Spicewood Market Report, August 2026: Longer Waits, Softer Asks
Spicewood listings took a median 94 days to go pending in July 2026, up from 82 in June, and about 26% carried a price cut. Median list price fell 3.3% year over year to about $930K.
Median 94 days to pending
Median days on market in 78669 reached 94 in July 2026, up from 82 in June and two days shorter than July 2025.
About a quarter cut price
Roughly 26% of 78669 listings showed a price reduction in July, up from 22% a year earlier.
Asks cooling year over year
Realtor.com's median list price was about $930K, down 3.3% from July 2025 and 3.8% from June.
Inventory flat, contracts up
Active listings held at 282, about even with a year earlier, while pending listings rose to 32 from 25.
Thin sale-price data
No dated July sold median was published for 78669; Zillow's typical value was about $700K, down 2.2% on the year.
Spicewood slowed in July, and sellers started trimming asks. The median listing in ZIP 78669 took 94 days to go pending in July 2026, up from 82 in June, according to Realtor.com. Median list price was about $930K, 3.3% below July 2025 and 3.8% below June. About 26% of the 282 active listings carried a price reduction, up from 22% a year earlier.
What moved since the July report. Our last report, on data through June, argued that asking prices were running ahead of closings, with list prices up about 5.8% on the year. That gap is now closing from the list side. On Realtor.com's measure, the median ask is down year over year, and the price-cut share is the clearest sign sellers are meeting buyers rather than waiting them out.
Slower than June, not slower than last summer. The 94-day median is two days shorter than July 2025, and active listings (282) are essentially flat on the year. Part of the stretch since June is the usual summer slowdown. Pending listings rose to 32 from 25 a year earlier, so buyers were still going under contract.
Sale prices are the thin part of the data. No dated single-month sold median for 78669 was published for July. Zillow's typical home value, a smoothed estimate, was about $700K, down 2.2% on the year. With few monthly closings and prices spanning modest acreage tracts to Lake Travis estates, a handful of large sales can swing any one-month median, so price off comparable land, frontage and school zoning instead.
For context, Unlock MLS reported the Austin metro median at $435,000 in July, up 1.0%, with Travis County at $520,000, down 0.3%. Metro homes closed at 93.7% of list price on average.
If you are buying, 94 days plus a rising price-cut share is leverage, and it covers the diligence acreage demands: well flow, septic permits, access easements, and which county and school district a parcel sits in. If you are selling, price to recent sales rather than last spring's asks, and plan for a run of three months or more.
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. Creath Partners works Westlake, Lakeway, southwest Austin, the Lake Travis areas, and downtown Austin.
Spicewood as of August 3, 2026
These figures are frozen at publication. The Spicewood guide carries the current month's numbers.
Every number, and where it came from.
In July 2026, ZIP 78669 had a median listing price of $930,360 (down 3.3% year over year, down 3.8% from June), 282 active listings (up 0.4% year over year), a median of 94 days on market, a 25.8% price-reduced share (up 3.6 points year over year) and 32 pending listings; June's median days on market was 82 and July 2025's was 96.
econdata.s3-us-west-2.amazonaws.com ↗Realtor.com released its July 2026 housing report on August 3, 2026.
prnewswire.com ↗The Zillow Home Value Index for ZIP 78669 was $700,147 for July 2026, versus $715,803 for July 2025.
files.zillowstatic.com ↗The Austin-Round Rock-San Marcos MSA median price was $435,000 in July 2026, up 1.0%; Travis County's median was $520,000, down 0.3%; average close-to-list price was 93.7%.
unlockmls.com ↗557 active listings in 78669 on Redfin on September 28, 2026: 242 at $500K or less, 367 at $850K or less, 467 at $1.5M or less, 524 at $3M or less.
redfin.com ↗
All figures are ZIP-level (78669) for July 2026, not neighborhood-level. Median list price, active listings, median days on market (listing to pending) and price-reduced share are Realtor.com's July 2026 ZIP data from its public research dataset, released with its July housing report on August 3, 2026; this is the same measure behind the 82-day June figure in the July report. Typical home value is the Zillow Home Value Index for July 2026, as published in Zillow's September 2026 release. The list price here is Realtor.com's; the July report's list price came from a different source and is not directly comparable. Price-cut change is in percentage points. No banded price breakdown for July exists, so the distribution below is copied from the September 2026 report: a count of 557 active Redfin listings in 78669 on September 28, 2026, by list price, including land.
