Should you sell your Southwest Austin home now, or wait?
Quick answer
Now, if the house is ready and the asking price is based on this year’s closed sales, not last year’s. Waiting has not moved prices here: the typical sale was $690,000 this past year and $690,000 the year before. Your price range decides how hard the first month will be.
What we analyzed
- 245 homes sold in Southwest Austin in the 90 days ending October 20, 2026
- 280 homes for sale in Southwest Austin as of October 21, 2026, 38 of them builder listings
- 3.4 months of inventory in Southwest Austin, against 5.9 in the Austin metro
- Southwest Austin closings for the twelve months ending October 20, 2026, against the twelve months before
- Homes under contract and pending in Southwest Austin as of October 21, 2026
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, and every number on this page is also broken out ZIP by ZIP on the scoreboard pages for 78736, 78737, 78739, 78749, 78652.
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.
Has waiting paid off for Southwest Austin sellers?
Not in the price. The median sale price came to $690,000 over the past twelve months, the same $690,000 as the twelve months before.
By the foot there was a small gain, $285 against $281. Spread over a typical house, that is a few dollars a foot for a year of carrying the mortgage, the taxes and the yard work.
The latest 90 days, set against the same stretch last year, appear in the chart below.
Are buyers still out there in Circle C, Belterra and Village at Western Oaks?
Yes, and in larger numbers over the year. Southwest Austin closed 1,099 homes this past year against 1,044 the year before.
On the analysis date 47 homes were under contract and still showing, with another 39 pending. That is a steady flow for an area of this size, and it means a well-priced house has buyers to meet it.
What does a high first price cost here?
Mostly time, then the cut. Of the homes that sold here lately, 135 went under contract inside a month. Another 35 took longer than three months.
The listings that missed their first month usually opened above what buyers were already paying. That is why 171 of the 280 homes for sale today sit below their original asking price, and why a buyer reads your price against the neighbor who already came down.
Does my price range change the answer?
Yes, more than the calendar does. Each range below is judged by what its homes sold for against original asking over the last 90 days, and the reading is for that range as a whole.
Table 1. Southwest Austin homes by price range. Sales are from the 90 days ending October 20, 2026; homes for sale are as of October 21, 2026. A range is a seller’s market when homes sell 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 last 90 days 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 |
|---|---|---|---|---|---|---|---|---|---|
| $400,000 to $449,999 | 14 | $410,000 | 31 days | 17.6% | 8 | 2 | 6 | 1.7 | balanced |
| $450,000 to $499,999 | 10 | $467,500 | 40 days | 9.1% | 18 | 2 | 13 | 5.4 | balanced |
| $500,000 to $549,999 | 23 | $500,000 | 29 days | 23.3% | 15 | 0 | 11 | 2.0 | seller’s market |
| $550,000 to $599,999 | 23 | $565,000 | 22 days | 20.7% | 26 | 0 | 16 | 3.4 | seller’s market |
| $600,000 to $649,999 | 19 | $596,515 | 25 days | 24.0% | 29 | 0 | 16 | 4.6 | balanced |
| $650,000 to $699,999 | 22 | $656,500 | 10 days | 37.1% | 24 | 1 | 16 | 3.3 | seller’s market |
| $700,000 to $799,999 | 31 | $740,000 | 17 days | 40.4% | 31 | 0 | 19 | 3.0 | balanced |
| $800,000 to $899,999 | 31 | $820,000 | 32 days | 24.4% | 25 | 1 | 13 | 2.4 | balanced |
| $900,000 to $999,999 | 15 | $919,880 | 24 days | 34.8% | 14 | 0 | 9 | 2.8 | balanced |
| $1,000,000 to $1,249,999 | 20 | $1,074,341 | n/a (private sales) | n/a (private sales) | 25 | 16 | 15 | 3.8 | balanced |
Several of the ranges between $500,000 and $699,999 closed as seller’s markets for that range overall, which favors listing a ready home now at those prices. The $700,000s through the low millions were balanced, so the first price matters more there, and above a million dollars a broker-to-broker private network carries part of the business off the record.
Who is my house up against if I list this fall?
Mostly other owners. Builders hold a small slice of what is for sale, so the house a buyer tours after yours is usually a resale that has already cut once. The street-level picture is on Which homes will a buyer tour before yours in Southwest Austin?
Each ZIP code reads a little differently, from What are buyers paying in 78739 for Circle C and Meridian homes? to Can a Manchaca resale compete with new builds in 78652? The area as a whole is on What does the Southwest Austin market look like for sellers now?
Sell now, or wait?
The record leans toward listing a ready house, and the reasons to hold are about the house itself. Start with your address and I will show you where your house sits.
- Sell now if your asking price is based on this year’s closed sales, not last year’s, and the house is ready to show.
- Sell now if your home falls in one of the ranges from $500,000 to $699,999 that closed as seller’s markets.
- Wait if the house needs repairs an inspector will flag, because the next house on the tour may not.
- Wait if the move only works at a price above what your part of the area sold for this year.
During the coming-soon stage we market the home to my buyer network: the 4,000 cash buyers in my black book, not counting buyers using traditional financing, and more than 100,000 buyers in our database. You see every option and you choose.
Your situation
A year of waiting left the typical Southwest Austin sale where it started, while buyers bought more homes and most sellers cut once along the way. The calendar is doing little for anyone here.
Your timing comes down to one question: can your house open at a price this fall’s buyers are already paying, in your range and on your street? Why some listings stall anyway is on Why do some Southwest Austin listings never find a buyer? and what your house might bring is on What is your Southwest Austin home worth to this year’s buyers?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are weighing whether to list this fall or hold, start with the homes a buyer would compare yours with today. 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 this year’s sales in your price range compare with Southwest Austin as a whole
- How the walkthrough works and what we look at before any timing advice
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 competing listings at your price, how your part of Southwest Austin moved this year, and a walkthrough before we talk about timing.
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?
- Is 78736 a buyer’s market or a seller’s market this fall?
- 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?
- 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
