Austin Real Estate Market Intelligence
Austin real estate markets.ZIP by ZIP. Neighborhood by neighborhood.
Live market reports for Westlake, Barton Creek, Bee Cave, Lakeway, Lake Travis, Tarrytown and the communities in between.
Each report starts with the broad numbers. Then it gets more specific, because the property still decides the answer. The analysis comes from Diana Roberts, an Austin Real Estate Advisor and Texas Certified General Appraiser.
Choose a market. Every report is live.
Five ZIP codes and one lake, read the way an appraiser reads them: by the streets, lots and views that actually change value.
- 78738Bee Cave + Serene HillsSerene Hills · Falconhead · SweetwaterLive report→
- 78734Lakeway + Hudson BendThe Hills · Hudson Bend · South shoreLive report→
- 78746Westlake + RollingwoodWest Lake Hills · Lost Creek · DavenportLive report→
- 78735Barton Creek + Travis CountryLantana · Gaines Ranch · Southwest PkwyLive report→
- 78703Tarrytown + ClarksvillePemberton · Old Enfield · Old West AustinLive report→
- Lake TravisWaterfront · Lake access · ViewsRegional guide→
Neighborhood guides
Put the numbers to work
01 / The Austin Market
Austin is not one housing market.
A broad Austin housing-market headline can be useful context. It can also hide the decision that actually matters.
Westlake, Barton Creek, Lakeway, Bee Cave, Serene Hills, Lake Travis and Central Austin do not compete in the same way. Even inside one ZIP code, buyers react differently to city limits, school assignment, topography, age, architecture, lot position, views, water access, amenities, taxes, condition and construction quality.
So this library starts with the larger market and deliberately gets more specific. The live report shows direction. The neighborhood explains context. The property determines the final analysis.
The ZIP code is the starting point, not the pricing method. A median or price-per-square-foot figure describes a group of sales. Neither establishes the value of one home.
What is happening broadly?
Inventory, market time, asking-price movement and buyer leverage set the larger environment.
Where does this home really compete?
The right community, price band, property type and buyer alternatives usually matter more than a citywide average.
What changes the answer?
Site, view, condition, construction, function, privacy and improvements can separate two nearby homes.
02 / Austin Market Reports
Start with the market closest to your property or search.
Each report pairs live housing-market data with lasting local context, so the numbers stay current and the analysis around them stays useful.
Travis
Lake Travis is a region, not one ZIP code.
Waterfront position, cove, dockability, lake access, elevation, views, topography, community amenities and lake-level sensitivity create very different ownership experiences, even when two homes share the same Lake Travis identity.
Westlake, West Lake Hills + Rollingwood
Municipality, Eanes-area verification, hillside position, architecture, Lake Austin relationships, views, condition and close-in location all shape the comparison.
Westlake · Rollingwood · Lost Creek · Davenport RanchBarton Creek + Southwest Austin
Gated sections, golf and club relationships, canyon settings, privacy, lot size, architecture and limited comparable evidence make property-level judgment critical.
Barton Creek · Travis Country · Lantana · Gaines RanchBee Cave, Serene Hills + West Lake Travis
Newer and established communities, lot position, views, pools, builder differences, amenities, taxes, topography and Highway 71 access create real sub-markets.
Bee Cave · Serene Hills · Falconhead · SweetwaterLakeway + the South Shore of Lake Travis
Established Lakeway, golf, waterfront and view settings, older housing, redevelopment and lake-oriented demand create a market with many layers.
Lakeway · The Hills · Lake Travis · WaterfrontTarrytown, Clarksville + Old West Austin
Historic character, scarce lots, architectural infill, renovation quality, walkability, parks and micro-location make a block-by-block comparison more useful than a ZIP average.
Tarrytown · Clarksville · Pemberton · Old EnfieldGo deeper than 78738.
Diana lives in Serene Hills and follows it at the community level: setting, homes, greenbelt, trails and the property differences that disappear inside a ZIP-wide report.
Lake Austin frontage runs through several West Austin ZIP codes, so it has no single report. It trades as its own market, often at the top of Austin's price range. Start with the 78746 and 78703 reports, then look at the waterfront itself.
New market pages are added only when the live report, local analysis and supporting content are ready. That is more useful than dozens of thin ZIP-code pages created to make the directory look larger.
03 / Find Your Starting Point
Which Austin market should I compare?
Start with how you want to live, or with what a buyer would realistically consider instead of your home. Geography alone does not always define the competition.
- Lake Lifestyle→
Waterfront, docks, boating, marinas, water access or views
Begin with the Lake Travis regional guide, then narrow to the ZIP code and community.
- Lake Austin→
Constant-level waterfront close to Central Austin
Compare Lake Austin frontage against other Lake Austin frontage, not the house up the hill.
- Lakeway · 78734→
Established Lakeway, golf, lake access and redevelopment
Useful for comparing established neighborhoods, mature settings and Lakeway's varied housing.
- Bee Cave · 78738→
Newer communities, Serene Hills and Highway 71 West
Start here for Bee Cave, Serene Hills, Falconhead, Sweetwater and nearby West Lake Travis communities.
- Westlake · 78746→
Close-in West Austin, Eanes-area markets, hillsides and Lake Austin
Compare municipality, school assignment, architecture, topography, views and location carefully.
- Barton Creek · 78735→
Gated estates, golf, privacy and canyon settings
Especially useful when sub-community, lot, club relationship and architecture define the buyer pool.
- Central Austin · 78703→
Historic homes, renovation, infill and close-in living
Tarrytown, Clarksville, Pemberton and Old Enfield reward careful block-level comparison.
04 / Moving to or From Austin
Moving here? Start with the report that fits the life you are leaving.
From far away, every Austin ZIP code looks alike on a map. They are not. Diana knows the move from both sides: she was born in Budapest, sold homes in California and relocated to Austin in 2020. Pick the line closest to where you are coming from.
- From California→
Hillside views and a short drive to the city: start with 78746
Westlake is the closest match to the close-in hillside neighborhoods many Californians leave. Then compare 78735 for gated golf settings and 78738 for newer homes with more room. Texas has no state personal income tax, so compare the full property tax picture for each address, including the homestead exemption you can claim once you live there.
- From New York→
Older houses and streets you can walk: start with 78703
Clarksville and parts of Tarrytown are the closest Austin comes to walking to dinner. Almost everywhere else, errands mean a car. Closings work differently too: in Texas a title company holds the earnest money and closes most sales, and the option period gives you a paid, unrestricted right to walk away.
- From Europe→
Space and water, or an old house near the center
If it is water, start with the Lake Travis guide and learn the difference first: Lake Travis is a variable-level reservoir, Lake Austin stays at a constant level. If it is the old center, start with 78703. Diana explains the Texas contract, title and closing in plain terms, and across languages and customs when that helps.
Diana talks through what the photos leave out: the slope and drainage of the lot, the view that disappears two rooms later, floodplain questions and the construction behind the finishes. Her appraisal experience shapes that commentary, though it is brokerage advice and never an appraisal of a home she is helping you buy. Some homes are offered privately through Compass before they go public; See It First™ puts you in front of them.
Texas sales use TREC contract forms. You pay an option fee for an unrestricted right to terminate during the option period. A title company holds the earnest money and closes, and Texas has no real estate transfer tax. Texas has allowed remote online notarization since 2018, so many documents can be signed from anywhere; the title company confirms what it accepts.
Sell on the move's calendar.
Decide whether to sell before or after you leave, then work backward: preparation, launch, closing. Diana can introduce you to a Compass agent in the US city you are moving to, so both transactions share one schedule.
Price it once.
Start with the report for your ZIP code, then narrow to the homes a buyer would actually tour instead of yours. A price that has to be cut after you have moved away costs the most leverage.
Sell it after you have left.
Diana is local and can run the empty house: access, vendors, staging, showings, the inspection and the appraisal visit. When you move out, Texas law requires you to tell the appraisal district the homestead no longer qualifies.
Available Now
Homes Diana is representing right now.
Each home has its own page with the photos, floor plan, Diana's notes and what to know before you tour.
05 / From Market to Property
Real valuation gets narrower, not broader.
Market reports establish context. The mistake is assuming the broadest number is also the most precise answer for one home.
Square footage is a data point. It is not a valuation method. The closer the analysis gets to the actual property and its real alternatives, the more useful the conclusion becomes.
At the top of the market the funnel narrows further, because true comparables are few. The bulk of Diana's luxury appraisal work falls between $1 million and $15 million, with selected assignments of $25 million and more.
- 01Austin metroBroad housing-market direction
- 02ZIP code + competing regionThe larger search area buyers are actually using
- 03Neighborhood + communityAmenities, jurisdiction, schools, setting and buyer identity
- 04Street + micro-locationPosition, traffic, privacy, orientation and surroundings
- 05Lot, view, condition, quality + functionThe physical differences buyers experience
- 06True buyer alternativesThe homes a qualified buyer could realistically choose instead
- 07The propertyWhere the evidence becomes specific
Texas Certified General Appraiser
The Person Behind the Data
Market statistics tell Diana where to look. The property tells her what matters.
Diana brings a Certified General Appraiser's discipline to her work as an Austin real estate advisor. She does not stop at a ZIP-wide median, an automated estimate or a price-per-square-foot shortcut.
She studies the most relevant comparables, current competition and the physical details that change buyer reaction: site, view, lot utility, construction, condition, floor plan, privacy and improvements. That matters most where custom homes, hillside sites, waterfront, large lots and thin comparable evidence make averages misleading.
The market is context. The property is the decision.
When Diana acts as a real estate advisor, her appraisal experience informs the brokerage strategy. A formal appraisal is a separate engagement with its own client, intended use and scope, and her appraisal services are provided through The Appraisal Shop.
06 / Go Deeper
The report should lead to the next useful question.
Buying, selling, valuation, neighborhood choice, relocation and the under-contract phase are connected. Go to the part you are working through now.
07 / Austin Market Questions
Use the data. Don't let the data use you.
Broad statistics are useful as context. Decisions get stronger as the analysis gets more specific.
Is Austin one real estate market?
No. Austin-area buyers move among different cities, ZIP codes, school districts, neighborhoods, property types and price bands. Westlake, Barton Creek, Lakeway, Bee Cave, Lake Travis and Central Austin can respond differently to inventory, pricing and buyer demand, and communities inside one ZIP can behave differently too.
Why are these Austin market reports organized by ZIP code?
ZIP codes are a recognizable starting point for live housing data. They do not mean every property inside the ZIP is interchangeable. Diana then narrows the analysis to the relevant neighborhood, property type, price band and comparable buyer alternatives.
Can an Austin ZIP-code median be used to price my home?
Not by itself. A median describes the middle of a group of sales. It does not adjust for your home's lot, view, condition, construction quality, floor plan, privacy, renovations, pool, waterfront, architecture or direct competition. For property-specific value, see Diana's home valuation and appraisal guide.
Is price per square foot a reliable way to value an Austin home?
Price per square foot is a useful descriptive data point, not a complete valuation method. Two homes of similar size can have very different market appeal because of site, design, condition, view, construction, utility, amenities, privacy and location.
Which market report should I use if a home is near a ZIP or city boundary?
Begin with the report that contains the property address, then consider the nearby areas a qualified buyer would genuinely evaluate as alternatives. City limits, school assignment, taxing entities, utilities, subdivision and restrictions should be verified for the individual address.
Which market report covers Lake Austin?
Lake Austin frontage runs through several West Austin ZIP codes, so there is no single Lake Austin report. The 78746 and 78703 reports are the closest starting points. Because Lake Austin is a constant-level lake, its waterfront trades as its own market and should be compared with other Lake Austin frontage. See how to look at waterfront.
Where does Serene Hills fit in the Austin market library?
Serene Hills is part of the broader 78738 market and also has its own neighborhood guide, because the community has its own housing character, setting and property-level considerations. Diana lives in Serene Hills and follows it closely. Explore Serene Hills.
How often are the live market reports updated?
The changing housing-market figures are handled inside the live report on each market page. The surrounding DianaSellsATX content is designed to last and is reviewed as coverage, neighborhoods and links change.
How does Diana's appraisal background affect her market analysis?
It encourages a disciplined progression from broad market information to relevant comparable evidence and property-specific differences. When Diana represents a buyer or seller, that experience informs her brokerage strategy. A formal appraisal is a separate professional engagement.
Does Diana appraise luxury homes in these markets?
Yes. Diana is a Texas Certified General Appraiser, and her luxury appraisal assignments mostly fall between $1 million and $15 million, across Tarrytown, Westlake, Rollingwood, Barton Creek, Lake Austin, Lake Travis and Spicewood. Her appraisal services are provided through The Appraisal Shop.
Which Austin market report should I start with if I am moving from another state or country?
Start with how you want to live. For older, walkable streets near downtown, begin with 78703. For close-in hillside neighborhoods, begin with 78746, and for gated golf settings, 78735. For more space, newer homes or water, begin with 78738, 78734 and the Lake Travis guide. Diana can explain what the photos do not show before you travel. Moving to Austin.
I am leaving Austin. Can Diana sell my home after I move?
Yes. Diana is based in Austin and can manage the vacant home through preparation, showings, the inspection and the appraisal visit, and many closing documents can be signed remotely. Texas law requires you to notify the appraisal district when the home is no longer your homestead. If you are moving within the US, Diana can introduce you to a Compass agent in your new city. Selling your Austin home to move.
The Property-Level Answer
The report gives you the market. The property needs its own answer.
Choosing between neighborhoods, deciding what to offer, placing your home in today's market or already under contract: Diana can move the analysis from broad data to your decision.
Diana Roberts · Austin Real Estate Advisor · Compass
Texas Agent · California Broker · Certified General Appraiser
512.888.8326 · diana.roberts@compass.com
Market reports are general information from third-party providers and may not reflect every sale or current condition. They are not an appraisal or an opinion of value for any specific property. Appraisal assignment ranges describe Diana's experience in aggregate and do not identify any property, client or assignment. Diana Roberts provides real estate brokerage services through Compass in Texas. Her appraisal services are provided through The Appraisal Shop. Brokerage advice is not a formal appraisal assignment.