What does the public record leave out of a Davenport Ranch price?
Quick answer
The private sales. Almost every Davenport Ranch sale is above a million dollars, where a large share of business never reaches the MLS. On the public side, prices per foot rose this past year and the neighborhood was still a buyer’s market overall, with most listings cut.
Public-record median: $2,208,000 for Davenport Ranch sales recorded in the MLS, twelve months ending October 20, 2026. It is the floor of the public record, never the value of a Davenport Ranch home. The sales that would lift it trade privately and never reach the MLS, and a lot alone here rarely sells for under a million dollars.
What we analyzed
- 23 Davenport Ranch homes sold in the twelve months ending October 20, 2026
- 4 Davenport Ranch homes for sale as of October 21, 2026, 3 of them below their original asking price
- 2.1 months of inventory in Davenport Ranch on the twelve-month pace, against 5.0 for West Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Davenport Ranch is the MLS subdivision name, with its recorded spellings counted as one.
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 homes sold by Watters International Realty in West Austin in the MLS. That count is every home we listed and closed in West Austin, and it 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.
Homes I’ve sold in Davenport Ranch: 1.
How West Austin as a whole is doing is on the West Austin, TX market report, and the town and ZIP code tables are on the 78746 housing 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.
What did Davenport Ranch homes sell for on the record?
More, and bigger. The typical MLS sale rose to $2,208,000 as larger homes sold and price per square foot climbed too.
Table 1. Davenport Ranch sales in each period, from the MLS subdivision records for Davenport Ranch in West Austin. Each row stands on its own. A median is left out when a period has fewer than 5 sales. Figures describe the public (MLS) side only. 4 Davenport Ranch homes were for sale as of October 21, 2026. Source: Unlock MLS.
| Period | Sold | Public-record median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| Twelve months ending October 20, 2026 | 23 | $2,208,000 | $529 | n/a (private sales) | 92.5% | 4,702 | 1994 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 18 | $1,827,500 | $491 | n/a (private sales) | 90.0% | 3,798 | 1990 |
Both moving up together is the clearest sign of real price gains, though on a small number of public sales.
Why is Davenport Ranch a buyer’s market if prices rose?
Because sellers opened even higher. Homes closed well below their original asking price, under the line my rule uses for a buyer’s market for the neighborhood overall, and most of the few homes listed now have cut. Rising prices and big concessions can sit together when first prices run ahead of buyers.
Days on market and unsold listings are not published here; too much of the business is private.
How does Davenport Ranch fit into Westlake?
It is one of the newer Westlake neighborhoods, built mostly in the 1990s, on larger lots than the 1970s sections closer to the river. How it compares with Rob Roy, Lost Creek and the rest of 78746 is on How is the Westlake and Rollingwood market in 78746?
Your situation
Davenport Ranch prices rose on the record while sellers gave up a lot from their first asking. Much of its market is private.
The question for your home is which buyers are looking at Westlake homes like yours right now, on and off the MLS.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Much of Davenport Ranch trades privately, and the neighborhood numbers can’t show the homes your buyer is really comparing. Request my complimentary Home Competitor Analysis for your address. You get:
- The Davenport Ranch homes for sale a buyer would likely tour alongside yours
- How your lot and views compare with the recorded sales
- 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).
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 Davenport Ranch listings near your price, how your home compares, 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.
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