Over the past 12 months, the typical Austin-area home closed anywhere from about 93.5% to 100% of its final list price, depending on the neighborhood. Where yours falls in that range decides how much room buyers will expect to negotiate, and how hard you can push on price as a seller.
We pulled closed single-family sales from October 1, 2025 through September 30, 2026 for more than 1,200 neighborhoods across 25 areas of town. For each one, we compared the final sales price to the final list price. A neighborhood at 100% means the middle sale closed right at asking. A neighborhood at 94% means the middle buyer got about 6% off.
One caution before the numbers. Communities where most sales come from builders behave differently. A builder usually lowers prices on its own schedule, for the whole community, rather than for one buyer who makes an offer. That pulls those neighborhoods toward 100% of list. Where that matters, we say so, and we kept builder-driven communities out of the neighborhood tables below so they do not blur the picture for resale homes. Builder communities behave differently — see our report on why the list price in Austin’s newest neighborhoods is not the real price for more on that pattern.
How Much Room Buyers Took, by Area of Town
The gap between list price and sale price ran from under 1% in Jarrell to about 4.5% in Spicewood and West Austin.
The near-list end is mostly outer suburbs with heavy builder activity. Builders set prices community by community, which keeps the closing price close to list. The widest discounts are in the older, higher-priced parts of Central, South and West Austin.
Neighborhoods Where Buyers Negotiate the Most
The biggest discounts show up in established Central, South and West Austin neighborhoods, where the median home price is well above $1 million. These are neighborhoods with at least 15 closed sales in the past 12 months.
| Neighborhood | Area | Sales | Median Price | Median Sale-to-List | Median Days on Market |
|---|---|---|---|---|---|
| Beecave Woods | West Austin | 16 | $1.15M | 93.5% | 18 |
| Barton Hills | South Austin | 61 | $1.56M | 94.0% | 46 |
| Davenport Ranch | West Austin | 22 | $2.17M | 94.5% | 48 |
| Rob Roy | West Austin | 22 | $2.43M | 94.5% | 32 |
| Woodhaven | West Austin | 18 | $1.25M | 94.5% | 66 |
| Clarksville | Central Austin | 26 | $1.47M | 95.0% | 26 |
| Tarrytown | Central Austin | 77 | $1.84M | 95.0% | 37 |
| Barton Creek | West Austin | 26 | $2.90M | 95.0% | 40 |
| South Congress | South Austin | 34 | $1.17M | 95.5% | 31 |
Beecave Woods is the one to notice. The middle home there sold in 18 days, and buyers still took about 6.5% off. A fast sale does not always mean a full-price sale.
Fast does not always mean full price. The middle home in Beecave Woods sold in 18 days, and buyers still took about 6.5% off.
Neighborhoods Where Homes Close at or Near List
At the other end, these neighborhoods closed at 99% to 100% of list, and most sold in under three weeks. They cover a wide price range, from about $420,000 to just under $1 million.
| Neighborhood | Area | Sales | Median Price | Median Sale-to-List | Median Days on Market |
|---|---|---|---|---|---|
| Hielscher | Southwest Austin | 39 | $956K | 100% | 9 |
| Legend Oaks | Southwest Austin | 41 | $630K | 100% | 10 |
| Cat Hollow | Round Rock | 43 | $465K | 100% | 10 |
| Oak Forest | Northwest Austin | 28 | $700K | 99% | 10 |
| Canyon Creek | Northwest Austin | 45 | $710K | 99% | 13 |
| Circle C | Southwest Austin | 220 | $808K | 99% | 13 |
| Georgetown Village | Georgetown | 45 | $420K | 99% | 20 |
The pattern is clear. Where homes are priced close to what buyers will pay on day one, they sell fast and close near list. Where the list price runs ahead of what buyers will pay, the negotiating happens after the offer.
The Higher the Price, the More Room Buyers Take
The more a neighborhood’s homes cost, the more room buyers have taken. We grouped every neighborhood by its median sale price and compared how those homes closed against list.
| Neighborhood Median Price | Closed Sales | Sale-to-List (Sales-Weighted) |
|---|---|---|
| Under $350K | 3,066 | 98.9% |
| $350K to $500K | 6,713 | 98.3% |
| $500K to $750K | 5,525 | 97.8% |
| $750K to $1M | 2,718 | 97.6% |
| $1M to $2M | 1,546 | 96.1% |
| $2M and up | 238 | 95.2% |
The step down is gradual until about $1 million, then it drops. Below $750,000 the gap between list and sale price is roughly 1% to 2%. Above $1 million, buyers have taken closer to 4% to 5%. On a $1.5 million home, 4% is $60,000.
On a $1.5 million home, a 4% discount is $60,000.
What This Means If You Are Selling
The honest takeaway is that there is no single number for “how much buyers negotiate in Austin.” The answer changes by neighborhood and by price point, so your pricing plan should too.
- If your neighborhood closes at 99% to 100% of list: Buyers are already competing for homes priced to the market. Pricing above that and planning to come down usually costs you the first weeks, which is when the most buyers are looking.
- If your neighborhood closes at 94% to 96% of list: Buyers expect to negotiate and the sold data backs them up. A price that leaves room for that conversation can make sense, as long as it is still close enough to the market to draw showings.
- If your home is priced above $1 million: Plan for the larger gap. Across the neighborhoods we studied, buyers at that level took about 4% to 5% off, which is a real number on a high-dollar sale.
- If you live in a community with heavy builder activity: Do not use the community’s sale-to-list ratio as your guide. Builders set prices for the whole community, and a resale next door competes with that. We would look at the builder’s current prices and incentives before choosing a number.
The sale-to-list ratio is a starting point, not a pricing strategy. Condition, updates, lot, and timing move a home well above or below its neighborhood’s middle. For the full strategy on pricing correctly from day one, see our guide on how to price your home to sell.
Georgetown: Closer to List Than Most of Austin
Georgetown had the most closed sales of any area we studied, 2,760 in 12 months, and homes there closed at about 98.3% of list overall. That figure includes builder-driven communities, so the resale neighborhoods below give a cleaner look.
| Neighborhood | Sales | Median Price | Median Sale-to-List | Median Days on Market |
|---|---|---|---|---|
| Sun City | 580 | $380K | 98% | 45 |
| Berry Creek | 60 | $580K | 98% | 26 |
| Georgetown Village | 45 | $420K | 99% | 20 |
| Downtown Georgetown | 55 | $475K | 97% | 63 |
| Serenada | 33 | $500K | 97% | 20 |
| Oakcrest Estates | 15 | $495K | 99% | 13 |
| Cimarron Hills | 35 | $1.20M | 97% | 36 |
The one to watch is Cimarron Hills. At a median of $1.2 million, buyers took about 3% off. Compare that to the 4.5% to 6.5% in the Central, South and West Austin neighborhoods above, which sit in a similar price range. For a Georgetown seller at the upper end, that is useful. In this one neighborhood, higher-priced homes closed closer to list than in comparable Central, South and West Austin neighborhoods.
If you are comparing Georgetown communities, our Georgetown neighborhood guides show current sold data for each neighborhood. For a neighborhood-by-neighborhood breakdown of how fast homes are selling, see our Georgetown days-on-market guide.
How We Measured This
- Data source: Closed single-family sales from the MLS, October 1, 2025 through September 30, 2026.
- Sale-to-list: Final sales price divided by final list price. We use the median for each neighborhood, so one unusual sale does not skew the result.
- Minimum sales: Neighborhood tables only include neighborhoods with at least 15 closed sales. Area and price-tier figures weight each neighborhood by its number of sales.
- Builder communities: We left builder-driven communities out of the neighborhood tables. Sale-to-list measures against the final list price, so it does not show builder incentives, closing cost credits or rate buydowns. It also looks smaller than the discount from the original list price, which we cover in our buyer guide on how much below asking to offer in Austin.
- Time frame: This is a one-year snapshot, so it shows where buyers negotiated over the past 12 months. It does not show a trend.
Frequently Asked Questions
It compares the final sale price to the last list price, as a percentage. A home that listed at $500,000 and sold for $490,000 closed at 98% of list. We use the median of closed single-family sales, so a few unusual sales do not skew the number.
Usually just under it. Over the past 12 months the typical Austin-area home closed about 2% below its list price. By area of town, the range ran from 99.6% in Jarrell to 95.5% in Spicewood.
Higher prices. Homes under $350,000 closed at about 98.9% of list, while homes at $2 million and up closed at about 95.2%. The step down is gradual until about $1 million, then gets steeper.
The two measure different things. This post compares the sale price to the final list price. Our buyer post compares it to the original list price, which is higher on homes that had a price cut along the way, so the percentage is lower.
Treat it as a starting point. Your own neighborhood and price range matter more than an area average. Rebecca can pull the recent sold data for your street and neighborhood and show you where your price should land.
Find Out Where Your Home Price Should Land
Thinking about selling and want to know where your neighborhood falls? Rebecca Jacks, Broker Associate with Eleven Oaks Realty, will pull the sold data for your street and neighborhood and walk you through what it means for your price. Eleven Oaks Realty has been helping buyers and sellers since 1978.
Want to know what your home would sell for?
Call, text or email Eleven Oaks Realty. Rebecca will review the sold data for your neighborhood and tell you honestly where your price should land.
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