Monica Fabbio | Austin Luxury Real Estate October 30, 2026
Westlake homes in ZIP code 78746 are selling approximately twice as fast as they were one year ago. According to Unlock MLS (ACTRIS) closed single-family sales data, median days on market decreased from 61 days in Q3 2025 to just 30 days in Q3 2026 (through September 22, 2026). That's a 51% decrease in median days on market.
Even more encouraging for sellers, the median sale price as a percentage of original list price improved from 88% to 93% over the same comparison periods.
However, a faster real estate market does not mean every home will sell quickly or achieve its asking price. For luxury sellers, pricing accurately from day one remains one of the most important factors in maximizing a property's value.
If you've been wondering whether now is the right time to sell my home in Austin, the latest Westlake market numbers deserve your attention. As a top realtor in Austin, an experienced real estate agent in Austin, TX, and a local Austin real estate expert, I help homeowners understand what changing market conditions mean for their property's value and selling strategy.
Whether you're looking for the best real estate agent in Austin, interviewing a trusted Austin realtor, or searching for an award-winning real estate agent in Austin to represent your luxury property, understanding the numbers is essential.
As an Austin listing agent and luxury real estate agent in Austin, I believe successful selling is about more than getting a property under contract quickly. It's about positioning your home correctly, attracting qualified buyers, negotiating effectively, and achieving the strongest possible result.
The latest Westlake numbers suggest improving conditions for sellers, but strategy still matters.
These figures reflect ZIP code 78746, which encompasses Westlake and surrounding areas, including portions of West Lake Hills. This is a ZIP-code-level market snapshot, not data exclusively for the City of West Lake Hills.
The comparison uses Unlock MLS (ACTRIS) closed single-family sales data for Q3 2025 and Q3 2026. The Q3 2026 reporting period runs through September 22, 2026, rather than the entire calendar quarter. Days on market and sale-to-original-list-price figures are medians.
One of the most important indicators of real estate market activity is days on market, or DOM.
In Westlake (78746), median days on market decreased from 61 days in Q3 2025 to 30 days in Q3 2026.
That's approximately a 51% reduction in the time homes are spending on the market.
Here's how the two periods compare:
Market Indicator | Q3 2025 | Q3 2026* |
|---|---|---|
Median days on market | 61 | 30 |
Closed single-family sales | 68 | 63 |
Median sale price | $1,872,500 | $1,950,000 |
Sale price as % of original list price | 88% | 93% |
Q3 2026 figures reflect data through September 22, 2026.
For homeowners considering selling, these numbers offer encouraging insight into the Westlake market.
Not only are homes selling more quickly, but sellers are also achieving a higher percentage of their original asking prices.
The median sale price increased from $1,872,500 to $1,950,000, while the percentage of original asking price received increased by five percentage points.
These are meaningful changes, particularly in a market where many transactions involve multimillion-dollar properties.
However, there is an important distinction between selling quickly and selling successfully.
A home can attract immediate attention and still leave money on the table if it is priced incorrectly. Conversely, a well-priced property with strong presentation and strategic marketing can create meaningful competition among qualified buyers.
When homes begin selling faster, some sellers assume they can push their asking price higher and still expect a quick sale.
That is not necessarily the case.
Today's luxury buyers are informed, selective, and highly aware of comparable properties. They research recent sales, evaluate property condition, compare locations, and understand what similar homes have actually sold for.
One of the most encouraging findings in the latest 78746 data is the improvement in sale-to-original-list-price performance.
In Q3 2025, the median sale price was approximately 88% of the original asking price. In Q3 2026, that figure improved to 93%.
That five-percentage-point improvement can represent a substantial amount of money on a luxury home.
Consider these examples:
Original List Price | Sale at 88% | Sale at 93% | Difference |
|---|---|---|---|
$2 million | $1,760,000 | $1,860,000 | $100,000 |
$3 million | $2,640,000 | $2,790,000 | $150,000 |
$4 million | $3,520,000 | $3,720,000 | $200,000 |
$5 million | $4,400,000 | $4,650,000 | $250,000 |
$6 million | $5,280,000 | $5,580,000 | $300,000 |
These examples illustrate the financial difference between the two sale-price scenarios, not a guaranteed outcome or a prediction of what an individual property will sell for.
The takeaway is simple: pricing strategy can have a significant financial impact.
When a property enters the market above what buyers believe it is worth, several things can happen:
The first two to three weeks on the market are particularly important. This is often when a new listing receives its strongest initial attention from active buyers and their agents.
My approach is to help sellers make the most of that initial window rather than spend it testing an unrealistic asking price.
Pricing a luxury home is both an analytical process and an exercise in understanding what makes a particular property desirable.
As an Austin home listing agent, I believe an effective pricing strategy should consider the property's individual characteristics, current market conditions, buyer demand, and recent comparable sales.
Here are five factors I evaluate when developing a pricing strategy.
The most useful starting point is recent closed sales of properties that are genuinely comparable.
Active listings are important to review, but they represent asking prices rather than completed transactions.
A strong comparative market analysis should consider:
The goal is to understand what buyers are actually willing to pay in the current market.
Two homes on the same street can have very different values based on their condition.
A fully renovated home with modern finishes, updated systems, and move-in-ready appeal may attract a different buyer than a property requiring substantial improvements.
Buyers also evaluate the potential cost, time, and inconvenience associated with renovations.
Understanding these differences is essential when determining an appropriate asking price.
Westlake properties often have characteristics that can meaningfully influence value.
These include:
A customized valuation should account for these property-specific characteristics rather than relying exclusively on price per square foot.
One of the biggest mistakes luxury sellers can make is pricing a home based on what they hope to receive rather than what the market supports.
An ambitious asking price may seem like a reasonable way to leave room for negotiation. However, pricing too high can discourage the very buyers most likely to make a competitive offer.
Strategic pricing is designed to generate interest, encourage showings, and position the property favorably against competing listings.
The market begins providing feedback immediately after a home is listed.
Showings, agent inquiries, buyer comments, and competing property activity can help determine whether the asking price and marketing strategy are working.
If early interest is limited, it is important to evaluate the situation promptly.
A successful Austin listing agent should be prepared to interpret that feedback and recommend adjustments when necessary.
Westlake is not a generic real estate market. Its location, schools, property characteristics, and lifestyle appeal make it distinct from other areas of Greater Austin.
For sellers, understanding these local factors is important when determining how to position a property.
Many buyers are drawn to Westlake because of Eanes Independent School District.
The district is an important consideration for families relocating to Austin and can influence demand for homes in the area.
However, school assignments should always be confirmed directly with the district for a specific property address.
Westlake is known for its beautiful topography, mature trees, and hillside properties.
Homes offering scenic views, privacy, usable outdoor space, and larger lots can appeal to buyers looking for a distinctive luxury lifestyle.
These features should be highlighted through professional photography, video, property descriptions, and a marketing strategy that communicates the property's unique value.
One of Westlake's strongest selling points is its balance of residential tranquility and convenient access to downtown Austin.
The area appeals to executives, professionals, families, and relocating buyers who want an established residential setting without being far from the city's business, dining, and entertainment districts.
Two properties with similar square footage can sell for dramatically different prices.
A home with exceptional views, a larger usable lot, updated interiors, or a more desirable location may command a different price than a similar-sized property without those features.
This is why a property-specific comparative market analysis is more valuable than relying exclusively on automated online estimates.
Homes that sell quickly are often the ones that are ready to impress buyers from the moment they become available.
For luxury properties, presentation is particularly important. Buyers expect a high level of quality, and the marketing should reflect the property's value.
Before listing, I recommend considering the following steps.
High-quality photography and video are essential for luxury home listings in Austin, TX.
Professional visual marketing allows buyers to appreciate architectural details, interior finishes, outdoor living areas, views, and the overall experience of the property.
Detailed floor plans also help buyers understand the home's layout and functionality.
The goal of staging is to help buyers envision themselves living in the home.
This may involve rearranging furniture, removing personal items, simplifying décor, and highlighting the property's best features.
Not every home requires full professional staging, but every listing benefits from thoughtful preparation.
Small maintenance issues can create an unnecessarily negative impression during showings.
Before listing, consider addressing:
For higher-end properties, addressing these details before the first showing can help create a smoother selling experience.
First impressions matter.
Fresh landscaping, trimmed trees, attractive outdoor lighting, and a welcoming entrance can make a meaningful difference in how buyers perceive a property.
For certain luxury homes, a pre-listing inspection can identify potential issues before negotiations begin.
Addressing concerns early can reduce surprises during the buyer's due diligence period and help sellers prepare more confidently.
The best time to list a home is when the property is fully prepared and the marketing strategy is ready.
Although seasonal trends can influence buyer activity, sellers should not rely exclusively on the calendar.
A successful listing launch combines:
For high-end real estate in Austin, reaching buyers beyond the immediate local market can also be important.
A comprehensive marketing strategy may include MLS exposure, premium digital advertising, professional photography and video, targeted outreach, and access to the global Christie’s International Real Estate network.
The objective is to connect the property with the right qualified buyers, wherever they may be.
Not every luxury property requires the same selling strategy.
An agent experienced in traditional residential properties may approach a waterfront estate, ranch, or downtown penthouse differently from an agent with specialized experience in those property types.
Matching your agent's expertise to your property is an important part of achieving a successful sale.
Luxury properties require thoughtful pricing, sophisticated marketing, professional presentation, and access to qualified buyers.
Waterfront properties often require specialized knowledge of waterfront features, access, shoreline considerations, and property-specific documentation.
Ranch and land transactions can involve acreage, access, water resources, agricultural considerations, improvements, and other factors that influence value.
Luxury high-rise properties require an understanding of building amenities, HOA fees, building financials, location, views, and competing condominium inventory.
Whether you're selling a Westlake estate, a Lake Austin waterfront property, a Texas Hill Country ranch, or a downtown Austin high-rise condo, your marketing and pricing strategy should reflect the property and its likely buyer.
Yes. According to Unlock MLS (ACTRIS) closed single-family sales data for ZIP code 78746, median days on market decreased from 61 days in Q3 2025 to 30 days in Q3 2026 through September 22. This represents an approximately 51% decrease in median days on market.
The median sale price increased from $1,872,500 in Q3 2025 to $1,950,000 in Q3 2026 through September 22, based on the referenced closed single-family sales data for ZIP code 78746.
Yes. The median sale price as a percentage of original list price increased from 88% in Q3 2025 to 93% in Q3 2026 through September 22.
This five-percentage-point improvement suggests that sellers are achieving a higher percentage of their original asking prices in the more recent comparison period.
Not necessarily. A faster market can create opportunities for sellers, but buyers still compare properties and evaluate recent comparable sales.
An asking price that is too high can reduce showings and cause a property to remain on the market longer. Accurate pricing from day one is important for attracting qualified buyers and maximizing the potential sale price.
The best approach is to combine accurate pricing, professional preparation, effective marketing, and skilled negotiation.
A property should be positioned to attract qualified buyers from the beginning rather than relying on future price reductions to generate interest.
An Austin listing agent helps homeowners determine an appropriate asking price, prepare the property for sale, coordinate professional marketing, manage showings, evaluate offers, negotiate contract terms, and guide the transaction through closing.
An experienced listing agent also monitors buyer feedback and changing market conditions to help sellers make informed decisions.
Look for an agent with demonstrated local market knowledge, experience in your property type and price range, a strong professional network, verified credentials or rankings, and a comprehensive marketing plan.
For luxury properties, it is particularly important to understand the agent's experience with high-value transactions, specialized property features, and qualified buyer networks.
The answer depends on your individual circumstances, financial goals, property condition, and next move.
The latest 78746 figures show that homes are spending less time on the market and that sellers are achieving a higher percentage of their original asking prices compared with Q3 2025.
A customized market analysis is the best way to understand how current conditions apply to your particular property.
Your home's value depends on its location, size, condition, lot characteristics, views, updates, and recent comparable sales.
An individualized comparative market analysis provides a more meaningful estimate than a generic online valuation tool.
Westlake is commonly used as a general name for the broader residential area west of downtown Austin. West Lake Hills is a specific incorporated city within that area.
ZIP code 78746 includes West Lake Hills and other surrounding areas, so ZIP-level real estate statistics should not automatically be interpreted as statistics for the City of West Lake Hills alone.
If you're considering selling your home in Westlake or West Lake Hills, the best first step is understanding what your property is worth in today's market.
I offer complimentary, no-pressure pricing consultations to help homeowners evaluate their options and make informed decisions.
During our conversation, we'll review:
My goal is to help you understand the market, establish a thoughtful pricing strategy, and position your home to achieve the strongest possible result.
Whether you're preparing to sell now or simply want to understand your property's current value, I would welcome the opportunity to speak with you.
Contact Monica Fabbio to schedule your complimentary, confidential Westlake home pricing consultation.
Monica Fabbio is a Broker Associate based in Austin, TX, specializing in luxury, waterfront, hi-rise, and ranch/land properties. She is a member of Christie's International Masters Circle & The Council, a multi-year Elite 25 and Luxury League member, a Founding Member of REALM, a member of the Christie’s Sports & Entertainment Division and Land & Ranch Division, and EVP of Philanthropy. She is ranked #2 Agent in Austin-Metro (Real Trends Verified), #7 Agent in Austin (Austin Business Journal), and #12 Agent in Texas (Real Trends Verified).
Source: Unlock MLS (ACTRIS), closed single-family sales, ZIP code 78746. Q3 2025 compared with Q3 2026 through September 22, 2026. Median days on market, median sale price, and median sale price as a percentage of original list price.
Monica distinguishes herself as an exceptional professional in the real estate industry, consistently exceeding all expectations by delivering unparalleled service. Leveraging her extensive market expertise, Monica excels in optimizing property market values when entrusted to list or search for a property. Whether you're interested in buying or selling, Monica collaborates closely with clients to pinpoint their ideal properties, secure the most advantageous deals, and consistently provide a truly FABulous real estate experience.
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