Siena in Round Rock closed 87 homes in the twelve months ending September 20, 2026 at a median sale price of $400,000, and 84 of those 87 houses were built between 2015 and 2024. That is why pricing here starts with a comparison set that is unusually close in age and finish, with a median year built of 2018 and a median living area of 2,263 square feet.
Across those 87 closings the median cumulative days on the market to contract was 38, against 51.5 in the twelve months ending September 20, 2025, and sellers took 95.7% of original asking price against 96.2% over that earlier period. All 87 closings were resale, none were new build, and none of the 28 listings active on September 23, 2026 is a builder listing.
Siena closed 87 homes in the twelve months ending September 20, 2026 at a median of $400,000, which is $177 per square foot on a median 2,263 square feet, with a median of 38 days to contract and 95.7% of original asking price. All 87 were resale and none were new build. 28 homes were active on September 23, 2026 at a median asking price of $419,000, and 15 of those 28 are already below their original asking price. Siena carried 3.9 months of inventory on the twelve month basis, which is a seller’s market label for the subdivision overall and not a statement about your house, because your price point changes which market a home is in, and Round Rock as a whole ran 4.2 months over the same twelve months.
For the twelve months ending September 20, 2026 the answer is a median sale price of $400,000 across 87 closings, on a median living area of 2,263 square feet and $177 per square foot. In the 90 days ending on that same date, 29 Siena homes closed at a median of $407,000, a median 2,465 square feet and $169 per square foot.
Set that against the twelve months ending September 20, 2025, when 98 Siena homes closed at a median of $409,750. Two measures moved at once. Price per square foot was $177 in the twelve months ending September 20, 2026 against $190 in the twelve months ending September 20, 2025, and over those same two periods the median living area that sold was 2,263 square feet against 2,168. A seller who reads only the headline median, $400,000 against $409,750, sees a small difference and misses that the more recent median buyer was getting a larger house for it.
| Measure | 90 days ending September 20, 2026 | Twelve months ending September 20, 2026 | Twelve months ending September 20, 2025 |
|---|---|---|---|
| Closings | 29 | 87 | 98 |
| Median sale price | $407,000 | $400,000 | $409,750 |
| Median days to contract | 44 | 38 | 51.5 |
| Percent of original asking price | 95.1% | 95.7% | 96.2% |
| Median living area | 2,465 sq ft | 2,263 sq ft | 2,168 sq ft |
| Price per square foot | $169 | $177 | $190 |
| Median year built | 2018 | 2018 | 2017 |
Two bands did most of the work. 29 closings landed between $350,000 and $399,999 at a band median of $370,000, and 28 landed between $400,000 and $449,999 at a band median of $417,500. Another 14 closed between $300,000 and $349,999 at a band median of $337,000. Above that the counts are thin samples where one sale moves the number: 6 closings between $450,000 and $499,999 at a band median of $471,450, 7 closings between $500,000 and $549,999 at a band median of $517,000, 2 closings between $550,000 and $599,999 with no median published, and 1 closing between $650,000 and $699,999 with no median published.
The practical read for a Siena owner is that the $350,000 to $449,999 range is where the evidence is deepest. If your house prices into that range you are pricing against the deepest run of closings Siena produced, 29 between $350,000 and $399,999 and 28 between $400,000 and $449,999. If it prices above $450,000 you are working from thin samples, and the specifics of your house carry more of the argument than the band median does.
Because there is no builder competing inside it. All 87 closings in the twelve months ending September 20, 2026 were resale, 0 were new build, and none of the 28 listings active on September 23, 2026 is a builder listing. The WIR New Construction Inventory sheet carries no row for Siena, so there is no builder base price, no incentive and no advertised rate to quote on this page.
The houses are also close together in age. 84 of the 87 closings were built between 2015 and 2024, 3 were built between 2000 and 2014 which is a thin sample of three sales, 0 were built before 2000 and 0 were built in 2025 or later. Median year built across the 87 was 2018.
That changes what your buyer is actually choosing between. In a Round Rock subdivision with an active builder, a resale seller is negotiating against a model home, a published base price and whatever the builder is offering that month. In Siena the alternative to your house is another Siena resale of roughly the same age, on roughly the same floor plan generation, at roughly the same stage of its life.
Two things follow. First, a difference a buyer can see carries more weight when the build years sit this close together: a lot position, a yard, a kitchen or a floor that has been updated since 2018. Second, the comparison cuts both ways, because your competition has reached the same maintenance milestones you have, and the roofs, the fences and the HVAC units up and down the street are the same age as yours.
Median days to contract in Siena was 38 over the twelve months ending September 20, 2026, against 51.5 over the twelve months ending September 20, 2025. In the 90 days ending September 20, 2026, the median was 44 across 29 closings.
Percent of original asking price sits alongside it: 95.7% over the twelve months ending September 20, 2026 against 96.2% over the twelve months ending September 20, 2025, and 95.1% across the 90 days ending September 20, 2026. Those three numbers describe the same behavior from two directions. A Siena seller in the last twelve months typically reached contract faster than a Siena seller the year before, and typically gave up slightly more against the price they first asked.
The 28 homes active on September 23, 2026 had been listed a median of 28 days at the time of the pull. That is elapsed time on listings that have not reached an outcome, so it is not the same measure as the 38 day median to contract, which is calculated only on homes that actually went under contract. Read it as a picture of how long today’s competition has already been waiting, not as a forecast of your own timeline.
For pricing, the useful part is the shape of the 38 day median. Half of the last twelve months of Siena closings reached contract inside 38 days, which means the first month of a listing is where most of the evidence about your price gets generated.
28 homes were active in Siena on September 23, 2026 at a median asking price of $419,000, and 15 of those 28 are already below their original asking price. For scale, Round Rock as a whole had 647 active listings and 1,853 closings in the twelve months ending September 20, 2026, at a town median sale price of $399,999.
Siena carried 3.9 months of inventory on the twelve month basis, which is a seller’s market label for the subdivision overall; the label describes the subdivision as a whole and not your individual house, because your price point changes which market a home is in. Round Rock ran 4.2 months of inventory over the same twelve months.
| Price band | Closings, twelve months | Active now | Band median |
|---|---|---|---|
| $250,000 to $299,999 | 0 | 3 | No median published |
| $300,000 to $349,999 | 14 | 5 | $337,000 |
| $350,000 to $399,999 | 29 | 5 | $370,000 |
| $400,000 to $449,999 | 28 | 5 | $417,500 |
| $450,000 to $499,999 | 6 | 8 | $471,450 |
| $500,000 to $549,999 | 7 | 1 | $517,000 |
| $550,000 to $599,999 | 2 | 0 | No median published |
| $600,000 to $649,999 | 0 | 1 | No median published |
| $650,000 to $699,999 | 1 | 0 | No median published |
Table 2 is where a Siena seller should spend a minute. 8 of the 28 active listings are asking between $450,000 and $499,999, a band that produced 6 closings in the whole twelve months and is therefore a thin sample, and 3 more are active between $250,000 and $299,999, a band that produced 0 closings over the same twelve months. Meanwhile the three bands that produced the bulk of the year, $300,000 to $349,999 with 14 closings, $350,000 to $399,999 with 29 and $400,000 to $449,999 with 28, hold 5 active listings each.
If your house belongs in the proven range, you are entering a lane with real depth of demand and real competition. If your pricing conversation starts above $450,000, the question is not whether anyone ever pays that in Siena, because some did, but whether your specific house is the one that stands out among the listings already asking there.
34 Siena listings ended without a sale in the twelve months ending September 20, 2026, a non-sale share of 28.1%, meaning listings that expired or were withdrawn by their off-market date, as a share of every listing that reached an outcome either way. Across Round Rock over the same period, 663 listings ended without a sale, a share of 26.4%.
That is the number most sellers never see, because the homes behind it quietly disappear from the search results instead of showing up as a sale. It is worth sitting with, because the seller of a listing that ends this way still paid for the months the home was listed and still has the same house to sell afterward, usually with a listing history attached to it.
In Siena the read is specific. With 84 of the 87 closings built between 2015 and 2024 and every one of them a resale, a listing that fails here is rarely failing because the house is an odd product for the neighborhood. The variables left are price, condition against neighbors of the same age, and presentation. Those are the three things a seller controls before the sign goes up.
Because the subdivision was platted and sold in sections and phases, and listings were entered accordingly. The MLS carries 28 spellings for this one subdivision, from SIENA and Siena through entries like Siena Ph 1 Sec 22B, Siena Sec 23A and Siena Sec 31, plus many other section and phase numbers. Every one of those spellings is counted as one subdivision in the figures on this page.
That matters in a plain, practical way. A comparable search keyed to a single spelling can miss most of the 87 closings from the twelve months ending September 20, 2026 and return a handful of sales instead. A handful of sales is a thin sample, and thin samples produce confident sounding numbers built on almost nothing.
So when you get a value estimate for a Siena address, the first question is how many closings it is built on. If the answer is small, ask which spellings were searched before you argue about the price it produced.
All 87 closings in the twelve months ending September 20, 2026 carry Round Rock as the MLS city, while the district shown on the listings is Hutto ISD, not Round Rock ISD. The elementary school named in the listing fields is Veterans Hill Elementary. That combination is unusual for a Round Rock address, and it is geography only: attendance is set by the district and by the specific address, not by the city on the listing and not by anything on this page.
For a seller the point is accuracy rather than opinion. Buyers filtering by district will find a Siena home under Hutto ISD, and a listing entered with the wrong district can fall out of the searches that would otherwise reach it. Confirm the district and the campus for your own address with the district before the listing is written, and let the listing say exactly what the records say.
It is also worth knowing before an offer is in hand, because a buyer who assumed one district and discovers another mid contract is a buyer who starts renegotiating. Put it in front of them at the start instead.
Send us the address and we will measure your house against the Siena record rather than a Round Rock average, and send back:
No obligation. The report for Siena arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
If you bought in Siena between 2015 and 2024, you own the same build era as 84 of the 87 homes that closed in the twelve months ending September 20, 2026. Your pricing argument is not going to come from the age of the house, because your competition is the same age. It comes from condition, updates and lot, measured against neighbors who are at the same point in their maintenance life as you are.
If you are comparing Siena to a nearby builder community, understand that you are comparing two different sets of competition. All 87 Siena closings in the twelve months ending September 20, 2026 were resale, 0 were new build, and 0 of the 28 active listings on September 23, 2026 are builder listings. Nothing inside Siena is being marketed with a builder’s price sheet behind it, so what a builder is doing a few miles away is context, not your comparable set.
If your Siena home is already listed, the numbers to check are these. 15 of the 28 active listings are below their original asking price, the median asking price among actives is $419,000, and those 28 listings had been on the market a median of 28 days at the September 23, 2026 pull. Compare your own asking price and your own elapsed time to that group before you decide whether the issue is the market or the price.
Watters International Realty is a Texas real estate brokerage based in Austin, with Chris Watters as broker of record. This page is written from ACTRIS data pulled through MLS Grid and analyzed by WIR on September 23, 2026.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 23, 2026 [q_8871445f6a, q_90f94e2cce, q_f4cc4ed4eb, q_f655125874]. Subdivision is the MLS subdivision name, normalized across its recorded spellings.
Last updated September 23, 2026. Sales data covers the 90 days ending September 20, 2026 and the twelve months ending September 20, 2026 (Unlock MLS via MLS Grid); listing inventory as of September 23, 2026.
