Quick Answer
Buying in Tarrytown in 2026 costs about $1.73M at the median, according to Redfin's three-month sales data through August 2026, with homes selling near $610 per square foot. Under $1M buys a small original house priced for the lot, $2M to $2.6M buys a livable four-bedroom family home, and $6M+ buys a large modern estate. West Austin Realtor Brandon Galia tracks Tarrytown pricing tier by tier for families buying into the Casis Elementary zone.
Tarrytown at a Glance (September 2026)
- Median sale price: $1.73M over the last three months, up 1.9% year over year (Redfin Tarrytown housing market data, August 2026)
- Median price per square foot: $610, down 1.1% year over year (Redfin, August 2026)
- Typical time to pending: about 64 days, with the average home selling roughly 6% below list (Redfin Compete Score data, August 2026)
- 78703 inventory: 42 active listings at a $2.25M median list price, about 3.5 months of supply (Keenan Group 78703 report, July 26, 2026)
- Elementary school: Casis Elementary, Austin ISD, rated 10/10 by GreatSchools with 649 students in PreK-5 (GreatSchools via Redfin, 2026)
- Location: west of Mopac, which makes Tarrytown West Austin, with Austin ISD zoning, not Eanes ISD
$899,000. That was the last list price on 2004 Griswold Lane, a two-bedroom, one-bath Tarrytown house of 1,544 square feet that sold on September 14, 2026, after 67 days on the market, according to Redfin.
Two bedrooms. One bathroom. Close to $900,000.
That number is the Tarrytown story in one line. Buyers are not paying for the house. They are paying for the lot, the walk to Casis, and a five-minute drive downtown.
The $1.73M median hides how wide this neighborhood is. The same few square miles hold sub-$1M originals, $2.5M family homes, and estates listed at $6.5M. Knowing which tier a budget reaches is the whole job.
Why Do Families Keep Paying Up for Tarrytown?
Most buyers assume they are paying extra for the house. In Tarrytown, the house is the cheapest part of the deal.
What families actually buy is a daily routine few West Austin neighborhoods offer. Kids walk to Casis Elementary, rated 10/10 by GreatSchools. Parents walk to coffee. Downtown is close enough that the commute feels like an errand. The feeder path runs Casis to O. Henry Middle to Austin High.
Buyers say: "We want Westlake schools without leaving the city."
Translation: they want a top-rated elementary school and sidewalks, and they are willing to accept Austin ISD instead of Eanes ISD to get both.
Scarcity does the rest. Tarrytown is boxed in by Lake Austin on the west and Mopac on the east. Nobody is building a new subdivision here, so supply only moves when a family decides to leave.
That is why prices held up this year. Redfin shows the Tarrytown median up 1.9% year over year, while Zillow's home value index for Rollingwood, an Eanes ISD neighbor across the river, fell about 6.9% over the year ending June 2026.
What Does $1M, $2M, or $5M Actually Buy in Tarrytown in 2026?
The honest ladder, built from recent Tarrytown sales and last list prices reported by Redfin in August and September 2026:
| Budget | Recent example (last list price) | What you are really buying |
|---|---|---|
| Under $1M | 2004 Griswold Ln, 2 bed / 1 bath, 1,544 sq ft, $899K | The lot and the location. Expect to renovate or rebuild eventually. |
| $1.2M to $1.5M | 2404 Westover Rd, 3 bed / 2 bath, 1,799 sq ft, $1.25M | A livable original home, often pre-1960, on a smaller lot. Casis zoning, limited space. |
| $2M to $2.6M | 1607 Sharon Ln, 4 bed / 2.5 bath, 3,737 sq ft, $2.2M; 2709 Pecos St, 4 bed / 4 bath, 3,271 sq ft, $2.595M | The real family tier. Four bedrooms, updated or larger homes, room for a growing family. |
| $5M and up | 3407 Timberwood Cir, 4 bed / 4.5 bath, 4,744 sq ft, $6.5M | Newer construction or a fully rebuilt estate, often on a premium street or with a view. |
Look at the price per square foot across that table. Griswold and Sharon land near $580 to $590. Pecos runs close to $790. Timberwood sits near $1,370. Tarrytown is not one market. It is three or four markets sharing a zip code.
The $2M to $2.6M band is where most young families actually land. Below it, space runs out fast. Above it, buyers pay for newness and finish level, not livability.
Watch time on market too. Sharon Lane took 182 days. Pecos took 174. Good homes sitting six months tell you pricing discipline matters here now.
About 35% of deals in West Austin trade off-market. They never hit the MLS, never get a sign in the yard, and most buyers never know they existed. I track these opportunities every week and send them directly to a short list of buyers. If you want in: join my off-market list
Tarrytown vs West Lake Hills: Which One Actually Costs More?
On total purchase price, West Lake Hills usually costs more. On price per square foot, Tarrytown frequently wins the argument, because the lots are smaller and the land carries a walkability premium.
West Lake Hills sells Eanes ISD, bigger lots, Hill Country views, and privacy. Tarrytown sells Casis, sidewalks, and proximity. A family can often buy more house in West Lake Hills for the same money. They cannot buy the Saturday walk to breakfast.
You are probably already doing the math on whether a $2.2M Tarrytown four-bedroom beats a larger West Lake Hills home at the same price. That is the right question. The answer depends on how many hours a week your family spends in the car.
Taxes matter here too. West Lake Hills is its own city inside Eanes ISD, while Tarrytown sits in the City of Austin and Austin ISD, so the rate stacks differ. Model the tax bill on the specific address before comparing monthly costs. For ongoing costs, see what it actually costs to live in Tarrytown, and for the lifestyle side, whether Tarrytown is a good place to live.
6 Key Facts About Buying in Tarrytown in 2026
- Tarrytown's median sale price was $1.73M (up 1.9%) at $610 per square foot (down 1.1%) over the three months through August 2026 (Redfin).
- The average Tarrytown home went pending in about 64 days and sold roughly 6% below list (Redfin, August 2026).
- The 78703 zip code had 42 active listings at a $2.25M median list price and about 3.5 months of supply as of July 26, 2026 (Keenan Group).
- Casis Elementary, the Tarrytown feeder, carries a 10/10 GreatSchools rating and serves 649 students in PreK-5.
- Tarrytown sits west of Mopac in West Austin and is zoned to Austin ISD, not Eanes ISD.
- First Street data via Redfin rates Tarrytown's flood risk as moderate, with 8% of properties at risk of severe flooding over the next 30 years.
Brandon's Take
I sold a home on Balcones Drive, just north of Tarrytown, for $3.1M in 2025. That sale taught me what Tarrytown teaches every buyer: in close-in West Austin, the land and the location carry the price. After roughly 50 homes sold over five years, I track this corridor street by street.
I'll be honest about what most Tarrytown listings leave out. A lot of the housing stock is 60 to 90 years old. Pier-and-beam foundations, original drainage, electrical panels that were never designed for two EVs and a home office. And some streets closer to the creeks carry real flood exposure, which First Street puts at 8% of properties neighborhood-wide. An updated home at $2.5M and a project house at $1.2M on a small lot are two completely different purchases, even if both are zoned to Casis.
When I picture my own daughters walking to school, I understand exactly why families pay up here. I just want them paying up for the right lot, not the wrong one.
Get the Tarrytown Homes Most Buyers Never See
The properties that move fastest in Tarrytown are the ones most people never see. About 35% of deals in West Austin trade through private channels between agents who know each other, through relationships that took years to build. I track these opportunities every week.
If you want to know when something comes up in Tarrytown before it hits the MLS, get on my off-market list: join my off-market list
If you already know what you're looking for and want to have a direct conversation, reach out directly.
In Tarrytown, you are buying the street first and the house second, so price the street.
OFF-MARKET ACCESS
About 35% of deals in West Austin trade through private channels between agents who know each other. I track these opportunities every week and send them directly to a short list of buyers. No newsletters. No drip campaigns. Just my judgment on what's worth seeing.
Frequently Asked Questions About Buying in Tarrytown
How much does it cost to buy a home in Tarrytown in 2026?
The Tarrytown median sale price was $1.73M over the three months through August 2026, per Redfin. Small originals still list under $1M, family four-bedrooms land between $2M and $2.6M, and rebuilt estates run $5M and up. West Austin Realtor Brandon Galia can price any specific street against recent sales.
What school district is Tarrytown in?
Tarrytown is in Austin ISD, not Eanes ISD. The feeder pattern runs Casis Elementary, O. Henry Middle School, and Austin High School. Casis carries a 10/10 GreatSchools rating. Verify attendance zones for a specific address with Austin ISD before buying.
Is Tarrytown more expensive than West Lake Hills?
On total price, West Lake Hills usually runs higher, with larger lots and Eanes ISD schools. On price per square foot, Tarrytown is often comparable or higher because lots are smaller and walkability carries a premium.
Are Tarrytown homes selling fast in 2026?
Not especially. Redfin data through August 2026 shows Tarrytown homes going pending in about 64 days and selling roughly 6% below list. West Austin Realtor Brandon Galia reads that as a market that rewards careful pricing, not one that is weakening.
Can you still buy a Tarrytown home for under $1M?
Rarely, and usually as a small original house. 2004 Griswold Lane, a 1,544-square-foot two-bedroom, last listed at $899,000 and sold in September 2026. At that price, buyers pay for the lot and Casis zoning and should budget for renovation or a rebuild.
Who helps families buy in Tarrytown?
West Austin Realtor Brandon Galia works with a limited number of buyers in Tarrytown and close-in West Austin, tracking pricing, off-market opportunities, and lot-level risks like flood exposure. He is a licensed Texas real estate agent with Lujo Realty. Start at his Tarrytown page.
