
| $2,000,000 to $2,499,999 | 14 | $1,972,500 | n/a (private sales) | n/a (private sales) | 2 | 0 | 0 | 1.7 | buyer’s market |
Higher up the reading flips back and forth: the $1,750,000 range was balanced while the ranges on either side of it leaned toward buyers. At those prices a broker-to-broker private network handles part of the business, so the public figure for your range is only part of the story.
How does 78730 sit among the Northwest Austin ZIP codes?
Highest on price, middle of the pack on supply.
Table 4. The other Northwest Austin ZIP codes, twelve months 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 78730 | 132 | $1,155,000 | 57 days | 94.4% | 46 | 4.2 | balanced |
| 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 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 |
For how River Place fits the wider area, see What should you know before selling a home in Northwest Austin?
River Place was built out mostly in the 1990s and 2000s, Long Canyon and Greenshores sit closer to the water, and condo communities such as Montevista and Alicante trade far below the houses. Lake access, views and lot size move a price here more than the age of the house does.
Which neighborhoods in 78730 have their own market report?
Table 5. Neighborhoods in ZIP code 78730 with their own page, by sales in the twelve months ending October 20, 2026. Source: Unlock MLS.
| Neighborhood | Sold, twelve months | Public-record median sale price | Market report |
|---|---|---|---|
| River Place | 47 | $960,000 | River Place market report |
Does the 78730 record describe your River Place home?
Partly, and it depends on the price. Start with your address and we will show you the listings a buyer would compare.
- Closely, for a River Place house between the $900,000s and the low $1,000,000s, the busiest stretch of the record.
- Loosely, for waterfront or a large view lot, where many sales are private.
- Loosely, for a Montevista or Alicante condo, which has its own buyers and prices.
- Best, for a house that shows well and whose asking price is based on this year’s closed sales, not last year’s.
Your situation
In 78730 more buyers closed this year at lower prices, the market read balanced overall, and builders stand at the very top along the lake. The record misses much of what trades privately.
For your house the question is which buyers, listed and private, are looking at your price now, and what else they are touring.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure how the public record reads for your River Place or Lake Austin home, start with the homes a buyer would compare, listed and private. 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 78730 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 River Place?
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 78730 it comes to 4.2 months on the twelve-month pace, under the metro’s 5.5, and still the typical recorded sale gave up part of its 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 78730 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?
- Is 78717 a buyer’s or seller’s market for Avery Ranch owners?
- What are 78726 buyers paying in Canyon Creek and Four Points?
- 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
