How is South Austin’s housing market treating sellers right now?

Already have a rough idea of your price range? Skip down to see whether these numbers fit your home, or plug in your address for a closer look.

Every number on this page is also broken out ZIP by ZIP on the scoreboard pages for 78704, 78745, 78748.

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 kind of market is South Austin for a seller right now?

A buyer’s market, going by what sellers actually received. Homes here closed at 93.8% of original asking over the last three months, so the typical seller gave up some ground before signing. That reading covers South Austin as a whole, and one price range or one street can sit in a different market.

Supply alone would not tell you that. South Austin carries 5.9 months of it, the same as the Austin metro, where sellers held on to a little more of their asking price. Months of supply is how long today’s listings would last if nothing new came on the market.

Over the full year the picture is a step better for sellers. The twelve-month figure is 94.7% of original asking, which puts the past year as a whole in balanced territory for the area.

How different are the three South Austin ZIP codes?

Different enough that each has its own page, and the names people use say a lot. Almost nobody in 78704 tells you they live in South Austin. They say SoCo, South Lamar, Travis Heights, Bouldin Creek, Zilker or Barton Hills.

That ZIP sells the priciest homes in the area and has the deepest supply, 7.4 months of it.

Sellers there kept 92.6% of original asking, a buyer’s market for the ZIP overall, though a single price range or street can read differently. The scoreboard is on Is 78704 a buyer’s or seller’s market for Travis Heights homes?

The quickest contracts came one ZIP south, at a typical 42 days. Its page is How close to asking are buyers paying for 78745 homes?

Farthest south, the third ZIP is the one that came out balanced, with homes closing at 94.3% of original asking. That is the reading for the ZIP overall, and your price range decides where you sit, as Is 78748 a buyer’s market or a seller’s market at your price? shows.

Are South Austin sellers competing with builders?

Not much. Builders hold 13.4% of the homes for sale, and their listings are spread thin across dozens of small projects on older streets.

The bigger pressure comes from the neighbors. More than half of today’s listings, 54.5%, already sit below their original asking price, so a new listing lands on blocks where other sellers have given ground once. The homes a buyer tours beside yours are on What is your South Austin home up against when buyers go touring?

What changed in South Austin over the past year?

Prices came down. The typical home sold for $480,000 over the past twelve months, against $510,000 in the twelve months before.

Price per square foot fell over the same two periods as well, to $322 from $338, so buyers paid less for the same amount of house.

Sales went the other way. Closings rose to 1,720 this past year from 1,641 the year before. With prices lower, buyers are coming out of the woodwork, and they are paying this year’s prices.

The last three months were quieter than the same stretch a year earlier, with 384 closings against 435.

What does the public record miss above $1M?

Plenty. Over the past twelve months 255 homes in the area closed at $1,000,000 or more on the public record, and that count leaves out every sale that never went on the MLS.

For a house above that line on South Congress or in Barton Hills, I treat the public days on market as partial, and I would not set a price from them alone.

What is the biggest risk for a South Austin seller?

Landing on the slow side. Over the last three months 130 homes went under contract within a month, and 114 needed more than three.

From where I sit, the difference is almost always the first price against what a buyer saw that same week. Why so many listings here end unsold is on Why do so many South Austin listings never sell?, whether to list now is on Should you sell your South Austin home now, or wait for spring?, and what your own house would bring is on What is your South Austin home worth to a buyer this fall?

Does this market report describe your home?

It describes the whole area, and one house can land far from it. Run your address to see the listings a buyer would set beside yours.

• It fits closely if you own an older house in 78745 or 78748 that would list next to neighbors who have cut.
• It fits less well for a condo off South Lamar, where a building’s own listings matter more than the area.
• It fits less well above $1M in Travis Heights or Barton Hills, where much of the market trades privately.
• It fits closely if your price leans on what a neighbor got two summers ago.

Your situation

South Austin buyers bought more homes this year than last and paid less for each one. They also have a long list of listings to choose from, and more than half of them have already cut.

The question for your home comes down to this: at the price you open with, does it beat the houses a buyer walks through that same weekend?

Why are South Austin buyers holding out for a better price?

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.

There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.

South Austin shows both halves of that. More homes sold this past year at lower prices, which tells me the buyers are out there and paying what they can afford.

About Watters International Realty in South 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: every Residential closing recorded for South Austin’s three ZIP codes over the past two years, and every listing for sale on the analysis date, with builder listings identified from the MLS construction fields. 207 homes sold by Watters International Realty in South Austin (Unlock MLS, all time). What the record does not show: sales that trade privately, which matter most above $1,000,000 in Travis Heights, Bouldin Creek, Zilker and Barton Hills; builder pricing beyond the MLS, since the New Construction Inventory sheet carries no South Austin rows; and street-level detail beyond the neighborhood pages linked from each ZIP page.

More for South Austin sellers

• Is 78704 a buyer’s or seller’s market for Travis Heights homes?
• How close to asking are buyers paying for 78745 homes?
• Is 78748 a buyer’s market or a seller’s market at your price?
• Should you sell your South Austin home now, or wait for spring?
• What is your South Austin home up against when buyers go touring?
• Why do so many South Austin listings never sell?
• What is your South Austin home worth to a buyer this fall?
• The Austin seller hub