Is 78736 a buyer’s market or a seller’s market this fall?
Quick answer
Balanced, for the ZIP as a whole. Homes in 78736 closed at 94.6% of their original asking price over the last 90 days, inside the range my rule calls balanced, and your price range can sit on either side of it. It is the slowest of the larger Southwest Austin ZIP codes, at a median 39 days to contract.
What we analyzed
- 27 homes sold in ZIP 78736 (Austin city addresses) in the 90 days ending October 20, 2026
- 42 homes for sale in ZIP 78736 as of October 21, 2026, 5 of them builder listings
- 4.7 months of inventory in ZIP 78736, against 5.9 in the Austin metro
- ZIP 78736 closings for the same 90 days a year earlier and for the twelve months ending October 20, 2026
- The other Southwest Austin ZIP codes on the same 90-day basis
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
89 Southwest 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 Southwest Austin, TX 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.
How does 78736 compare with Southwest Austin and the metro?
Slower than the rest of Southwest Austin and quicker than the metro. The typical 78736 sale took 39 days to reach a contract against 26 for the area.
Table 1. ZIP code 78736 compared with Southwest Austin and the Austin metro. Sales are from the 90 days ending October 20, 2026; homes for sale are as of October 21, 2026. The ZIP column covers 78736 homes recorded with an Austin city address. “Failed to sell” means the listing expired or was withdrawn without selling. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Measure | ZIP 78736 | Southwest Austin | Austin metro |
|---|---|---|---|
| Homes sold | 27 | 245 | 8,188 |
| Median sale price | $545,000 | $660,000 | $404,000 |
| Median days on market | 39 days | 26 days | 56 days |
| What homes sold for relative to their initial asking price | 94.6% | 96.4% | 94.3% |
| Price per square foot (median) | $294 | $275 | $204 |
| Homes for sale | 42 | 280 | 16,078 |
| Months of supply | 4.7 | 3.4 | 5.9 |
| Buyer’s or seller’s market | balanced | balanced | balanced |
| Listings that failed to sell | 8 | 98 | 5,445 |
| Share of listings that failed to sell | 22.9% | 28.6% | 39.9% |
| Active under contract | 3 | 47 | 1,422 |
| Pending | 1 | 39 | 2,064 |
| New listings in the last 90 days | 33 | 318 | 12,120 |
| Homes for sale priced below their original asking price | 24 (57.1%) | 171 (61.1%) | 59.1% |
| New builds for sale (builder listings) | 5 of 42 (11.9%) | 38 of 280 (13.6%) | n/a |
Supply is the row to watch here, at 4.7 months against the area’s 3.4, which is why sellers in this ZIP gave up a little more of their first price.
What the gap means for timing is on Should you sell your Southwest Austin home now, or wait?
The listings that stall are covered on Why do some Southwest Austin listings never find a buyer?
A few custom builders list above a million dollars here, named on Which homes will a buyer tour before yours in Southwest Austin?
The worth question for an older 78736 house is on What is your Southwest Austin home worth to this year’s buyers?
Are 78736 sellers getting more than a year ago?
By the foot, yes. Price per square foot rose to $286 this past year from $261 the year before.
The typical sale moved the other way, to $525,000 from $561,636. With each foot bringing more, the lower median points to which homes sold, likely smaller ones, more than to any loss of value.
Table 2. 78736 sales in each period. Each row stands on its own. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 20, 2026 | 27 | $545,000 | 39 days | 94.6% | $294 |
| Same 90 days, 2025 (July 23, 2025 to October 20, 2025) | 21 | $635,000 | 75 days | 89.4% | $245 |
| Twelve months ending October 20, 2026 | 97 | $525,000 | 21 days | 96.3% | $286 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 100 | $561,636 | 49 days | 95.0% | $261 |
Which market is my 78736 price range in?
The ZIP is too small to say range by range over three months.
No single price range in 78736 closed ten or more homes in the last 90 days, so the price-range table is left out; the ZIP-wide figures above are the reliable read.
For a range-level read, the Southwest Austin table on Should you sell your Southwest Austin home now, or wait? covers the same prices with enough sales to judge.
How does 78736 stack up against the other Southwest Austin ZIP codes?
It carries the heaviest supply of the five, and the lowest typical sale among the older resale ZIP codes.
Table 4. The other Southwest Austin ZIP codes, 90 days ending October 20, 2026. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| ZIP 78736 | 27 | $545,000 | 39 days | 94.6% | 42 | 4.7 | balanced |
| ZIP 78737 | 70 | $811,500 | 42 days | 95.1% | 88 | 3.8 | balanced |
| ZIP 78739 | 58 | $822,500 | 13 days | 98.0% | 42 | 2.2 | seller’s market |
| ZIP 78749 | 76 | $560,000 | 18 days | 97.4% | 99 | 3.9 | seller’s market |
| ZIP 78652 | 14 | $410,000 | 51 days | 93.2% | 9 | 1.9 | buyer’s market |
Most of what sells in 78736 is older stock: about three in five recent sales were built before 2000. No neighborhood here has enough sales yet for its own page, and the area view is on What does the Southwest Austin market look like for sellers now?
Which neighborhoods in 78736 have their own market report?
No neighborhood in ZIP code 78736 has enough sales on the record for its own page yet.
Does the 78736 scoreboard describe your home?
It describes the ZIP overall, and your street can read differently. Start with your address.
- Closely, for an established house priced near the ZIP’s typical sale.
- Loosely, for a house on acreage, where the land sets much of the price.
- Loosely, above a million dollars, where custom builds and private sales set the pace.
- Closely, for a house that is ready to show with an asking price based on this year’s closed sales, not last year’s.
Your situation
78736 pays more by the foot than it did a year ago and still takes longer to sell than its neighbors. More than half the listings have cut once.
So the question for your house is how it compares with the handful of listings a buyer will see this month, and whether its first price already meets them.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure how the 78736 numbers apply to your house, start with the homes a buyer would compare it with. 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 on your side of 78736 compare with the ZIP as a whole
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of Southwest Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 89 homes sold by Watters International Realty in Southwest Austin (Unlock MLS, all time).
Why do I watch months of supply in 78736?
Chris’s position, approved September 9, 2026.
Months of supply is the number I watch. It means: if no more homes came on the market, how long would it take to sell everything listed at the pace homes are selling now. The right company sells a lot faster than the average listing.
In 78736 it is 4.7 months, the most in Southwest Austin and still well under the metro’s 5.9.
About Watters International Realty in Southwest 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. 89 homes sold by Watters International Realty in Southwest Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the competing listings near you, how your part of 78736 compares with the ZIP, 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 Southwest Austin sellers
- What does the Southwest Austin market look like for sellers now?
- How is 78737 treating sellers in Belterra and Highpointe?
- What are buyers paying in 78739 for Circle C and Meridian homes?
- How fast are 78749 homes selling around Maple Run and Westcreek?
- Can a Manchaca resale compete with new builds in 78652?
- Should you sell your Southwest Austin home now, or wait?
- Which homes will a buyer tour before yours in Southwest Austin?
- Why do some Southwest Austin listings never find a buyer?
- What is your Southwest Austin home worth to this year’s buyers?
- The Austin seller hub
