Is 78734 a buyer’s or seller’s market for Lake Travis homeowners?
Quick answer
A buyer’s market for the ZIP as a whole. Lake Travis homes closed at 93.3% of original asking this past year, against the heaviest supply in West Austin. Several price ranges below $600,000 were balanced, so your price can change the answer.
What we analyzed
- 183 homes sold in ZIP 78734 (Austin city addresses) in the twelve months ending October 20, 2026
- 150 homes for sale in ZIP 78734 as of October 21, 2026, 9 of them builder listings
- 9.8 months of inventory in ZIP 78734, against 5.5 in the Austin metro
- ZIP 78734 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 78734 stack up against West Austin and the metro?
It is the slowest-turning part of West Austin. Supply runs close to twice the metro’s, and buyers on the Lake Travis side paid the least against first asking of any ZIP outside the core.
Table 1. ZIP code 78734 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 78734 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 78734 | West Austin | Austin metro |
|---|---|---|---|
| Homes sold | 183 | 1,621 | 34,996 |
| Median sale price | $642,500 | $990,000 | $415,000 |
| Median days on market | 67 days | 48 days | 58 days |
| What homes sold for relative to their initial asking price | 93.3% | 94.0% | 94.3% |
| Price per square foot (median) | $274 | $347 | $205 |
| Homes for sale | 150 | 682 | 16,078 |
| Months of supply | 9.8 | 5.0 | 5.5 |
| Buyer’s or seller’s market | buyer’s market | buyer’s market | balanced |
| Listings that failed to sell | 220 | 1,147 | 19,679 |
| Share of listings that failed to sell | 54.6% | 41.4% | 36.0% |
| Active under contract | 11 | 87 | 1,422 |
| Pending | 10 | 41 | 2,064 |
| New listings in the last twelve months | 398 | 2,648 | 54,447 |
| Homes for sale priced below their original asking price | 73 (48.7%) | 347 (50.9%) | 59.1% |
| New builds for sale (builder listings) | 9 of 150 (6.0%) | 55 of 682 (8.1%) | n/a |
A Hudson Bend or Apache Shores owner reading the sale-to-asking row should go next to What is your West Austin home worth when top sales stay private?
The days-to-contract row is the longest in the area, and why so many lake listings stall is on Why do some West Austin homes sell while others sit?
Heavy supply changes the case for listing this season; that case is on Should you sell your West Austin home now, or wait for next year?
A handful of builders list here too, and they are named on What is your West Austin home really competing against?
Are more Lake Travis homes selling than last year?
A few more, at a lower price per foot. Closings rose to 183 this past year from 177.
Price per square foot fell over the same twelve months, to $274 from $288. Buyers are coming out of the woodwork on the lake, and prices are still going down. Each year has its own row.
Table 2. 78734 sales in each period. Each row stands on its own. Figures describe the public (MLS) side only. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| Twelve months ending October 20, 2026 | 183 | $642,500 | 67 days | 93.3% | $274 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 177 | $650,000 | 57 days | 93.0% | $288 |
Which market is my Lake Travis price range in?
The table answers it range by range, using what homes sold for against their original asking price over the past twelve months.
Table 3. 78734 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 | 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 | 12 | $402,500 | 75 days | 45.5% | 7 | 0 | 5 | 7.0 | balanced |
| $450,000 to $499,999 | 14 | $449,720 | 43 days | 41.7% | 10 | 0 | 5 | 8.6 | balanced |
| $500,000 to $549,999 | 15 | $507,000 | 46 days | 55.9% | 7 | 0 | 5 | 5.6 | balanced |
| $550,000 to $599,999 | 17 | $542,000 | 30 days | 48.5% | 9 | 0 | 5 | 6.4 | balanced |
| $700,000 to $799,999 | 18 | $700,000 | 44 days | 35.7% | 10 | 0 | 4 | 6.7 | buyer’s market |
| $800,000 to $899,999 | 13 | $812,500 | 59 days | 35.0% | 11 | 2 | 7 | 10.2 | balanced |
| $1,250,000 to $1,499,999 | 11 | $1,200,000 | n/a (private sales) | n/a (private sales) | 9 | 2 | 3 | 9.8 | buyer’s market |
The ranges from $400,000 to just under $600,000 closed as balanced markets, so a well-priced home there has room to hold its price. The $700,000 range and most busy ranges above a million dollars were buyer’s markets by the same rule, so check the row for your price.
Where does 78734 rank among the West Austin ZIP codes?
Last on supply and near the bottom on price, which is why Lake Travis sellers face different math from Westlake or Tarrytown owners.
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 78734 | 183 | $642,500 | 67 days | 93.3% | 150 | 9.8 | buyer’s market |
| 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 78733 | 88 | $1,312,000 | 25 days | 94.9% | 25 | 3.4 | balanced |
| 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 |
The area view across all seven ZIP codes is How is the West Austin housing market treating sellers this year?
Housing here is mostly from the 2000s, from Apache Shores and Cardinal Hills to the condos at Villas on Travis, which sell well below the rest of the ZIP. With this much on the market, a Lake Travis buyer can afford to wait, and the listings that sell are the ones that look like the best value on the day they appear.
Which neighborhoods in 78734 have their own market report?
Table 5. Neighborhoods in ZIP code 78734 with their own page, by sales in the twelve months ending October 20, 2026. Source: Unlock MLS.
| Neighborhood | Sold, twelve months | Median sale price | Market report |
|---|---|---|---|
| Apache Shores | 29 | $515,000 | Apache Shores market report |
Do these numbers fit your Lake Travis home?
More closely for some houses than others. Send us your address and we will show the lake listings a buyer would set beside yours.
- Closely, for a home in Apache Shores, Cardinal Hills or Hudson Bend priced between $400,000 and $600,000.
- Loosely, for a waterfront home, where private sales and the shoreline set the price.
- Closely, if a builder is finishing homes in Bella Montagna or Lakeside Estates nearby.
- Better for you if the house is move-in ready and the asking price is based on this year’s closed sales, not last year’s.
Your situation
The Lake Travis side of 78734 has the most supply in West Austin, buyers paying less per foot than last year, and about half the listings already cut. More of them are buying, though.
The question for your house is whether it opens at a price those buyers will act on, against all the lake homes they can choose from.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are worried about how a Lake Travis home sells with this much supply, start with the listings a buyer would compare yours with. Request my complimentary Home Competitor Analysis for your address. You get:
- The lake-area homes for sale a buyer would likely tour alongside yours
- How recent sales in your part of 78734 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 Lake Travis?
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 78734 that is 9.8 months on the twelve-month pace, the heaviest in West Austin, and it is why first price matters more here than anywhere else in the area.
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 lake listings near you, how your part of 78734 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?
- What are 78733 buyers paying near Barton Creek West?
- 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
