Westlake Market Report, November 2026: Prices Hold as Austin Tips to Buyers

The headline: Westlake held its prices in October while the Austin metro slipped further. In the 12 months through October 2026, 318 homes closed in 78746 at a median of $1,869,654 and an average of $617 per square foot. That is up from 302 closings, $1,846,437 and $609 in the September update. Over the same window the Austin metro median fell 6.5% year over year to $400,000, with 6.3 months of supply, which puts the metro in buyer's-market territory.

What shifted since September. In September we said Westlake was getting tighter and faster: inventory had fallen and average days on market had dropped to 70. The pace half of that has partly reversed. Average days on market rose back to 74 in the October data. Prices and closing volume, though, moved up, so the picture is steady pricing with a slower sale, not a softening market. Redfin's shorter window agrees on price: over the three months ending October 2026 the 78746 median was $1.7M, up 0.2% year over year, and homes sold at 94.1% of list price, 1.2 points better than a year earlier. Its median of 80 days on market is also faster than the 98 days of a year ago, so the slower pace is month to month, not year over year. A note on inventory: September's 137-listing count came from a residential-only MLS search; this month's 122 is Redfin's count of houses, condos and townhomes, so the two are not directly comparable and we are not reading a trend into them.

Supply is tighter here than in the metro. Single-family supply in 78746 stood at about 4.1 months on November 11, 2026, against 6.3 months across Austin in October. That gap is the clearest reason Westlake prices have not followed the metro down.

The range is still the story. Of 122 houses, condos and townhomes for sale on November 11, 15 were listed under $1 million and 58 at $3 million or more. A single median says little about any one home in a ZIP this wide.

What it means if you're selling. About 40.1% of 78746 listings in the trailing data were withdrawn or expired without selling, down from 41.9% in September. With homes averaging 74 days to sell, pricing against the right comparable band from the first week still separates the sold from the expired.

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.