What changed for Tanglewood Forest sellers this year?
Quick answer
Mostly the size of the houses that sold. Tanglewood Forest’s median fell over the past twelve months because smaller homes sold, while price per square foot held about level.
What we analyzed
- 5 homes sold in Tanglewood Forest in the 90 days ending October 20, 2026, 26 in the twelve months ending the same day
- 10 Tanglewood Forest homes for sale as of October 21, 2026, 6 of them below their original asking price
- 4.6 months of inventory in Tanglewood Forest on the twelve-month pace, against 5.2 for South Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Tanglewood Forest is the MLS subdivision name, with its recorded spellings counted as one.
207 homes sold by Watters International Realty in South Austin. That count is every home we listed and closed in South Austin, and it 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.
Homes I’ve sold in Tanglewood Forest: 6.
How South Austin as a whole is doing is on the South Austin, TX market report, and the town and ZIP code tables are on the 78748 housing market report.
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.
Why did the Tanglewood Forest median drop?
Smaller houses sold. The middle sale had 1,499 square feet this past year, against 1,714 the year before.
Price per square foot held at $286 against $283, so a foot of Tanglewood Forest house is worth what it was. A median is the middle sale, and when the middle house gets smaller the median drops with it.
Table 1. Tanglewood Forest sales in each period, from the MLS subdivision records for Tanglewood Forest in South Austin. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 10 Tanglewood Forest homes were for sale as of October 21, 2026. Source: Unlock MLS.
| Period | Sold | Median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| 90 days ending October 20, 2026 | 5 (thin) | $390,000 | $232 | 46 days | 92.7% | 1,698 | 1984 |
| Same 90 days a year earlier (July 23, 2025 to October 20, 2025) | 5 (thin) | $500,000 | $282 | 66 days | 90.2% | 1,728 | 1984 |
| Twelve months ending October 20, 2026 | 26 | $413,500 | $286 | 41 days | 95.5% | 1,499 | 1984 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 27 | $500,000 | $283 | 51 days | 96.7% | 1,714 | 1984 |
How close to asking do Tanglewood Forest homes sell?
Reasonably close. Sales closed at 95.5% of original asking over the past twelve months, a balanced market for Tanglewood Forest overall, and a single price range or house can read differently.
The typical sale went under contract in 41 days this past year.
How much competition is there now?
There are 10 homes for sale, or 4.6 months of supply at this year’s pace, and more than half have cut their price.
Every sale this past year was a house built before 2000, and no builder lists here. A buyer is comparing your house with others of the same era, so the one with its systems updated stands out.
Sell now, or wait?
In Tanglewood Forest the value per foot has held, and the house decides the rest.
- Sell now if your asking price is based on this year’s closed sales, not last year’s bigger houses.
- Sell now if your house is larger than this year’s typical sale, since price per square foot held.
- Wait if the roof or HVAC is near the end of its life, and replace it first.
- Wait if your number assumes last year’s median applies to a smaller house.
Your situation
Tanglewood Forest is an established 1980s neighborhood where price per foot held steady this year. Your house’s size and condition against the listings that have cut set your price more than the median does.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you own in Tanglewood Forest and want to know how your house compares with the listings that have cut, we can pull them for you. Request my complimentary Home Competitor Analysis for your address. You get:
- The Tanglewood Forest listings a buyer would see alongside yours
- Which of those listings have cut their price
- How the walkthrough works
No obligation. The report for your part of South Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 207 homes sold by Watters International Realty in South Austin (Unlock MLS, all time).
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. 207 homes sold by Watters International Realty in South Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the Tanglewood Forest listings a buyer would weigh against yours, which have cut, and a walkthrough before we talk price.
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.
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