In the three months ending October 15, 2026, Spicewood homes that sold mostly did so below their first price, with only 11.0% closing at or above original asking, while 10 went under contract inside a month. In my read, the market is not the main reason a Spicewood listing fails to sell; the first price is, set against what buyers were paying. The MLS records no reason, so that is my reading.
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.
More Spicewood listings fail to sell than in the Austin metro as a whole. In the last three months, 96 Spicewood listings failed to sell, meaning they expired or were withdrawn. That is 56.8% of every Spicewood listing that reached an outcome either way, sold or not, against 39.9% in the Austin metro.
The MLS keeps no reason for a failed listing, so every cause on this page is my read. Windermere Oaks has 14 homes for sale now, the most of any Spicewood community on record, so a listing there lands among many others. The chart below shows how long the homes that did sell took to reach a contract.
The sales split into a quick group and a long tail. A smaller group went under contract in the first month, and most of the homes that closed needed more than three months.
Table 1. How long the 73 homes that sold in Spicewood took to go under contract, cumulative days on market to contract, 90 days ending October 15, 2026. Source: Unlock MLS.
| Days on market | Homes sold |
|---|---|
| 30 days or less | 10 |
| 31 to 60 days | 8 |
| 61 to 90 days | 9 |
| More than 90 days | 46 |
The two middle rows of Table 1 are the smallest in the table.
The median home needed 104 days, which puts it inside the long tail, and the typical home in the Austin metro took 56. Spicewood is a slow market, and a seller who plans for a quick sale is planning against the pattern.
The MLS gives no reasons, so this is my read. Supply is heavy at 9.2 months of inventory, and most homes that sold needed more than three months to reach a contract. A large share of the homes for sale are also below their first price.
In my read, a seller who lists into that and holds the first price tends to run out of time before a buyer agrees with it, and the homes that went under contract fast are the ones that opened where buyers were already paying.
In the last three months 113 new listings came on the market and 73 homes sold, so a new listing lands among many others.
A new build and a resale went under contract at close to the same pace. The typical new build took 107 days and the typical resale 104, which tells me the slow sales are a town-wide pattern and not a new-build story.
Most sellers who closed did so below their first price. The typical home closed at 90.2% of its original asking price, and only 8 closed at or above it.
The sold prices of resales and new builds are on How do you price a Spicewood home when the comps are already old news? The other homes your buyer may tour the same day are on Is your Spicewood home competing with builders or with the neighbors?
More than half of the homes for sale are already below where they started: 51.8% right now, and the typical listing has been up 102 days.
The $1,000,000 to $1,249,999 range has the most cut listings of any range. Whether cuts like these change when you list is on Is waiting for a better price really the cautious move for a Spicewood seller?
If you list here, the practical moves follow from the table above. Open at a price the last three months of closings in your range support, have the home move-in ready on day one, and answer every buyer inquiry quickly. The 10 homes that went under contract inside the first month show that a quick sale is possible here, so the long tail is not a given.
In my read, a listing that does all of that has removed the usual reasons for the long tail, and what is left comes down to the home itself.
Some of what raises or lowers the odds is yours to check. If that is you, the fastest way to know is to run your address.
How a buyer would weigh your home against a new build is on How do you price a Spicewood home when the comps are already old news?
Whether you are in Windermere Oaks, West Cypress Hills or one of the smaller communities, your listing is measured against homes that went under contract in weeks and homes that took months.
So the useful question for your house is whether, at your opening price and with the marketing it would get, a buyer would choose it in the first week.
If you worry your listing would be one of the ones that fails to sell, start by seeing what it would be measured against. 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).
Chris’s position, WIR positions library, approved September 9, 2026.
A home that does not sell has a price problem, a promotion problem, or a product problem. Plenty of homes are marketed badly, by agents who have no system for following up and no system for responding the minute a buyer raises a hand.
The same three months in Spicewood produced 46 homes that needed more than three months to reach a contract, which in my read is a listing difference more than a market one.
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 quickly homes like yours have sold, 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.
