How does a Sweetwater resale compete with the Chesmar homes?
Quick answer
Well, if it is priced from this year’s sales. Sweetwater closed as a balanced market overall this past year, homes went under contract quickly, and fewer than half of today’s listings have cut. Chesmar Homes still lists new homes here, so a buyer will often tour one beside yours.
Public-record median: $785,000 for Sweetwater sales recorded in the MLS, twelve months ending October 20, 2026. It covers the MLS record only. Any Sweetwater sale above a million dollars that traded privately is not in it.
What we analyzed
- 57 Sweetwater homes sold in the twelve months ending October 20, 2026
- 12 Sweetwater homes for sale as of October 21, 2026, 5 of them below their original asking price
- 2.5 months of inventory in Sweetwater on the twelve-month pace, against 5.0 for West Austin as a whole
Sources: Unlock MLS, pulled October 21, 2026. Sweetwater 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 Sweetwater: 3.
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 78738 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.
How fast are Sweetwater homes selling?
Quickly for this part of West Austin. The typical Sweetwater sale reached a contract in about a month this past year, and the homes listed now had been on the market only a couple of weeks at the median.
Table 1. Sweetwater sales in each period, from the MLS subdivision records for Sweetwater 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. 12 Sweetwater 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 | 57 | $785,000 | $261 | 29 days | 95.4% | 2,944 | 2021 |
| Prior twelve months (October 21, 2024 to October 20, 2025) | 85 | $720,000 | $269 | 55 days | 95.0% | 2,823 | 2024 |
The table also shows why the median rose: bigger homes sold, while each square foot brought a little less than the year before.
Who is still building in Sweetwater?
Chesmar Homes, with a few homes listed. Sweetwater is past its peak building years; a large share of the homes that sold were built in the last few years, and the resales are catching up to the new ones.
Table 2. Builders with new homes in Sweetwater, as of October 21, 2026: 4 new-build listings for sale. Builder names come from the MLS record and our builder inventory; presence only. Source: Unlock MLS.
| Builder | New homes for sale |
|---|---|
| Chesmar Homes | 4 |
A Chesmar listing at your price is the house a buyer will hold yours against. You win on a finished yard and a move-in date; the builder wins on warranty and newness.
Which Sweetwater price ranges are moving?
The two ranges with enough sales, the $800,000s and the low $1,000,000s, both closed as balanced markets for those ranges. The rest of the neighborhood is too thin to read by range.
Table 3. Sweetwater homes by price range, twelve months ending October 20, 2026; homes for sale as of October 21, 2026. A range is a seller’s market when homes sold 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 |
|---|---|---|---|---|---|---|---|---|---|
| $800,000 to $899,999 | 12 | $812,500 | 34 days | 20.0% | 3 | 0 | 0 | 3.0 | balanced |
| $1,000,000 to $1,249,999 | 11 | $995,000 | n/a (private sales) | n/a (private sales) | 3 | 3 | 2 | 3.3 | balanced |
How Sweetwater compares with the rest of Lakeway and Bee Cave is on How do Lakeway and Bee Cave resales compete in 78738?
Sell now, or wait?
Sweetwater is one of the steadier places in West Austin to sell a ready house.
- Sell now if your asking price is based on this year’s closed sales in Sweetwater, not last year’s.
- Sell now if your home is newer and shows like the builder homes nearby.
- Wait if it needs repairs a buyer would compare with a new home’s warranty.
Your situation
Sweetwater sold fast this year, and most sellers kept close to their first price. The builder homes nearby set a ceiling a buyer will notice.
For your house the question is where it lands between the Chesmar homes and the resales that already sold.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
Chesmar Homes still lists in Sweetwater, and the neighborhood numbers can’t show how your house compares with theirs at your price. Request my complimentary Home Competitor Analysis for your address. You get:
- The Sweetwater builder and resale listings a buyer would likely see next to yours
- How your plan and upgrades compare with those homes
- 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 Sweetwater homes near your price, new and resale, how yours 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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