Lakeway Market Report: 78734 Sales Rebound as Prices, Not Days on Market, Adjust
For the three months ending August 2026, Lakeway's 78734 median sale price fell 6.2% year over year to $679,706 while homes sold rose 17.1% to 128. Median days on market held at 73, so the July story of longer waits has given way to price adjustment.
Median price down 6.2% year over year
$679,706 for the three months ending August 2026, a wider decline than the 4.9% reported for the May window.
Days on market back to last year
A median 73 days versus 74 a year earlier, down from the 77 days reported in July.
Sales volume up 17.1%
128 homes sold in the August window versus 109 a year earlier.
Fewer price cuts, firmer sale-to-list
Price drops fell to 42.0% of homes, down 8.7 points, and sale-to-list rose to 96.9%.
Inventory down to 196 listings
About 47% of active single-family listings on September 28, 2026 were asking above $1 million.
The short answer: 78734 still favors buyers, but the adjustment has moved from the calendar to the price tag.
Over the rolling three months ending August 2026, the median sale price in Lakeway's 78734 ZIP was $679,706, down 6.2% from the same period a year earlier. Median price per square foot was $260, down 15.0% year over year.
What changed since July. Our July report, built on the three months ending May, argued that the shift was showing up as waiting time rather than deeper discounts: homes took a median 77 days to sell versus 48 a year before, while sale-to-list held near 96%. The August window breaks that pattern. Median days on market fell to 73, essentially level with 74 a year ago, so the year-over-year slowdown has disappeared. The price side is now doing the work: the median decline widened from 4.9% to 6.2%, and price per square foot went from down 1.4% to down 15.0%. A move that large in one window can reflect which homes happened to close, so treat it as a signal to check comps, not a verdict.
Buyers came back in volume. There were 128 homes sold in the August window, up 17.1% from 109 a year earlier, after the May window ran 4.6% behind. Sale-to-list rose to 96.9%, up 0.7 points, 10.5% of homes sold above list, and the share of homes with price drops fell to 42.0%, down 8.7 points. Redfin scores the ZIP somewhat competitive at 40 out of 100, with typical homes going pending in around 75 days.
Inventory thinned and stayed top-heavy. Redfin showed 196 active single-family listings in 78734 on September 28, 2026, versus 221 in late July. About 31% were asking between $1 million and $2 million and 16% above $2 million, while roughly 12% were under $500,000.
What to do with this. Sellers: buyers are transacting at lower price points, so a list price anchored to 2025 is the main risk. Buyers: fewer price cuts and more sales mean the window of easy leverage is narrowing.
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 September 28, 2026
These figures are frozen at publication. The Lakeway guide carries the current month's numbers.
Every number, and where it came from.
Median sale price in 78734 was $679,706 over the three months ending August 2026, down 6.2% year over year.
redfin.com ↗Median sale price per square foot in 78734 is $260, down 15.0% since last year.
redfin.com ↗Homes in 78734 sell after a median 73 days on market compared with 74 days last year.
redfin.com ↗There were 128 homes sold in 78734 in August 2026, up from 109 a year earlier, a 17.1% increase.
redfin.com ↗Sale-to-list price in 78734 was 96.9%, up 0.7 points year over year; 10.5% of homes sold above list, up 2.2 points; 42.0% had price drops, down 8.7 points.
redfin.com ↗Redfin's Compete Score for 78734 is 40, with typical homes going pending in around 75 days and hot homes in around 35.
redfin.com ↗196 single-family homes were listed for sale in 78734, with band counts of 24 under $500K, 46 from $500K-$750K, 34 from $750K-$1M, 60 from $1M-$2M and 32 above $2M as of September 28, 2026.
redfin.com ↗The July 2026 report cited a $664,803 median, 77 median days on market versus 48, 96.1% sale-to-list and 221 active single-family listings for the period ending May 2026.
redfin.com ↗
Sale metrics are Redfin's calculations from MLS and public records for ZIP 78734, reported on a rolling three-month basis ending August 2026, retrieved September 28, 2026. The price distribution is not from a banded source: it is approximated by counting Redfin's 196 active single-family listings in 78734 across price filters on September 28, 2026, so it reflects asking prices of current inventory rather than closed sales.
