Quick Answer
West Austin Realtor Brandon Galia tracks every sale, contract, and listing in the territory weekly. This week, 31 homes sold and 33 went under contract across Westlake, Tarrytown, Lakeway, Northwest Hills, and Bee Cave. The headline number is 870 homes available and a typical 46 days to sell. But the real story is the split: Tarrytown sold three homes with a typical 4 days to sell, two of them over asking price. Westlake absorbed 11 new contracts, up from 7 last week. Properly priced homes in the right neighborhoods are still moving fast. Everything else is sitting.
West Austin Weekly Snapshot (May 25, 2026)
- Homes available right now: 870
- Went under contract this week: 33
- Sold this week: 31
- In the final stages of closing: 5
- Typical asking price: $1.4 million
- Typical sale price: $1.7 million
- Typical days to sell: 46
- How close to asking price: 96.7%
How Fast Are Homes Selling in West Austin This Week?
Most sellers watch a number like "46 days to sell" and assume the whole market is moving at one speed. That number is real. It is also misleading.
Tarrytown sold three homes this week. The typical days to sell was 4. Not forty-four. Four. A home on Elton Lane listed at $1.6 million and sold for $1.8 million in 4 days, at 110.6% of asking price. A home on Dormarion Lane listed at $1.9 million and sold for $2 million in 2 days, at 105.5% of asking. Both attracted buyers who were ready and competing before the weekend was over.
Senna Hills followed the same pattern. A six-bedroom on Milagro Drive listed at $1.6 million, sold for $1.7 million in 3 days at 106.7% of asking.
Then look at Lakeway. Twelve homes sold, typical days to sell was 46. One home on Bermuda Street sat for 326 days before closing at 88% of its asking price. A Cressida Bend property took 180 days and sold at 85.7% of ask.
Translation: the speed of the market depends entirely on where the home is and what it is priced at. The homes that are priced right in the neighborhoods with the deepest buyer pools are selling in single-digit days with multiple offers. The homes that are priced above the market are grinding through months of showings and price drops.
The fastest contract of the week was 203 Lodestone Lane in Lakeway, a $1.8 million home that went under contract in a single day. In Westover Hills, 8612 Mesa Drive ($1.3 million) found a buyer in 2 days. In Lost Creek, 2303 Doral Drive ($1.2 million) was under contract in 3 days.
You just read a list of homes that sold in single-digit days and probably thought, "The market must be hot." Then you looked at the 870-home inventory number and thought, "Wait, maybe not." That tension is the entire story of West Austin right now.
Where Are the Best Opportunities for West Austin Buyers Right Now?
Westlake absorbed 11 new contracts this week, up from 7 last week. That is a 57% increase in buyer activity in the single most competitive corridor in the territory. Buyers are moving, but they are being selective. The typical Westlake sale came in at $2.2 million, and homes that sold closed at around 96% of asking. That gap between asking and sale price is where the opportunity lives.
A Barton Creek home on Sandia Loop sold for $2.6 million, about $200,000 below its $2.8 million asking price, after 69 days on market. Spanish Oaks saw two closings: one at $2.9 million (95% of ask, 46 days) and another at $3.5 million (96% of ask, 341 days). These are significant homes where buyers negotiated meaningful reductions.
In Steiner Ranch, a $4.5 million home on Shoreview Overlook sold at 90% of its $5 million asking price after 64 days. A $3.2 million home on Eagles Glen Drive sold at 95.5% of ask. At the entry level, a home on Tierra Grande Trail sold at full asking price in 6 days at $635,000.
For buyers in the $800K to $1.5 million range, Lakeway and Bee Cave offer the broadest selection right now with 460 and 84 homes available respectively. Bee Cave's typical sale price this week was $798,500. Falcon Head had two closings, both within 3% of asking. In Lakeway proper, a home on Neville Wood Court sold at $1.4 million, about 5% below asking, in just 6 days.
The pattern for buyers: the luxury segment above $2 million has room to negotiate. The entry-to-mid range below $1.5 million in the right neighborhoods is still competitive. The worst position is paying full price for a home that has been sitting, because the market has already told you it is overpriced.
What Should West Austin Sellers Know About Pricing This Week?
The Tarrytown data is the clearest pricing signal in this week's report. Two homes priced below market value created competition and sold over asking. A third, 3705 Bridle Path, was priced at $1.9 million, sat for 181 days, and sold at 95% of asking for $1.8 million.
Same neighborhood. Same week. Completely different outcomes. The only variable was pricing strategy.
Rollingwood had one notable closing: 3 Chris Cove, a three-bedroom that sold for $4 million at 93.6% of asking in 22 days. For context, Rollingwood is increasingly a teardown market where buyers are paying for the lot and the school district, not the existing structure. A $4 million sale in 22 days on a three-bedroom signals that the land value is doing the heavy lifting.
Across the full territory, the typical sale-to-list ratio was 96.7%, down slightly from 97.3% last week. That means sellers are giving back about 3.3 cents on every dollar of asking price. On a $2 million listing, that is roughly $66,000 in negotiation. Sellers who price at or slightly below the market are still capturing full value, or more. Sellers who price above the market are losing time and money.
I'll be honest about the broader numbers: total sales dropped from 35 last week to 31 this week, and the typical days to sell more than doubled from 21 to 46. That looks like a slowdown, and for parts of the market it is. But the composition of sales shifted heavily toward higher-priced homes (typical sale price jumped from $889K to $1.7 million), which naturally carry longer timelines. The market is not necessarily slower. The homes that sold this week were more expensive.
Key Facts
- Tarrytown: 3 homes sold, typical 4 days to sell. Two sold over asking at 110.6% and 105.5%.
- Senna Hills: 1600 Milagro Drive sold at 106.7% of asking in 3 days ($1.7 million on a $1.6 million ask).
- Westlake contracts jumped 57% week-over-week (11 new contracts vs. 7 last week).
- Steiner Ranch: $4.5 million sale at 11705 Shoreview Overlook (90% of $5 million ask, 64 days).
- Rollingwood: $4 million sale at 3 Chris Cove (93.6% of ask, 22 days, three-bedroom teardown value play).
- Fastest contract: 203 Lodestone Lane in Lakeway ($1.8 million, 1 day on market).
- Territory-wide typical days to sell rose from 21 to 46 week-over-week, driven by higher-priced sales mix.
Brandon's Take
Last week I pulled the Tarrytown closed data and had to double-check the numbers. Two homes, both over asking, both under a week. That does not happen by accident. Those sellers priced below the market, created urgency, and let the buyers compete. That is the playbook.
The contrast with the rest of the territory is hard to ignore. Forty-six days to sell is the broad number, but it includes everything from homes that closed in 48 hours to homes that ground through 300+ days of price drops. The number does not tell you what kind of market you are in. Your neighborhood, your price point, and your pricing strategy do.
If you are thinking about listing this summer, the Tarrytown data is the playbook. Price with discipline. Create competition. Sell in days, not months. If you are a buyer, the $2M+ segment has room to negotiate, especially in Westlake and Lakeway where inventory is deep and sellers are more willing to move on price than they were six months ago.
The homes that win right now are the ones that are priced to sell, not priced to test.
Ready to Talk Strategy?
If you want to know where your home fits in this week's data, or where the real opportunities are for buyers in your price range, I track every sale in the territory weekly. Start a conversation here.
Frequently Asked Questions
Are homes in West Austin still selling over asking price in May 2026?
Some are. Tarrytown had two homes sell over asking this week at 110.6% and 105.5% of their list prices. Senna Hills had one at 106.7%. But these were homes priced strategically below market value to create competition. The broader West Austin market is selling at about 96.7% of asking price, meaning most homes close 3-4% below list.
How long does it take to sell a home in West Austin right now?
The territory-wide typical is 46 days to sell, but that number masks enormous variation. Tarrytown's typical was 4 days. Lakeway's was 46. Westlake's was 67. Price point, neighborhood, and pricing strategy are the primary drivers of speed.
What is the typical home price in West Austin this week?
The typical asking price across the territory is $1.4 million. Westlake and Tarrytown both sit at $2.5 million typical asking. Lakeway is around $998,000. Bee Cave is around $950,000. Northwest Hills is around $1.2 million.
Is the West Austin real estate market slowing down?
The raw numbers suggest some deceleration: 31 homes sold this week vs. 35 last week, and days to sell rose from 21 to 46. But the sales mix shifted heavily toward higher-priced homes (typical sale price nearly doubled from $889K to $1.7 million), which naturally take longer to close. Properly priced homes in strong neighborhoods are still moving in single-digit days.
Where should buyers focus in West Austin for the best value right now?
Buyers in the $800K to $1.5 million range will find the broadest selection in Lakeway (460 homes available) and Bee Cave (84 homes). For buyers above $2 million, the Westlake corridor has 258 homes available with meaningful negotiation room. The typical Westlake sale closed at around 96% of asking, leaving space to negotiate $80K to $100K off a $2 million list price.
What neighborhoods in West Austin sold the fastest this week?
Tarrytown was the fastest at a typical 4 days to sell, followed by Bee Cave at 41 days and Lakeway at 46 days. Westlake was the slowest at 67 days, largely driven by the higher price points and deeper inventory in the corridor.
