What is your Northwest Austin home worth to a buyer this fall?
Quick answer
What a buyer will pay against the homes listed near yours this month, and the public record gives you a starting point for that. Northwest Austin buyers paid a little less per square foot this past year than the year before, and homes sold below their original asking price on the whole. Above a million dollars the record understates value, because many of those sales are private.
Public-record median: $715,000 for Northwest Austin sales recorded in the MLS, 90 days ending October 20, 2026. That figure is the floor of the public record, never the value of your home. The sales that would lift it trade privately and never reach the MLS, and on the River Place and Northwest Hills side a lot alone 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
- Price per square foot for new builds and resales that closed in the 90 days ending October 20, 2026
- Twelve months ending October 20, 2026, against the twelve months before
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.
What does a typical Northwest Austin home sell for?
On the public record, $309 a square foot over the last three months. It is the middle price per foot across every home the MLS shows selling here in that stretch, and the more useful number for an owner, since it takes the size of the house out of the comparison.
It moves a lot by ZIP code, from $225 in 78717 to $327 in 78759 over the last three months, with the Lake Austin and Northwest Hills side higher again on its twelve-month basis. The chart below shows the spread, and each ZIP page carries the detail: 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?
Is my home worth less than it was last year?
Per square foot, close to it. Buyers paid $302 a square foot over the past twelve months against $307 in the twelve months before.
The median moved the other way, to $725,000 from $704,500 over the same two years, because the mix of homes that sold changed. Neither number describes your particular house.
Does a new build nearby lower my home’s value?
Rarely here, because so few new homes sell. The new builds that closed in the last three months brought $484 a square foot, against $305 for resales.
Those new homes are mostly custom builds above a million dollars, on lots most resales cannot match, so the gap says more about what was built than about your house. For most owners the comparison that matters is the resale down the street.
What did buyers actually pay against the asking price?
Slightly under what sellers opened at. Homes closed at 94.7% of their original asking price over the last three months, a balanced market for the area overall.
The gap widens when the first price is high. Only 65 homes sold at or above their opening number, and more than half of today’s listings have come down, which is the competition your price will be judged against on Which homes is your Northwest Austin buyer touring besides yours?
Is my appraised value what a buyer will pay?
Often it is not. The appraisal district’s figure is a tax record assembled from past sales, while a buyer is weighing your house against the listings on the market this month.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID or MUD assessment on your lot, or what a bond election would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What Watters International Realty can tell you is what a buyer would pay.
Why does the record undersell homes above a million dollars here?
Many of those sales are never recorded there. Above a million dollars, a large share of homes on the Balcones, River Place and Northwest Hills side trade on a broker-to-broker private network, so the MLS figures here describe the public side only.
I take part in that network, and only the agents and brokers who do most of the business at this price point use it. A surprising number of agents don’t know it exists. If your home would sell in that range, the private buyers matter as much as the public median, and timing for that part of the market is on Is this a good time to sell your Northwest Austin home?
How closely will the record track your home’s value?
Closely for most of the area, and loosely at the top. Run your address and we will show you the homes a buyer would price yours against.
- Closely, for a resale under a million dollars in Avery Ranch, Great Hills or around Jester, where most sales are on the record.
- Loosely, above a million dollars in River Place or Northwest Hills, where private sales pull the real value above the public median.
- Loosely, for a house that needs work, since buyers here price condition against an updated neighbor.
- Best, when your asking price is based on this year’s closed sales, not last year’s.
If the price is right and the house still sits, the reasons are on What keeps a Northwest Austin home from selling?
Your situation
On the public record Northwest Austin homes brought a little less per foot this past year, sold a bit under their first price, and faced mostly resale competition. Above a million dollars part of the market stays out of view.
For your house the number comes from its size, condition and range, and from which buyers see it, listed or private.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you want to know what a buyer would weigh your house against before you set a price, start with the listings near you. 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 near you compare on size and condition
- 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).
What do your appraised value and recent sales really tell you?
Chris Watters’s position, stated September 9, 2026. Watters International Realty does not forecast prices; the figures on this page are one period’s measurements.
Your appraised value and recent sold comparable sales is where the market was yesterday. Tomorrow, the market is where your competition stands on price and features.
In Northwest Austin that competition is mostly other resales, more than half of them already cut, plus private listings above a million dollars that never show up online.
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 recent sales nearby compare, 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?
- 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?
- The Austin seller hub
