In my read, sell now if your Spicewood home is move-in ready and you price it against what closed in the three months ending October 15, 2026. A year of waiting has paid little: price per square foot was $267 over the past twelve months against $264 in the twelve months before. Spicewood is a buyer’s market overall on what homes closed at against original asking, and a price point changes which market a home is in, so your range can change the answer.
Sources: Unlock MLS, pulled October 16, 2026.
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
47 Spicewood 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 Does the Spicewood housing market work the same at every price?, and every number on this page is also broken out in the tables on Why do Spicewood homes take longer to sell than Lakeway's at a lower price?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
A year of waiting has paid little in Spicewood. The last three months look weaker on the median alone, since the typical home sold for $635,000, against $670,000 in the same three months last year.
In my read, a median from one season’s sales swings with which homes happen to close, so I give more weight to price per square foot over twelve months, which barely moved. A seller in West Cypress Hills or Windermere Oaks can read the same pattern from their own community’s closings. The chart below sets this season beside the same season a year ago.
Contracts are in motion: 21 homes are active under contract and 9 are pending, so those buyers have already chosen.
That pipeline is real, and it sits beside a town with heavy supply. The wider picture of the town is on Does the Spicewood housing market work the same at every price?
Many have already come down, and how many, and how long those listings have been up, is counted on Is the Spicewood market really why your listing is not selling?
In my read, a first price above what your range closed at over the last three months invites the same cut, and a buyer who has seen one cut will hold your listing to it.
Spicewood overall is a buyer’s market, with homes closing at 90.2% of original asking over the last three months. That describes the town overall, and your range may sit in a different market.
Table 1. Spicewood homes by price range. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 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%. Each reading is for that price range only; a different price point changes which market a home is in. Only price ranges with at least 10 sales in the last 90 days 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 |
|---|---|---|---|---|---|---|---|
| $1,250,000 to $1,499,999 | 10 | $1,072,500 | 22 | 4 | 7 | 6.6 | buyer’s market |
I read each range by sale price as a share of original asking. At 97% or more a range is a seller’s market, from 94% to under 97% it is balanced, and under 94% it is a buyer’s market for that range. Months of inventory supports that reading and does not set it.
The $1,250,000 to $1,499,999 range is the one range with at least 10 sales in the last three months, and it reads as a buyer’s market for that range.
Every other range reads on the twelve-month basis, because ranges with few sales swing from one pull to the next.
The $350,000 to $399,999 range reads as a seller’s market on twelve months. Its months of inventory point the other way and the sales behind it are few, so I would price a home there to recent closings and not to that reading.
The $800,000 to $899,999 range reads as a buyer’s market on twelve months.
The ranges and their readings are tabled on Why do Spicewood homes take longer to sell than Lakeway’s at a lower price?
Plan for a long stretch before a contract. Spicewood is a slow market, and how long homes took to reach a contract, and why some went in weeks, is broken out on Is the Spicewood market really why your listing is not selling?
In most of Spicewood the competition is the neighbor’s listing, and builders matter in particular communities and ranges. Who is listing, and where, is on Is your Spicewood home competing with builders or with the neighbors? What a buyer would pay for your home next to those listings is on How do you price a Spicewood home when the comps are already old news?
Spicewood’s town reading and your range can disagree, so I sort a home by its range and its community before I answer. If that is you, the fastest way to know is to run your address.
Whichever way you lean, carry the twelve-month price per square foot with you, since it barely moved. The sold-price side of the decision is on How do you price a Spicewood home when the comps are already old news?
Buyers are closing homes in Spicewood, and the seller most likely to be surprised is the one who reads the town as a single market. A home in Windermere Oaks and a home in Barton Creek Lakeside face different buyers, and the range your home sits in decides which reading applies.
The question for your own listing: in your range, what has closed lately, and would a buyer pick yours over those?
If you cannot tell whether to list this fall or hold off, start by seeing what your home would be up against at its price. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Spicewood arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 47 homes sold by Watters International Realty in Spicewood (Unlock MLS, all time).
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 16, 2026. 47 homes sold by Watters International Realty in Spicewood (Unlock MLS, all time).
You get the competing listings near you, how fast homes like yours have been selling, 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.
