Lakeway Market Report: July 2026 Inventory in 78734 Stays Below 2025 as Asking Prices Hold
In July 2026, 78734 had 272 active listings, down 15.9% year over year, at a median asking price of $769,700, down 0.7%. Pending listings rose 29.9% to 50, while Zillow's home value index slipped 1.9% to $610,319.
Listings down 15.9% from 2025
272 active listings in July 2026, flat from June.
Asking prices roughly flat
Median listing price of $769,700, down 0.7% year over year and 0.4% from June.
Pending listings up 29.9%
50 pending listings in July 2026, down from 54 in June but well above last year.
Zillow value index down 1.9%
$610,319 for July 2026, versus $621,906 in July 2025.
Listings sat a median 79 days
Up from 72 in June, with 27.5% of listings carrying a price cut.
The short answer: in July 2026, 78734 inventory stayed well below last year and asking prices held flat, while contracts kept running ahead of 2025.
Realtor.com counted 272 active listings in Lakeway's 78734 ZIP in July, 15.9% fewer than a year earlier, at a median asking price of $769,700, down 0.7%. Pending listings rose to 50, up 29.9% year over year. Zillow's home value index for the ZIP stood at $610,319, down 1.9% from July 2025.
What changed since June. Our June report showed closings running ahead of 2025: a $684,500 median sale price, up 2.2%, and 43 homes sold versus 31. ZIP-level closed-sale figures for July were not available from a public source at publication, so this report reads the market through listings and Zillow's index. On the listing side, the June picture mostly held: active listings were flat from June, and the median asking price slipped 0.4% month over month after falling 5.3% year over year in June.
Listings are sitting a little longer. Active listings had been on the market a median 79 days, up from 72 in June and essentially level with a year earlier. About 27.5% of listings carried a price cut, up 1.0 point from June but 2.2 points below July 2025.
Fresh supply slowed. New listings fell to 48, 25% fewer than in July 2025 and a third fewer than in June. Pending listings eased to 50 from 54 in June but stayed well above last year.
Inventory skews high. A count of 221 active single-family listings on July 27, 2026 found about 28% asking between $1 million and $2 million, 18% above $2 million and 11% under $500,000.
What to do with this. Sellers: fewer new listings means less fresh competition, but a 79-day median listing age says the price has to be right on day one. Buyers: with more than one listing in four carrying a price cut, there is still room to negotiate on homes that have sat.
Working the Lake Travis side of the market. Jonathan Creath is a Real Estate Advisor with Kuper Sotheby's International Realty and part of Creath Partners, the family business his father Garry Creath founded in 1971 and brought to Austin in 1989. Lakeway and the Lake Travis areas are among the markets the practice works. TREC License #547237.
Lakeway as of August 3, 2026
These figures are frozen at publication. The Lakeway guide carries the current month's numbers.
Every number, and where it came from.
Median listing price in 78734 was $769,700 in July 2026, down 0.7% year over year and 0.4% month over month.
econdata.s3-us-west-2.amazonaws.com ↗78734 had 272 active listings in July 2026, down 15.9% year over year and flat month over month.
econdata.s3-us-west-2.amazonaws.com ↗Median days on market for active 78734 listings was 79 in July 2026, down 0.6% year over year; 27.5% of listings had a price reduction, up 1.0 point month over month and down 2.2 points year over year.
econdata.s3-us-west-2.amazonaws.com ↗Pending listings in 78734 numbered 50 in July 2026, up 29.9% year over year; new listings were 48, down 25% year over year and 33% month over month.
econdata.s3-us-west-2.amazonaws.com ↗The Zillow Home Value Index for ZIP 78734 was $610,319 for July 2026, versus $621,906 for July 2025.
files.zillowstatic.com ↗221 single-family homes were listed for sale in 78734, with band counts of 25 under $500K, 51 from $500K-$750K, 46 from $750K-$1M, 63 from $1M-$2M and 40 above $2M as of July 27, 2026.
redfin.com ↗The June 2026 report cited a $684,500 median sale price, up 2.2% year over year, and 43 homes sold versus 31 in 78734 (Unlock MLS data).
communityimpact.com ↗June 2026: median listing price $772,450, down 5.3% year over year; 72 median days on market for active listings; 54 pending listings in 78734.
econdata.s3-us-west-2.amazonaws.com ↗
Median listing price, active listings, days listed, pending listings and price-cut share are Realtor.com's monthly ZIP 78734 figures for July 2026 from its public research data; Realtor.com released its July 2026 housing report on August 3, 2026. Days listed is the median age of active listings, not days to sell. Typical home value is the Zillow Home Value Index (mid-tier, smoothed, seasonally adjusted) for 78734 for July 2026, as published in Zillow's research data file, which Zillow revises monthly. ZIP-level closed-sale figures for July 2026 were not available from a public source. The price distribution is not from a banded source for this month: it is copied from the May-data report, which approximated it by counting Redfin's 221 active single-family listings in 78734 across price filters on July 27, 2026, so it reflects asking prices of inventory at that date rather than closed sales.
