What is your Southwest Austin home worth to this year’s buyers?
Quick answer
About what similar resales nearby closed for this year, adjusted for size and condition. Southwest Austin resales sold for $280 a square foot over the last 90 days, more than new builds, and prices were level on the year. Your own number turns on your price range, your ZIP code and the homes a buyer sees beside yours.
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
- New-build and resale closings in Southwest Austin over the 90 days ending October 20, 2026, by price per square foot
- Builder and resale asking prices on Southwest Austin listings as of October 21, 2026
Sources: Unlock MLS, pulled October 21, 2026; Travis Central Appraisal District (traviscad.org) for the parcel record.
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.
What does a typical Southwest Austin home sell for?
Buyers paid $275 a square foot for the typical home here over the last 90 days. I start with that figure because two houses on the same street can differ by a thousand square feet, and the per-foot number puts them on one scale.
Then I adjust. A Shady Hollow ranch house from the 1970s, a Meridian two-story and a new build in Manchaca land in very different spots on the chart below, even inside one ZIP code.
Is my home worth less than it was last year?
On the record, no. The typical sale came to $690,000 over the past twelve months, matching the $690,000 of the year before. Each square foot brought $285 against $281.
So a Southwest Austin owner has not lost ground by the foot this year. Whether your house kept pace depends on what it competes with now, and that is a local question more than an area one.
Does a new build nearby lower my home’s value?
Not on this record. Resales that sold lately brought $280 a square foot, against $204 for new builds.
Much of that gap is where the new homes are. The builder sales that closed were mostly in Manchaca, at lower prices, while Parten’s new homes ask above a million dollars and compete with only a few resales at the top of Belterra. Who is building where is on Which homes will a buyer tour before yours in Southwest Austin?
What did buyers pay against the asking price?
Most paid a bit under it. Southwest Austin homes closed at 96.4% of their original asking price over the last 90 days.
The sellers who come out ahead set their first number where buyers already are, and they get the busy first weeks of showings. Sellers who open high usually trim later and end up under where they could have started. What happens to those listings is on Why do some Southwest Austin listings never find a buyer?
How much does my ZIP code change the price per foot?
Quite a bit. Circle C and Meridian in 78739 brought $298 a square foot over the last 90 days, the highest in the area.
Village at Western Oaks and Maple Run in 78749 came in at $278, with smaller houses on average lots. Out in 78737, where Belterra and Highpointe homes run larger, buyers paid $257 a foot, because a big house spreads its price over more floor.
Manchaca sits far below at $181, and nearly all of that is new construction. So before you multiply anything by your square footage, start from the ZIP and the neighborhood you actually live in.
Is my appraised value what a buyer will pay?
Not necessarily. The appraisal district’s number is a tax record, drawn from sales that already happened. A buyer pays for your house against what is listed near it this month.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID or MUD assessment on your lot, or what a bond election would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What Watters International Realty can tell you is what a buyer would pay.
Will the public record describe your home’s value?
For most homes under a million dollars, yes. Enter your address and I will pull the recorded sales that match it.
- Well, in Circle C, Belterra or Village at Western Oaks, where dozens of similar houses sold this year.
- Poorly, at the top of the area, because a broker-to-broker private network carries sales the MLS never sees.
- Poorly, for acreage out toward Dripping Springs, where the land sets much of the number.
- Best of all for a house that is move-in ready, with an asking price based on this year’s closed sales, not last year’s.
Your situation
Southwest Austin resales held their ground this year, and per foot they beat the new builds. The record still misses the private sales at the top.
Your own number comes from the buyers touring this month and the houses they see beside yours. Whether to list now is on Should you sell your Southwest Austin home now, or wait? and each ZIP code’s market overall is broken out on What are buyers paying in 78739 for Circle C and Meridian homes? How fast are 78749 homes selling around Maple Run and Westcreek? How is 78737 treating sellers in Belterra and Highpointe? Is 78736 a buyer’s market or a seller’s market this fall? and Can a Manchaca resale compete with new builds in 78652?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are unsure what your home would bring this year, 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 in your ZIP code compare with Southwest Austin as a whole
- How the walkthrough works, which is the only route to a price we will stand behind
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).
What do your appraised value and recent sales really tell you?
Chris Watters’s position, stated September 9, 2026. Watters International Realty does not forecast prices; the figures on this page are one period’s measurements.
Your appraised value and recent sold comparable sales is where the market was yesterday. Tomorrow, the market is where your competition stands on price and features.
In Southwest Austin that competition is mostly other resales, and most of them have already cut once.
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 ZIP code compares with the area, 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?
- 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?
- 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?
- The Austin seller hub
