Westlake Market Report, September 2026: 78746 Tightens as Austin Softens
Westlake's 78746 inventory fell 13.8% to 137 active listings and average days on market dropped to 70 since July, while price per square foot held at $609. The Austin metro moved the other way, with an August median down 6.4% year over year.
Active listings down to 137
78746 residential inventory fell 13.8% from 159 in late July to 137 on September 28, 2026.
Days on market fell to 70
The trailing-12-month average dropped from 78 days in the July update, across 302 closings.
Price per square foot held
Sold homes averaged $609 per square foot, versus $607 in July, with a $1,846,437 trailing median.
Austin metro median fell 6.4%
The August 2026 metro median was $412,000, with residential sales down 7.3% year over year.
Pricing still decides outcomes
About 41.9% of 78746 listings in the trailing data failed to sell.
The headline: Westlake got tighter while the Austin metro slipped. Active residential listings in 78746 fell to 137 on September 28, 2026, down from 159 in late July, a 13.8% drop. Over the same stretch, the trailing-12-month average days on market fell to 70 from 78. Meanwhile the Austin metro median fell 6.4% year over year to $412,000 in August 2026.
What shifted since July. In July we called the metro backdrop "stabilizing" and described Westlake as strong on price but patient on timing. The first half of that no longer holds: the metro median fell year over year in August, and residential sales dropped 7.3% to 2,501. The second half has eased. Westlake homes are still not quick, but they are moving faster than they were two months ago.
Prices are flat, not falling. Across the trailing 12 months, 302 homes closed in 78746 at a median of $1,846,437 and an average of $609 per square foot, essentially unchanged from $607 in July. A note on comparison: July's headline $2.39M figure was a year-to-date 2026 median, a different measure from this trailing-12-month median, so the gap between them is not a price drop. The trailing median is down about 2% from the roughly $1.88M it showed in July.
The range is still the story. Active listings run from $242,000 to $19,000,000 and averaged $3,443,999 in asking price, up from $3,099,148 in July. In a ZIP this wide, a single median says little about any one home.
What it means if you're selling. Fewer competing listings help, but 41.9% of 78746 listings in the trailing data failed to sell. Pricing against the right comparable band, from week one, is what separates the two groups.
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.
Westlake as of September 28, 2026
These figures are frozen at publication. The Westlake guide carries the current month's numbers.
Every number, and where it came from.
78746 trailing-12-month data through September 2026: 302 closings, $1,846,437 median sale price, $609 per square foot, 70 average days on market, 41.9% of listings failed to sell.
neuhausre.com ↗137 active residential listings in 78746 on September 28, 2026, ranging $242,000 to $19,000,000 with an average price of $3,443,999, plus 32 land and 49 lease listings.
austinrealestate.com ↗Austin metro August 2026: median price $412,000, down 6.4% year over year; residential sales down 7.3% to 2,501.
austin.culturemap.com ↗
Neuhaus Realty Group 78746 market data (data through September 2026), AustinRealEstate.com active-listing counts from Austin Board of REALTORS MLS data (September 28, 2026), and the Unlock MLS August 2026 Central Texas Housing Report via CultureMap Austin. Price distribution is an approximate breakdown of current active listings based on the observed price range and average, not a banded data source.
