Westlake Market Report, August 2026: 78746 Inventory Down a Third in July

The headline: Westlake inventory fell by a third while asking prices climbed. Realtor.com counted 142 active listings in 78746 in July 2026, down 32.9% from July 2025. Over the same year, the median list price rose 7.8% to $2,695,000, and the median list price per square foot rose 8.9% to $704.

Values moved more slowly than asking prices. Zillow's typical home value for 78746, a smoothed estimate for mid-tier homes rather than a sale price, was about $1,689,078 in July 2026, up 2.4% year over year. The two figures measure different things, so the gap between them is not a discount.

Listings are moving a little faster. The median active listing had been up 66 days in July, down 11.7% from a year earlier. That figure counts how long current listings have been on the market, not time to close. Pending listings rose 3.0% to 35, and 17.1% of active listings took a price reduction during the month, down from about 23.2% a year earlier.

What shifted since the July report. In July we described Westlake as strong on price but patient on timing, based on a $2,394,287 year-to-date median sale price and a 78-day trailing average on market. July's listing data points the same way on price and a little quicker on timing. Those earlier figures measured sold homes and came from different sources, so they are not directly comparable to Realtor.com's listing data. The same goes for inventory: the July report's 159 residential listings came from a different count than Realtor.com's 142.

The luxury backdrop. Across Travis County, Redfin put the July 2026 median for the top 5% of sales at $1,839,700, up 5.7% year over year.

What it means if you're selling. With about a third less competing inventory than a year ago and fewer price reductions, sellers have more room than they did in 2025. Pricing against the right comparable band from week one still decides how long a home sits.

Working the Westlake 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. Westlake is the first market area the practice names. Texas license #547237.