Market Snapshot
Westlake TX — spring 2026
| Metric |
Current |
Signal |
| Median sale price |
~$1.9M |
Down ~10% YoY; correction from 2022 peak |
| Median days on market |
~71 days |
Improved from 85 YoY for well-priced homes |
| Months of supply |
~11.6 months |
Elevated; buyer’s market at most price tiers |
| Sale-to-list ratio |
~91% |
Sellers conceding ~9% at close on average |
| Listings with price cuts |
~67% |
Most active inventory has already been repriced |
| Price per sq ft |
$470–$700+ |
Wide range; premium sections holding $700+/sqft |
Source: MLS closed sales data, spring 2026. Also, premium Westlake sections (West Lake Hills, Rollingwood) trade at the higher end of all ranges. For property-specific analysis contact Tammy directly.
What’s Happening Now
The three biggest stories shaping Westlake in 2026
| 01 |
MoPac South environmental assessment — conditional support approved
West Lake Hills and Rollingwood city councils voted April 22 to jointly send a letter of conditional support for the MoPac South Environmental Assessment. The project would improve the MoPac corridor south of Lady Bird Lake, affecting commute times and potentially noise levels for Westlake properties closest to the highway. Public comment closes May 3. This is the infrastructure story most likely to affect specific street values in the near term. Full details in our MoPac South impact guide. |
| 02 |
The Overlook at Westlake — 48 new luxury homes launching
MileStone Community Builders is developing 48 new luxury homes in Westlake Hills priced from $2.85M to $5M, with move-ins expected in late 2026. New construction in Westlake Hills is rare — there is almost no undeveloped land left. These 48 homes represent a meaningful addition to supply at the upper end of the market, and because they are inside Eanes ISD, they carry the full school district premium from day one. For buyers in the $3M–$5M range this is worth watching closely. Full analysis in our Overlook new construction guide. |
| 03 |
Loop 360 cliff stabilization — construction beginning this summer
Work continues to stabilize the west cliffs before construction begins on the Loop 360 at Courtyard Drive/RM 222 project this summer. The project will affect traffic patterns on Loop 360 — Westlake’s primary north-south artery — during construction. Properties along or adjacent to Loop 360 should evaluate potential noise and access impacts. Full context in our Loop 360 infrastructure guide. |
Full Series
Everything in this Westlake series
FAQ
Westlake TX real estate — most asked questions
Is it a buyer’s market or seller’s market in Westlake TX right now?
With 11+ months of supply and two-thirds of active listings already repriced, Westlake is broadly a buyer’s market in 2026. However, well-priced properties in premium Eanes ISD sections with Hill Country views and larger lots still attract serious buyer attention and trade with less negotiating room than the overall numbers suggest. The market is property-specific rather than uniformly buyer-friendly.
What is the current median home price in Westlake TX?
In addition, the median sale price in Westlake / West Lake Hills is approximately $1.9M in spring 2026, down roughly 10% year-over-year from 2025. In fact, price per square foot ranges from $470 in less desirable sections to $700+ on premium streets with Eanes ISD, Hill Country views, and larger lots. The overall median understates the premium end of the market, where private sales not on the MLS are common.
What is the MoPac South project and how does it affect Westlake?
In addition, the MoPac South Environmental Assessment covers improvements to the MoPac corridor south of Lady Bird Lake. West Lake Hills and Rollingwood conditionally supported the EA in April 2026 with requirements including noise barrier extensions to the Rollingwood side and specific intersection funding conditions. If approved and funded, the project could meaningfully improve commute times for Westlake residents — the most consistent quality-of-life complaint in the market — while also requiring construction disruption during the build period.
What new construction is available in Westlake TX?
In fact, the Overlook at Westlake by MileStone Community Builders is the most significant new construction project in Westlake in years — 48 luxury homes priced $2.85M–$5M inside Eanes ISD, with move-ins expected late 2026. New construction in Westlake Hills is exceptionally rare because almost no undeveloped land remains. In addition, this project represents a meaningful and likely non-recurring opportunity for buyers who want new construction at this address.
What makes Westlake real estate different from other Austin luxury markets?
Three things set Westlake apart: Eanes ISD, which is consistently ranked among the top public school districts in Texas and commands a $200K–$400K premium over comparable homes outside the boundary; finite land supply, as almost no undeveloped land remains in West Lake Hills or Rollingwood; and a seller culture that tends toward pulling listings rather than reducing prices, meaning the publicly visible market understates actual activity and demand.
Buying or selling in Westlake?
Tammy knows Westlake’s micro-markets in detail — which streets are holding value, what the MoPac South project means for specific addresses, and where The Overlook fits into the current pricing landscape.
Westlake TX real estate in 2026 — bottom line
In fact, Westlake TX real estate in 2026 is a market of contrasts: elevated supply and meaningful price corrections at the broad level, alongside genuine scarcity and sustained demand at the premium end. In addition, the MoPac South project, The Overlook at Westlake launch, and Loop 360 infrastructure work are all reshaping specific streets and sections in ways that are not visible in aggregate data. Buyers and sellers who understand the micro-market dynamics — rather than relying on market-wide statistics — are making better decisions right now than at any point in the last four years. For current figures, see Redfin’s 78746 housing market data, which put the September 2026 median near $1.56M.
Westlake is not one market — it is a collection of micro-markets, and the gap between the best addresses and the average ones is wider in 2026 than it has ever been.
Tammy Davison — REALTOR® | Realty Austin | Compass RE Texas
Serving Westlake, Lake Travis, Austin, Lakeway, Bee Cave, Circle C Ranch, Zilker, and surrounding communities.
512.888.8161 ·
[email protected] ·
About Tammy
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 |
Tammy DavisonREALTOR® · Realty Austin | Compass RE Texas |
Platinum Top 500 REALTOR® · Diamond Club $10M+ · Westlake, Lake Travis & Austin luxury specialist.
512.888.8161
Schedule a Consultation →
Communities Served
Westlake · West Lake Hills · Rollingwood · Lake Travis · Lakeway · Bee Cave · Zilker · Austin
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