78746 Market Report: Westlake, Rob Roy & Davenport Ranch
A million dollars separates what sellers are asking in Westlake from what buyers are actually paying.
78746 is Austin's deepest luxury market and the one where list price and sale price have drifted furthest apart. The median single-family home closed at $2,000,000 over the trailing year. The median home currently listed asks $2,999,950. That is not a market where you can price aspirationally and wait — 30% of sales took more than 90 days, and more than half of standing inventory has already cut.
Source: ACTRIS / Unlock MLS (feed 30090), single-family closed sales. Trailing 12 months, August 2025 – July 2026. Retrieved August 12, 2026.
78746 at a glance
| Metric | Trailing 12 months | Prior 12 months |
|---|---|---|
| Median sale price | $2,000,000 | $2,100,000 |
| Median price per square foot | $572 | $568 |
| Median days on market | 41 | 61 |
| Closed single-family sales | 267 | — |
| Months of supply | 4 | — |
| Active listings | 92 | — |
| Sold at percent of list | 94.7% | — |
| Under contract within 14 days | 29% | — |
| Took more than 90 days | 30% | — |
| Active listings with a price cut | 52% (avg 7.4%) | — |
| Middle half of sales | $1,392,000 to $3,175,000 | — |
What the data says
The median fell, but values did not
Median sale price dropped 4.8%, from $2,100,000 to $2,000,000 — while median price per square foot rose slightly, from $568 to $572. Those two facts together mean the mix shifted toward smaller homes, not that Westlake property lost value. This is exactly the distinction a headline 'Westlake is down 5%' story gets wrong.
Twenty days faster, and closing closer to ask
Median days on market collapsed from 61 to 41 year over year, and the average sale closed at 94.7% of list, up from 93.9%. Buyers came back to the table. But the tail is long: 30% of sales still took more than 90 days, and Davenport Ranch and Rob Roy posted medians of 125 and 104 days.
Standing inventory is priced above the market
92 active listings ask a median of $2,999,950 against $2,000,000 in actual closings. 52% have already reduced, averaging a 7.4% cut — the deepest cuts of the four ZIPs. At four months of supply this is the most balanced of these markets, and the one where a correctly priced launch stands out most.
Most active subdivisions in 78746
| Subdivision | Sales | Median price | Median days on market |
|---|---|---|---|
| Woodhaven | 9 | $1,575,000 | 148 |
| Lost Creek Sec 01 | 7 | $1,100,000 | 13 |
| Rob Roy | 6 | $3,150,000 | 104 |
| Countryside Sec 01 | 5 | $1,800,000 | 27 |
| Westwood Sec 02 | 5 | $2,100,000 | 32 |
| Davenport Ranch Ph 07 Sec 03 | 5 | $3,415,000 | 125 |
Month by month
| Month | Sales | Median price | Median days on market |
|---|---|---|---|
| 2025-08 | 33 | $1,830,000 | 85 |
| 2025-09 | 18 | $1,764,000 | 28 |
| 2025-10 | 23 | $1,808,400 | 46 |
| 2025-11 | 17 | $2,000,000 | 52 |
| 2025-12 | 24 | $1,815,000 | 32 |
| 2026-01 | 11 | $1,895,000 | 71 |
| 2026-02 | 19 | $2,475,000 | 136 |
| 2026-03 | 21 | $2,635,000 | 81 |
| 2026-04 | 25 | $2,100,000 | 32 |
| 2026-05 | 26 | $2,416,250 | 20 |
| 2026-06 | 28 | $2,155,000 | 36 |
| 2026-07 | 22 | $2,252,500 | 12 |
All Austin ZIP reports: Fenton Grossman Group market insights