How is 78735 treating sellers in Travis Country and Barton Creek?
Quick answer
Fairly, for now: the Westlake-area ZIP code covering Travis Country, Lantana and Barton Creek closed as a balanced market overall this past year, with more homes selling. The typical sale came in lower than last year, and about half the homes listed now have cut. Your price range matters, because the ranges ran from seller’s markets to buyer’s markets.
Public-record median: $822,500 for ZIP 78735 sales recorded in the MLS, twelve months ending October 20, 2026. It is the low edge of the record. Barton Creek estates that would raise it often sell privately and never reach the MLS, and a lot alone in this part of the Westlake area rarely goes for under a million dollars.
What we analyzed
- 152 homes sold in ZIP 78735 (Austin city addresses) in the twelve months ending October 20, 2026
- 44 homes for sale in ZIP 78735 as of October 21, 2026, 3 of them builder listings
- 3.5 months of inventory in ZIP 78735, against 5.5 in the Austin metro
- ZIP 78735 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 78735 compare with West Austin and the metro?
Better for sellers on the record than the area as a whole. Homes here closed at 95.0% of original asking over the past twelve months, balanced by my rule, with supply among the tightest in West Austin.
Table 1. ZIP code 78735 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 78735 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 78735 | West Austin | Austin metro |
|---|---|---|---|
| Homes sold | 152 | 1,621 | 34,996 |
| Public-record median sale price | $822,500 | $990,000 | $415,000 |
| Median days on market | 52 days | 48 days | 58 days |
| What homes sold for relative to their initial asking price | 95.0% | 94.0% | 94.3% |
| Price per square foot (median) | $361 | $347 | $205 |
| Homes for sale | 44 | 682 | 16,078 |
| Months of supply | 3.5 | 5.0 | 5.5 |
| Buyer’s or seller’s market | balanced | buyer’s market | balanced |
| Listings that failed to sell | 74 | 1,147 | 19,679 |
| Share of listings that failed to sell | 32.7% | 41.4% | 36.0% |
| Active under contract | 7 | 87 | 1,422 |
| Pending | 1 | 41 | 2,064 |
| New listings in the last twelve months | 210 | 2,648 | 54,447 |
| Homes for sale priced below their original asking price | 23 (52.3%) | 347 (50.9%) | 59.1% |
| New builds for sale (builder listings) | 3 of 44 (6.8%) | 55 of 682 (8.1%) | n/a |
Price per square foot and the sale-to-asking figure, explained for an owner, are on What is your West Austin home worth when top sales stay private?
Why some 78735 listings came off unsold while others went in a month is covered by Why do some West Austin homes sell while others sit?
The pending and under-contract rows inform the timing page, Should you sell your West Austin home now, or wait for next year?
Heyl Homes and a few others have new homes here, and what they mean for a resale is on What is your West Austin home really competing against?
Is the 78735 typical sale lower than last year?
Yes. The public-record median dropped to $822,500 this past year from $893,750.
Price per square foot eased too, to $361 from $377, while closings went the other way and rose. More buyers are coming out of the woodwork while prices are still going down. The table shows both years.
Table 2. 78735 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 | 152 | $822,500 | 52 days | 95.0% | $361 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 146 | $893,750 | 41 days | 95.0% | $377 |
Which market is my Travis Country or Lantana price range in?
The table gives each range its own market, judged by what its homes sold for against their original asking price this past year.
Table 3. 78735 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 |
|---|---|---|---|---|---|---|---|---|---|
| $650,000 to $699,999 | 15 | $657,000 | 59 days | 31.8% | 2 | 0 | 1 | 1.6 | seller’s market |
| $700,000 to $799,999 | 26 | $725,000 | 34 days | 21.2% | 2 | 0 | 2 | 0.9 | balanced |
| $800,000 to $899,999 | 18 | $830,000 | 31 days | 33.3% | 6 | 0 | 3 | 4.0 | seller’s market |
| $900,000 to $999,999 | 12 | $890,214 | 69 days | 20.0% | 1 | 0 | 1 | 1.0 | buyer’s market |
Two ranges in the $600,000s to $800,000s closed as seller’s markets, with a balanced one between them. The $900,000 range was a buyer’s market for that range. That is a wide spread inside a few hundred thousand dollars, so read your own row.
How does 78735 sit among the West Austin ZIP codes?
Close to Steiner Ranch on price, and closer to the Lake Austin side on supply.
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 78735 | 152 | $822,500 | 52 days | 95.0% | 44 | 3.5 | 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 78733 | 88 | $1,312,000 | 25 days | 94.9% | 25 | 3.4 | balanced |
| ZIP 78734 | 183 | $642,500 | 67 days | 93.3% | 150 | 9.8 | buyer’s market |
| 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 full area story is on How is the West Austin housing market treating sellers this year?
Travis Country and Trailwood Village are 1970s neighborhoods, Lantana is newer, and Barton Creek holds the estates that sell in the millions. A buyer touring here will often see a dated Travis Country house and an updated one on the same street, and the gap between what those two sell for is where a seller’s preparation pays.
Which neighborhoods in 78735 have their own market report?
Table 5. Neighborhoods in ZIP code 78735 with their own page, by sales in the twelve months ending October 20, 2026. Source: Unlock MLS.
| Neighborhood | Sold, twelve months | Public-record median sale price | Market report |
|---|---|---|---|
| Travis Country | 46 | $747,500 | Travis Country market report |
| Barton Creek | 32 | $2,221,500 | Barton Creek market report |
Does this 78735 scoreboard fit your house?
For many Travis Country and Lantana homes, yes. Give us the address and you will see the homes your buyer would see.
- Closely, for a Travis Country or Trailwood home from the 1970s and 1980s, the core of the ZIP’s sales.
- Loosely, for a Barton Creek estate, where many sales are private.
- Closely, for a condo in Escondera or Vista Hills, which have their own steady sales.
- Best, for a home whose asking price is based on this year’s closed sales, not last year’s.
Your situation
In 78735 buyers kept coming this year, the typical sale and price per foot both came down, and about half the listings have cut. Sellers who priced to the market still did well.
For your house it comes down to which range you are in, and what the homes a buyer sees next to yours are asking.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure where a Travis Country or Barton Creek home lands among these ranges, 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 part of 78735 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 in the Westlake area?
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 78735 it is 3.5 months on the twelve-month pace, well under the metro, which is part of why sellers here kept more of their first price.
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 78735 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?
- Is 78734 a buyer’s or seller’s market for Lake Travis homeowners?
- 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
