How Competitive is the Lakeway, TX Housing Market?
Lakeway, a city near Austin, TX, isn't a very competitive housing market right now. Roughly 9% of homes sold above asking price in the 3 months ending June 2026, well below the national average.
The National Picture
At the national level, nearly one in four homes sold above list price in June 2026, spending a median of 50 days on market. Lakeway's 9.3% sold-above figure is below the national rate, placing buyers in a stronger negotiating position.
Pending Sales Surge but Asking Prices Hold
The average home in Lakeway sold for 97.1% of its list price, and about 33.1% of listings went under contract within two weeks. Nearby Sweetwater (20.6% sold above, 37 days on market) draws slightly more bidding activity, while Mansfield-River Place (7.5% sold above) also remains below the overbid threshold.
Why Isn't Lakeway, TX Very Competitive?
Lakeway isn't very competitive because elevated inventory gives buyers leverage to negotiate rather than compete. Active listings fell 7% year over year to 457, while pending sales grew 43% to 171. At 6.0 months of supply, sellers face a buyer-friendly market where patience is rewarded. Homes are selling 6 days faster than a year ago, reflecting heightened buyer urgency.
Nearby Neighborhoods
| Neighborhood | Sold Above List | Sale-to-List | Days on Market | Off Market in 2 Wks |
|---|---|---|---|---|
| Lakeway ★ | 9.3% | 97.1% | 56 days | 33.1% |
| Sweetwater | 20.6% | 98.0% | 37 days | 18.3% |
| Mansfield-River Place | 7.5% | 96.1% | 57 days | 23.6% |
| Four Points | 20.0% | 97.5% | 41 days | 40.7% |
| West Oak Hill | 21.5% | 98.6% | 47 days | 44.7% |
| Village at Western Oaks | 28.5% | 99.6% | 34 days | 60.9% |
Limited to neighborhoods with at least 10 home sales in the period.
All data comes from Redfin and represents a three-month rolling average ending June 2026. This article has been generated, in whole or in part, using generative artificial intelligence (AI) technology, with input from Redfin head of economics research Chen Zhao. While efforts have been made to ensure the accuracy and reliability of this information, you should independently verify all data, facts, and citations contained in this article before relying on it for any purpose. This information is not a substitute for advice from a real estate agent, financial advisor, or other licensed professional. Check the Redfin Data Center for additional in-depth housing market data.
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