Snapshot
Westlake TX price trends at a glance — fall 2026
| Metric |
78746 (Sept 2026) |
What it signals |
| Median sale price |
$1,564,540 (−11.1% YoY) |
A softer market plus a shift toward lower-priced sales |
| Price per sq. ft. |
$553 (+11.5% YoY) |
Well-located, updated homes are holding value |
| Median days on market |
68 (28 days faster than last year) |
Correctly priced homes are moving |
| Sale-to-list price |
95.1% (+2.0 points) |
Smaller discounts than a year ago |
| Homes sold |
91 (+9.4% YoY) |
More closings than last September |
Source: Redfin 78746 housing market data. Also note that the city of West Lake Hills is a much smaller sample. Only 12 homes sold there in August 2026, per Redfin, so one or two large sales can swing its median sharply.
Why the median fell
Why the median price fell while price per square foot rose
A falling median and a rising price per square foot can happen at the same time. For example, if more smaller homes, condos, or dated houses sell in a given month, the median drops even when each square foot is worth more. Therefore, the headline median alone can make Westlake look weaker than it is.
In addition, the top of the market moves in small numbers. A handful of $4M+ sales in one month, or none at all, can shift the median by hundreds of thousands of dollars. That is why Tammy prices from closed sales in your specific section rather than from ZIP-wide averages.
Sellers
What Westlake price trends mean for sellers
Pricing discipline still wins. For instance, the Westlake seller pricing guide recommends listing within 3–5% of recent comparable closed sales in your section. Meanwhile, sale-to-list rose to 95.1%, so buyers are paying closer to asking for homes that are priced right.
However, homes that launch above the comps still sit. As a result, the first two weeks on market matter most. To see what each threshold signals, read Days on Market in Westlake TX.
Buyers
What Westlake price trends mean for buyers
Buyers have more room to negotiate than at the 2021–2022 peak. For example, the typical home sold for about 5% below its final list price in September 2026. Still, the best-located homes in Eanes ISD sections draw showings quickly.
So focus your negotiation on homes that have sat past 60 to 90 days, and move fast on fresh, well-priced listings. The Westlake offer strategy guide covers how to structure an offer. Also, confirm school assignment with Eanes ISD before you buy.
Context
How Westlake compares to the wider Austin market
In addition, across the City of Austin, the September 2026 median close price was $570,958, up 4.2% year over year. Meanwhile, the Travis County median was $497,400, according to the Unlock MLS September 2026 report. By comparison, Westlake prices sit roughly three times higher, and they have adjusted more sharply from their peak.
In short, Westlake remains Austin’s premium school-district market. Yet buyers now expect pricing to reflect current comps, not 2022 headlines. For the latest local updates, visit the Westlake TX real estate hub.
FAQ
Westlake TX price trends — common questions
What is the median home price in Westlake TX in 2026?
In 78746, the median sale price was $1,564,540 in September 2026, per Redfin, down 11.1% year over year. However, prices vary widely by section, lot, view, and the age of the home.
Are Westlake home prices going up or down?
Median prices are down from a year earlier, but price per square foot is up about 11.5%, per Redfin. In other words, well-located, updated homes are holding value, while the overall mix of sales has shifted.
How long do homes take to sell in Westlake?
The median home in 78746 sold in 68 days in September 2026, about 28 days faster than a year earlier. Even so, overpriced homes can still sit for 90 days or more.
Westlake TX price trends in 2026 are mixed rather than simply down. The 78746 median sale price fell 11.1% to $1,564,540 in September 2026. Yet price per square foot rose about 11.5%, and homes sold faster than a year ago. For sellers, pricing to section-level comps is still the key. For buyers, there is more room to negotiate on homes that have sat. For current figures, see the Unlock MLS September 2026 housing report, which put the Austin median near $571K.
In Westlake, the headline median tells you less than the closed sales on your street.
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