Is this a good time to sell your Northwest Austin home?
Quick answer
For a ready house priced to this year’s sales, yes, the record leans toward listing. The typical Northwest Austin sale rose this past year while each square foot brought slightly less, so holding out has not paid much by itself. The middle price ranges closed as balanced markets over the last three months, while a few ranges at the low end and just above a million dollars leaned toward buyers, so your price decides how hard the first month is.
Public-record median: $715,000 for Northwest Austin sales recorded in the MLS, 90 days ending October 20, 2026. Treat that figure as the floor of the public record and never as the value of a home here. The sales that would raise it trade privately and never reach the MLS, and a lot alone on the Balcones side rarely sells for less than a million dollars.
What we analyzed
- 361 homes sold in Northwest Austin in the 90 days ending October 20, 2026
- 426 homes for sale in Northwest Austin as of October 21, 2026, 28 of them builder listings
- 3.5 months of inventory in Northwest Austin, against 5.9 in the Austin metro
- Northwest Austin closings for the twelve months ending October 20, 2026, against the twelve months before
- The same 90 days last year, July 23, 2025 to October 20, 2025
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, and every number on this page is also broken out ZIP by ZIP on the scoreboard pages for 78717, 78726, 78730, 78731, 78750, 78759.
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 paid off for Northwest Austin sellers this past year?
Only a little, and only on the headline price. The public-record median sale price came to $725,000 over the past twelve months, against $704,500 the twelve months before.
By the foot it slipped. Buyers paid $302 a square foot this past year against $307 the year before, so an owner who held out for a bigger number got roughly the same money for the same house.
The last three months read the same way. Their median sale of $715,000 compares with $680,000 in the same three months of last year. The whole area is laid out on What should you know before selling a home in Northwest Austin?
Are buyers still closing in Avery Ranch, Great Hills and the rest of Northwest Austin?
Yes, and more of them than a year ago. Closings came to 1,532 over the past twelve months against 1,349 in the twelve months before.
The near term looks steady too. On the analysis date 59 homes were under contract and still showing, with another 43 pending, a normal pipeline for an area that closes a few hundred homes every three months.
What does starting too high cost a Northwest Austin seller?
Time first, and then the cut you were hoping to skip. Over the last three months 162 homes went under contract within their first month on the market, while 77 needed more than three.
Most of the slow group got there by cutting, and today more than half of the area’s listings sit below their original price. The sellers who skipped that step mostly opened near what buyers were already paying, which is what What keeps a Northwest Austin home from selling? walks through.
Does my price range change the answer?
More than anything else here. Each range’s market is set by what its homes sold for against their original asking price over the last three months, and it describes that range as a whole; each ZIP page carries its own ranges.
Table 1. Northwest Austin 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 | 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 |
|---|---|---|---|---|---|---|---|---|---|
| $250,000 to $299,999 | 12 | $251,688 | 99 days | 60.0% | 28 | 0 | 18 | 7.0 | buyer’s market |
| $300,000 to $349,999 | 13 | $295,000 | 71 days | 27.8% | 15 | 0 | 10 | 3.5 | buyer’s market |
| $350,000 to $399,999 | 14 | $354,950 | 33 days | 41.7% | 16 | 0 | 12 | 3.4 | buyer’s market |
| $400,000 to $449,999 | 16 | $402,100 | 54 days | 44.8% | 21 | 0 | 11 | 3.9 | balanced |
| $450,000 to $499,999 | 20 | $473,750 | 27 days | 37.5% | 36 | 0 | 22 | 5.4 | balanced |
| $500,000 to $549,999 | 19 | $514,000 | 35 days | 34.5% | 19 | 0 | 10 | 3.0 | balanced |
| $550,000 to $599,999 | 17 | $560,000 | 50 days | 45.2% | 19 | 0 | 11 | 3.4 | balanced |
| $600,000 to $649,999 | 20 | $600,000 | 58 days | 44.4% | 16 | 0 | 10 | 2.4 | balanced |
| $650,000 to $699,999 | 20 | $635,000 | 32 days | 31.0% | 22 | 0 | 12 | 3.3 | balanced |
| $700,000 to $799,999 | 32 | $714,500 | 20 days | 23.8% | 25 | 0 | 14 | 2.3 | balanced |
| $800,000 to $899,999 | 26 | $810,000 | 51 days | 29.7% | 29 | 1 | 13 | 3.3 | balanced |
| $900,000 to $999,999 | 27 | $914,000 | 29 days | 28.9% | 22 | 0 | 12 | 2.4 | balanced |
| $1,000,000 to $1,249,999 | 37 | $1,000,000 | n/a (private sales) | n/a (private sales) | 32 | 5 | 17 | 2.6 | buyer’s market |
| $1,250,000 to $1,499,999 | 35 | $1,250,000 | n/a (private sales) | n/a (private sales) | 30 | 3 | 13 | 2.6 | buyer’s market |
| $1,500,000 to $1,749,999 | 12 | $1,539,995 | n/a (private sales) | n/a (private sales) | 8 | 1 | 4 | 2.0 | balanced |
| $2,000,000 to $2,499,999 | 12 | $2,094,500 | n/a (private sales) | n/a (private sales) | 12 | 3 | 7 | 3.0 | buyer’s market |
Every range from the $400,000s through the $900,000s closed as a balanced market. That is where most Northwest Austin homes trade.
Below it, the ranges in the high $200,000s and the $300,000s leaned toward buyers, many of them condos. The two ranges just above a million dollars did as well, though at that price part of the business moves to a broker-to-broker private network the record does not see.
Who is my house up against if I list this season?
Mostly other owners. Builders hold a small share of what is for sale, and most of their homes ask far more than a typical resale, so the house a buyer tours after yours is usually a resale that has already cut once. The full picture is on Which homes is your Northwest Austin buyer touring besides yours?
Your ZIP code shifts the odds. Supply runs from 2.7 months in 78750 to 5.2 months in 78726. Each ZIP code has its own page: 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 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? and What does 78759 mean for a Great Hills or Mesa Park seller?
Sell now, or wait?
For most ready houses the record points toward listing, and the reasons to hold are about the house more than the calendar. Run your address to see which side yours lands on.
- Sell now if your asking price is based on this year’s closed sales, not last year’s, and the house is ready for its first weekend.
- Sell now if your home would list in the balanced middle of Northwest Austin, from the $400,000s into the $900,000s.
- Sell now if you are above a million dollars and would consider a private sale, with no public photos and only qualified buyers walking through.
- Wait if the house needs repairs an inspector will catch, because in Great Hills or Avery Ranch the next listing on the tour may have none.
- Wait if the move only works at a price from the top of last year’s sales.
While the home is coming soon, I also show it to the 4,000 cash buyers in my black book, not counting buyers using traditional financing, plus more than 100,000 buyers in our database, and you pick from every option.
Your situation
In Northwest Austin the typical sale rose a little this past year, each foot brought a little less, more buyers closed, and more than half of the current listings have cut. Waiting has bought sellers very little on its own.
So the decision turns on your house: what range it falls in, whether it is ready, and what the listings around it are asking now.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are weighing now against next spring, start with the homes that would be on the market beside yours. 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 your price range has behaved over the last three months
- 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).
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 price range is behaving, 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 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?
- 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
