Why are so many Maple Run listings cutting their price?
Quick answer
Mostly because they opened above what Maple Run buyers paid this year. Eleven of the 13 homes for sale had cut on the analysis date, while homes that sold over the past twelve months closed at 97.5% of original asking.
What we analyzed
- 9 homes sold in Maple Run in the 90 days ending October 20, 2026, 46 in the twelve months ending the same day
- 13 Maple Run homes for sale as of October 21, 2026, 11 of them below their original asking price
- 3.4 months of inventory in Maple Run on the twelve-month pace, against 3.1 for Southwest Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Maple Run is the MLS subdivision name, with its recorded spellings counted as one.
89 homes sold by Watters International Realty in Southwest Austin. 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 Maple Run: 8.
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 78749 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 are so many Maple Run homes cutting?
The sales and the listings point in different directions. Homes that closed this past year got close to their first price, and the homes for sale now mostly did not.
That usually means the first price came from last year’s best sale. The typical active listing had been on the market 61 days, well past the median 24 days that sold homes took over the twelve months.
Did Maple Run prices change this year?
The median held, and price per foot slipped. The typical sale was $477,250 this past year against $475,000 the year before.
Price per square foot fell to $297 from $303, while the typical house sold grew a little. So bigger homes sold, and value per foot came down.
Table 1. Maple Run sales in each period, from the MLS subdivision records for Maple Run in Southwest Austin. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 13 Maple Run 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 | 9 (thin) | $411,500 | $287 | 34 days | 95.6% | 1,615 | 1984 |
| Same 90 days a year earlier (July 23, 2025 to October 20, 2025) | 14 | $454,000 | $270 | 37 days | 90.5% | 1,604 | 1986 |
| Twelve months ending October 20, 2026 | 46 | $477,250 | $297 | 24 days | 97.5% | 1,658 | 1986 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 51 | $475,000 | $303 | 43 days | 97.0% | 1,590 | 1986 |
Which Maple Run price ranges are moving?
The lower one. The $400,000s closed as a seller’s market this past year, while the $450,000 to $499,999 range was a buyer’s market, so the line between them matters for your price.
Table 2. Maple Run 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. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $400,000 to $449,999 | 10 | $412,250 | 1 | 0 | 1 | 1.2 | seller’s market |
| $450,000 to $499,999 | 11 | $462,300 | 4 | 0 | 3 | 4.4 | buyer’s market |
Maple Run is a seller’s market for the neighborhood overall on the twelve-month record, and how it fits its ZIP is on How fast are 78749 homes selling around Maple Run and Westcreek?
Sell now, or wait?
For most owners, list with a price set from this year.
- Sell now if your house sits in the low $400,000s, where buyers paid close to full price.
- Sell now with an asking price based on this year’s closed sales, not last year’s.
- Wait if you would list in the high $400,000s and the house needs work, since that range gave buyers room.
- Wait if a cut neighbor two doors down is still asking less than you would.
While the home is coming soon, I market it to the 4,000 cash buyers in my black book, not counting buyers using traditional financing, and you see every option.
Your situation
Maple Run buyers paid close to asking this past year, and nearly every listing on the market today has cut. The gap is the first price.
So the question for your house is what this year’s buyers would pay, set against the neighbors who already came down.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Most Maple Run listings have cut. Find out where this year’s buyers would put your house before you pick a number. Request my complimentary Home Competitor Analysis for your address. You get:
- The Maple Run homes for sale a buyer would likely tour alongside yours
- How your house compares with what sold this year and what is still listed
- 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 Maple Run listings near your price, how yours compares, and a walkthrough before any pricing talk.
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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