Westlake (78746): Fewer Listings, Firmer Prices. What September Means for Buyers and Sellers

Inventory is down about a third. Months of inventory is 4.45. Price per square foot is up about 5%. Those three numbers are the month.

New listings were 48, compared with 47 a year earlier. Homes came on the market at about the same pace, and a larger share of them sold. The success rate, the share of listings that sold, was 65.9%, compared with 53.2%.

A buyer looking in 78746 in September 2026 had 126 active listings to work from. In September 2025 the count was 190. The shorter list changes a tour schedule: the houses that fit get a second look sooner.

A lower active count describes the choice set that month. The price for a given address still comes from its comps.

The median sale price was $1.485 million on 27 sales. In September 2025 the median was $1.655 million on 24 sales. The dollar median moved down. The median price per square foot moved up, from $530 to $558.

27 sales is a small sample, and the mix of houses in a month can move a median. From July to September the median sale price was $1.66 million on 85 sales. That wider count is the steadier picture of the quarter. A list price for one house still comes from the comps on that house.

Homes that sold in September closed about 5.0% below the final list price and 3.2% below the original list price. Sellers recorded 23 price reductions in the month. There was still room to negotiate.

About two in three listings sold. The success rate was 65.9%, up from 53.2% in September 2025. For the homes that sold, median days on market was 38, compared with 43 a year earlier. The 38 days is the median of those September sales. The next listing can take more days or fewer.

The first list price still does the work. Price from recent comps on day one. A reduction is a second conversation with buyers who already saw the higher number. September's success rate and days on market describe the homes that sold that month.

From November 2025 to January 2026, months of inventory in 78746 ran from 4.5 to 6.3, and median days on market reached 107 in January. Late fall and winter were the quieter window before spring in that season. Those are last season's figures.

Some 78746 homes are private or off-market and do not appear on the public search sites. The current set is on the 78746 private listings page.

Line up financing before you tour, so a house that fits can get a clean offer while you are still deciding.