What are Circle C Ranch buyers paying for homes this fall?
Quick answer
Close to full asking, for homes priced near what the neighborhood has been selling for. Circle C Ranch homes closed at 98.0% of original asking over the last 90 days and went under contract in a median 11 days, a seller’s market for the neighborhood overall.
What we analyzed
- 27 homes sold in Circle C Ranch in the 90 days ending October 20, 2026, 143 in the twelve months ending the same day
- 20 Circle C Ranch homes for sale as of October 21, 2026, 13 of them below their original asking price
- 1.7 months of inventory in Circle C Ranch on the twelve-month pace, against 3.1 for Southwest Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Circle C Ranch is the MLS subdivision name, with its recorded spellings counted as one.
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 homes sold by Watters International Realty in Southwest Austin in the MLS. That count is every home we listed and closed in Southwest 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 Circle C Ranch: 4.
How Southwest Austin as a whole is doing is on the Southwest Austin, TX market report, and the town and ZIP code tables are on the 78739 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 Circle C Ranch median rise this year?
Bigger homes sold, and each foot brought a little more. The median sale price came to $787,000 over the past twelve months against $730,500 the twelve months before.
The typical house that sold was a little larger this year, and price per square foot edged up to $297 from $293. So most of the jump in the median is the mix of homes, with a small real gain per foot on top.
Table 1. Circle C Ranch sales in each period, from the MLS subdivision records for Circle C Ranch in Southwest Austin. Each row stands on its own. A median is left out when a period has fewer than 5 sales. Figures describe the public (MLS) side only. 20 Circle C Ranch 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 | 27 | $766,500 | $295 | 11 days | 98.0% | 2,597 | 1997 |
| Same 90 days a year earlier (July 23, 2025 to October 20, 2025) | 33 | $724,000 | $290 | 51 days | 94.3% | 2,661 | 1996 |
| Twelve months ending October 20, 2026 | 143 | $787,000 | $297 | 16 days | 98.0% | 2,789 | 1998 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 128 | $730,500 | $293 | 19 days | 96.6% | 2,630 | 1998 |
Is Circle C Ranch a buyer’s market or a seller’s market?
A seller’s market, by my rule, for the neighborhood as a whole. Homes that sold over the last three months closed at 98.0% of their original asking price, and supply on that pace is 2.2 months.
The listings tell a second story. Of the 20 homes for sale on the analysis date, 13 had already cut, so a quick market here rewards the house priced right and leaves the rest waiting.
Which Circle C Ranch price ranges are moving?
Nearly all of them below a million dollars. Every busy range from $600,000 to $999,999 closed as a seller’s market over the past twelve months.
Table 2. Circle C Ranch homes by price range, twelve months ending October 20, 2026; homes for sale as of October 21, 2026. A range is a seller’s market when homes sold for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Only price ranges with at least 10 sales in the twelve months are shown. Figures describe the public (MLS) side only; ranges at $1M and above trade largely on a broker-to-broker private network, so days on market and failed-to-sell figures are not shown for them. Source: Unlock MLS.
| Price range | Sold | Median sale price | Median days on market | Share of listings that failed to sell | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|---|---|
| $600,000 to $649,999 | 15 | $605,000 | 21 days | 11.8% | 2 | 0 | 1 | 1.6 | seller’s market |
| $650,000 to $699,999 | 14 | $660,000 | 8 days | 26.3% | 2 | 0 | 1 | 1.7 | seller’s market |
| $700,000 to $799,999 | 37 | $751,000 | 10 days | 15.9% | 3 | 0 | 1 | 1.0 | seller’s market |
| $800,000 to $899,999 | 32 | $834,250 | 18 days | 13.5% | 4 | 0 | 3 | 1.5 | seller’s market |
| $900,000 to $999,999 | 11 | $949,000 | 11 days | 21.4% | 1 | 0 | 0 | 1.1 | seller’s market |
| $1,000,000 to $1,249,999 | 18 | $1,099,679 | n/a (private sales) | n/a (private sales) | 1 | 0 | 1 | 0.7 | balanced |
The range just above a million dollars was balanced on the public side, and that is also where a broker-to-broker private network carries some Circle C sales that never reach the MLS. How the neighborhood sits inside its ZIP code is on What are buyers paying in 78739 for Circle C and Meridian homes?
Sell now, or wait?
For a ready house, the record leans toward listing now.
- Sell now if your home sits in the $700,000s or $800,000s, the busiest stretch of the neighborhood.
- Sell now if the asking price is based on this year’s closed sales, not last year’s.
- Wait if the kitchen and baths are original and the houses on your loop have been redone.
- Wait if you would only move at a price above what your section sold for this year.
Your situation
Circle C Ranch sells fast, mostly to buyers comparing one resale against another, since there is no new construction inside the neighborhood. Phase, lot and updates decide where a house lands.
So the question for yours is which Circle C listings a buyer will see the same weekend, and whether your first price already beats them.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Circle C Ranch moves quickly, and most of today’s listings have still cut. Find out which group your house would land in. Request my complimentary Home Competitor Analysis for your address. You get:
- The Circle C Ranch homes for sale a buyer would likely tour alongside yours
- How your phase, lot and updates compare with what sold this year
- 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).
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 Circle C Ranch listings near your price, how yours compares, 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.
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- Where does a Westcreek home stand with buyers this fall?
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