What are 78733 buyers paying near Barton Creek West?
Quick answer
A little under their first asking price, in a market with very few public sales. Barton Creek West, Austin Lake Hills and the rest of the Lake Austin side closed as a balanced market for the ZIP overall, with the tightest supply in West Austin and prices up from last year. Your price range can tell a different story, and much of the lakefront market sells privately.
Public-record median: $1,312,000 for ZIP 78733 sales recorded in the MLS, twelve months ending October 20, 2026. It is the floor of the record. Lake Austin frontage and the larger Barton Creek West lots often trade privately and never reach the MLS, and a lot alone here rarely sells for less than a million dollars.
What we analyzed
- 88 homes sold in ZIP 78733 (Austin city addresses) in the twelve months ending October 20, 2026
- 25 homes for sale in ZIP 78733 as of October 21, 2026, 2 of them builder listings
- 3.4 months of inventory in ZIP 78733, against 5.5 in the Austin metro
- ZIP 78733 price ranges for the twelve months ending October 20, 2026 (annual basis; no 90-day ranges)
- The twelve months before, October 21, 2024 to October 20, 2025, on its own row
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
79 West 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 West Austin, TX market report.
Last updated October 21, 2026. Sales data covers the twelve months ending October 20, 2026 (Unlock MLS via MLS Grid, the public MLS side only); listing inventory as of October 21, 2026. This page refreshes annually.
How does 78733 line up against West Austin?
Tighter, and pricier per foot. Homes in the ZIP closed at 94.9% of their original asking price over the past twelve months, which my rule counts as balanced, and supply is the thinnest of any West Austin ZIP code.
Table 1. ZIP code 78733 compared with West Austin and the Austin metro. Sales are from the twelve months ending October 20, 2026; homes for sale are as of October 21, 2026. The ZIP column covers 78733 homes recorded with an Austin city address. “Failed to sell” means the listing expired or was withdrawn without selling. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Measure | ZIP 78733 | West Austin | Austin metro |
|---|---|---|---|
| Homes sold | 88 | 1,621 | 34,996 |
| Public-record median sale price | $1,312,000 | $990,000 | $415,000 |
| Median days on market | n/a (private sales) | 48 days | 58 days |
| What homes sold for relative to their initial asking price | 94.9% | 94.0% | 94.3% |
| Price per square foot (median) | $431 | $347 | $205 |
| Homes for sale | 25 | 682 | 16,078 |
| Months of supply | 3.4 | 5.0 | 5.5 |
| Buyer’s or seller’s market | balanced | buyer’s market | balanced |
| Listings that failed to sell | n/a (private sales) | 1,147 | 19,679 |
| Share of listings that failed to sell | n/a (private sales) | 41.4% | 36.0% |
| Active under contract | 5 | 87 | 1,422 |
| Pending | 1 | 41 | 2,064 |
| New listings in the last twelve months | 126 | 2,648 | 54,447 |
| Homes for sale priced below their original asking price | 16 (64.0%) | 347 (50.9%) | 59.1% |
| New builds for sale (builder listings) | 2 of 25 (8.0%) | 55 of 682 (8.1%) | n/a |
The price-per-foot and sale-to-asking rows are where a Lake Austin owner starts; they are read on What is your West Austin home worth when top sales stay private?
With so few sales, one stalled listing shows up fast, and the reasons listings stall are on Why do some West Austin homes sell while others sit?
Thin supply cuts both ways on timing, which is the subject of Should you sell your West Austin home now, or wait for next year?
The two builder listings and the resales a buyer tours instead are on What is your West Austin home really competing against?
Did 78733 prices rise from last year?
Yes, on both measures. The public-record median climbed to $1,312,000 this past year from $1,199,500 the year before.
Price per square foot rose too, to $431 from $410, even as fewer homes sold. The rows below keep each year separate.
Table 2. 78733 sales in each period. Each row stands on its own. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Period | Sold | Public-record median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| Twelve months ending October 20, 2026 | 88 | $1,312,000 | n/a (private sales) | 94.9% | $431 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 106 | $1,199,500 | n/a (private sales) | 93.8% | $410 |
Which market is my price range in along the Lake Austin side?
Only two ranges here had enough sales to read, and they are the ones in the table. Each is judged by what its homes sold for against their original asking price over the past twelve months.
Table 3. 78733 homes by price range. Sales are from the twelve months 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 twelve months 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 | Public-record 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 |
|---|---|---|---|---|---|---|---|---|---|
| $1,250,000 to $1,499,999 | 17 | $1,275,000 | n/a (private sales) | n/a (private sales) | 1 | 0 | 1 | 0.7 | seller’s market |
| $1,500,000 to $1,749,999 | 10 | $1,510,000 | n/a (private sales) | n/a (private sales) | 3 | 1 | 1 | 3.6 | balanced |
The $1,250,000 range closed as a seller’s market for that range and the range above it was balanced. Outside those two, the record is too thin to call, and the private network holds a good part of the rest.
How does 78733 compare with the other West Austin ZIP codes?
It is the smallest by sales and the tightest by supply, with a price per foot below only Tarrytown and Westlake.
Table 4. The other West Austin ZIP codes, twelve months ending October 20, 2026. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| ZIP 78733 | 88 | $1,312,000 | 25 days | 94.9% | 25 | 3.4 | balanced |
| ZIP 78703 | 220 | $1,302,500 | 56 days | 92.4% | 117 | 6.4 | buyer’s market |
| ZIP 78732 | 223 | $835,000 | 49 days | 94.5% | 87 | 4.7 | balanced |
| ZIP 78734 | 183 | $642,500 | 67 days | 93.3% | 150 | 9.8 | buyer’s market |
| ZIP 78735 | 152 | $822,500 | 52 days | 95.0% | 44 | 3.5 | balanced |
| ZIP 78738 | 490 | $870,000 | 44 days | 94.9% | 151 | 3.7 | balanced |
| ZIP 78746 | 265 | $1,679,000 | 51 days | 92.3% | 108 | 4.9 | buyer’s market |
How the seven ZIP codes fit together for a seller is on How is the West Austin housing market treating sellers this year?
The Lake Austin side is a set of small, older subdivisions: Barton Creek West from around 1990, Austin Lake Hills, Austin Lake Estates, Rob Roy on the Lake and Senna Hills. Each sells only a few homes a year on the MLS, so a buyer here is choosing between very few listings, and a seller’s real competition is often the last private sale a buyer heard about.
Which neighborhoods in 78733 have their own market report?
No neighborhood in ZIP code 78733 has enough sales on the record for its own page yet.
Does this describe your Lake Austin or Barton Creek West home?
Partly. With so few public sales, a single house can move these numbers. That is why your address matters more here than the averages.
- Closely, for a home in the $1,250,000 to $1,749,999 ranges that the table can read.
- Loosely, on the water, where many sales are private.
- Loosely, for an older house on a large lot, where buyers are pricing the land.
- Closely, for a finished house that opens near what the few recent buyers here paid.
Your situation
The Lake Austin side had few public sales this year, rising prices, and very little for sale. Most of what is listed has already cut, which tells you buyers still have limits here.
For your house the question is which handful of sales and listings a buyer would actually compare it with, and whether some of them never reached the MLS.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure what a thin public record says about your Lake Austin or Barton Creek West home, start with the few 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 part of 78733 compare with the ZIP as a whole
- How the walkthrough works and what we look at in your home
No obligation. The report for your part of West Austin arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 79 homes sold by Watters International Realty in West Austin (Unlock MLS, all time).
Why do I watch months of supply on the Lake Austin side?
Chris’s position, Watters International Realty positions library, approved September 9, 2026.
Months of supply is the number I watch. It means: if no more homes came on the market, how long would it take to sell everything listed at the pace homes are selling now.
In 78733 it comes to 3.4 months on the twelve-month pace, the tightest in West Austin, and still most of the listings here have cut.
About Watters International Realty in West 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. 79 homes sold by Watters International Realty in West Austin (Unlock MLS, all time).
See the homes you’d be competing against
You get the competing listings near you, how your part of 78733 compares with the ZIP, 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 West Austin sellers
- How is the West Austin housing market treating sellers this year?
- How is 78703 treating sellers in Tarrytown and Pemberton Heights?
- Is 78732 a buyer’s or seller’s market for Steiner Ranch owners?
- Is 78734 a buyer’s or seller’s market for Lake Travis homeowners?
- How is 78735 treating sellers in Travis Country and Barton Creek?
- How do Lakeway and Bee Cave resales compete in 78738?
- How is the Westlake and Rollingwood market in 78746?
- Should you sell your West Austin home now, or wait for next year?
- What is your West Austin home really competing against?
- Why do some West Austin homes sell while others sit?
- What is your West Austin home worth when top sales stay private?
- The Austin seller hub
