Which homes is your Northwest Austin buyer touring besides yours?
Quick answer
Mostly other owners’ homes, and more than half of them have already cut their price. Builders hold only a small slice of what is for sale in Northwest Austin, and most of those are custom homes priced far above the typical resale. Above a million dollars there is also a broker-to-broker private network of listings that never appear online.
Public-record median: $715,000 for Northwest Austin sales recorded in the MLS, 90 days ending October 20, 2026. Read it as the floor of the public record, never as the value of a home here. The sales that would push it higher trade privately and never reach the MLS, and a lot alone near Lake Austin seldom sells under 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
- Builder listings identified from the MLS construction fields on October 21, 2026
- Northwest Austin subdivisions by closings over the twelve months ending October 20, 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
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.
Who is building in Northwest Austin right now?
A handful of custom builders, each with only a few homes. The MLS shows 28 builder listings under 16 builder names.
Milestone Community Builders has the most, including homes in The Grove, with Harvey Cleary and Prominence Builders next. Table 1 lists each builder with its asking range.
Table 1. Builder listings in Northwest Austin by builder name on the MLS record, as of October 21, 2026; 28 builder listings of 426 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Milestone Community Builders | 6 | $1,194,990 to $3,274,990 | $1,489,106 |
| Harvey Cleary | 4 | $4,725,000 to $12,975,000 | $10,725,000 |
| Prominence Builders | 4 | $1,050,000 to $1,400,000 | $1,250,000 |
| Cary Paul Studios | 2 | $2,200,000 to $2,250,000 | $2,225,000 |
| Brf Homes, Inc. | 1 | $9,925,000 to $9,925,000 | $9,925,000 |
| Custom Build By Dr. Cochrum | 1 | $1,099,900 to $1,099,900 | $1,099,900 |
| Big Castle Llc | 1 | $1,675,000 to $1,675,000 | $1,675,000 |
| (Blank) | 1 | $2,200,000 to $2,200,000 | $2,200,000 |
| Hines | 1 | $7,775,000 to $7,775,000 | $7,775,000 |
| Highline Homes | 1 | $2,749,900 to $2,749,900 | $2,749,900 |
Is a builder competing at my price?
Probably not, unless your home lists above a million dollars. Builder homes ask a median $2,225,000, against $588,500 for resale listings, so the new homes here are mostly custom builds at prices few resales reach.
The exception is the Vue at 2222 condos in 78750, where Prominence lists new homes starting at $875,000. An owner on the Jester or Spicewood side near that price will see them on the same tour.
What are the other resale sellers doing?
Cutting. More than half of the resale listings, 225 of them, were below their original asking price on the analysis date, after a median 58 days on the market.
That is the real competition in Great Hills, Avery Ranch and Northwest Hills: a neighbor’s house that has come down once, whose seller now wants it sold. A buyer will weigh your first price against that one.
Where are Northwest Austin buyers actually closing?
In The Grove first, then Spicewood at Balcones Villages. The Grove closed 33 homes over the past twelve months, the most of any subdivision on the record, and it is the area’s one large newer community.
Table 2. Northwest Austin subdivisions by closings in the twelve months ending October 20, 2026, with the median build year of what sold and the count for sale as of October 21, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| The Grove | 33 | $1,120,500 | 2021 | 6 |
| Spicewood At Balcones Villages | 24 | $930,000 | 1978 | 2 |
| Meadows Brushy Creek | 18 | $612,000 | 1993 | 3 |
| Northwest Hills Mesa Oaks Ph | 18 | $1,097,500 | 1968 | 1 |
| Highland Park West | 17 | $1,650,000 | 1955 | 1 |
| Neelys Canyon Condo Amd | 13 | $290,000 | 1982 | 1 |
| Great Hills Sec 10 | 12 | $962,500 | 1984 | 0 |
| Avery Ranch | 11 | $630,000 | 2007 | 3 |
| Park West Condo | 10 | $150,000 | 1990 | 3 |
| River Place | 10 | $1,305,745 | 2005 | 0 |
Most of the others are established neighborhoods, from Highland Park West and the Mesa Oaks part of Northwest Hills to Great Hills, with Avery Ranch among the newer ones. Condo communities such as Neelys Canyon and Park West trade at their own, lower prices.
Where does a resale come out ahead in Northwest Austin?
On price, for almost everyone. Only six new builds closed in the last three months, at a median $1,768,552, so nearly every buyer shopping at a resale price is choosing among resales.
Inside that market the house that wins looks like the best value on the tour: updated where buyers look first, priced from this year’s closed sales, and ready on its first weekend. Where a builder does stand next to you, the reasoning on What is your Manor home competing against? The houses your buyer tours that same afternoon applies.
Builder listings cluster in two ZIP codes overall, with 8 in 78730 and 12 in 78731. Every ZIP page carries its own builder row: 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?
Are you up against a builder or a neighbor?
In most of Northwest Austin it is a neighbor. Send us your address and we will list the homes a buyer would see with yours.
- A neighbor, if your home would sell under a million dollars almost anywhere in the area.
- A builder, if you are near Vue at 2222 in 78750 or in The Grove, where new homes stand beside resales.
- A private listing, if you are above a million dollars, because some of your competition never shows up online.
- The best-prepared house on the street, in every case, when your asking price is based on this year’s closed sales, not last year’s.
Why some listings never sell is on What keeps a Northwest Austin home from selling?, and timing is on Is this a good time to sell your Northwest Austin home?
Your situation
Northwest Austin’s competition is other owners, and more than half of them have cut. Builders matter in The Grove, at Vue at 2222 and at the very top, where some listings stay private.
So the question is what a buyer sees the same afternoon as your house, and what yours is worth beside it, which is the subject of What is your Northwest Austin home worth to a buyer this fall?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure which homes a buyer would line up against yours, start with the listings near you right now. 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
- Which of them have cut their price, and by how much
- 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, which of them have cut, 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?
- What keeps a Northwest Austin home from selling?
- What is your Northwest Austin home worth to a buyer this fall?
- The Austin seller hub
