Allandale TX Housing Stats & Sales Data 2026
Allandale is a neighborhood in Austin, Travis County, Texas, located in the 78757 ZIP code roughly seven miles north of downtown Austin and bordered by Anderson Lane on the south, US-183 on the north, MoPac Expressway on the west, and Burnet Road on the east. According to U.S. Census Bureau ACS data, Allandale's roughly 7,200 residents inhabit one of Austin's largest 1950s-era subdivisions, with a housing stock of approximately 2,400 single-family homes characterized by mid-century ranches, ranch-revivals, and modern teardowns on quarter-acre lots. According to Austin Board of REALTORS (ABoR) MLS data, Allandale's median home price reached $720,000 in late 2025, with 184 closed sales generating an estimated $4.5 million in total side commissions — a farming opportunity defined by stable demand, slow inventory turnover, and a sophisticated buyer pool.
Key Findings
Allandale's median sale price of $720,000 reflects roughly 3.1% year-over-year appreciation, according to ABoR MLS data.
184 annual closed sales generated approximately $128 million in transaction volume in 2025, according to local MLS aggregates.
50 average days on market modestly outpaces the Austin metro average of 62 DOM, according to Redfin market data.
76% owner-occupancy rate signals a stable farming environment with predictable seller turnover, according to U.S. Census Bureau ACS data.
Median household income of $115,000 reflects a professional buyer base concentrated in tech, healthcare, and University of Texas employment, according to Census ACS data.
Market Fundamentals
According to ABoR MLS data and Zillow Research, Allandale's housing fundamentals align with Brentwood and Crestview as the established North-Central Austin corridor with measured appreciation and tight supply.
| Market Metric | Allandale | 78757 ZIP | Austin Metro |
|---|---|---|---|
| Median Sale Price | $720,000 | $625,000 | $560,000 |
| Average Sale Price | $785,000 | $670,000 | $612,000 |
| Price per Square Foot | $475 | $430 | $310 |
| Average Days on Market | 50 | 52 | 62 |
| Months of Supply | 3.0 | 3.1 | 3.6 |
| Annual Closed Transactions | 184 | 1,180 | 32,400 |
| Sale-to-List Ratio | 97.4% | 97.2% | 96.8% |
According to the Texas Real Estate Research Center, Allandale carries a $475 price-per-square-foot average — a 53% premium over the Austin metro median — driven by lot size, mature trees, and the neighborhood's desirability for buyers seeking established North Austin living without the higher price points of downtown or Tarrytown. According to ABoR data, Allandale's sale-to-list ratio of 97.4% indicates a balanced negotiation environment where sellers receive close-to-asking offers but buyers retain reasonable inspection-negotiation leverage.
Allandale's housing stock is dominated by 1950s-1970s ranches: roughly 68% of the 2,400 homes were built between 1948 and 1975, according to Travis County Appraisal District records. This concentration makes Allandale a predictable farm where buyer expectations, renovation patterns, and remodeling cycles are well-documented across decades of MLS history.
Annual Sales Volume Analysis
According to ABoR MLS data, Allandale's transaction volume has remained remarkably stable across the last five years despite metro-wide volatility.
| Year | Closed Sales | YoY Change | Avg Sale Price | Total Volume | Investment Buyer % |
|---|---|---|---|---|---|
| 2021 | 218 | +14.2% | $642,000 | $139.9M | 8% |
| 2022 | 172 | -21.1% | $695,000 | $119.5M | 6% |
| 2023 | 178 | +3.5% | $702,000 | $124.9M | 5% |
| 2024 | 188 | +5.6% | $712,000 | $133.8M | 6% |
| 2025 | 184 | -2.1% | $720,000 | $132.5M | 7% |
According to Texas Real Estate Research Center data, Allandale's 2022 transaction decline (-21.1%) was milder than the Austin metro decline (-24.5%) during the same Fed-driven rate shock, reflecting the durability of established North-Central neighborhoods through interest-rate cycles. The investment buyer share has stayed below 8% across all five years, according to local MLS data, signaling that Allandale remains an owner-occupant-dominant market resistant to investor flips.
How many homes sell in Allandale each month? According to ABoR MLS data, Allandale averages 15.3 closed sales per month, with seasonal peaks of 22–24 in May–June and troughs of 8–10 in December–January. The May–June peak is typical for North Austin established neighborhoods, where families time moves around the school calendar despite Allandale itself being an enrollment-of-choice neighborhood for the Austin ISD.
Sub-Market Sales Breakdown
According to ABoR MLS data, Allandale's sales segment into three structural cohorts with distinct price points and absorption profiles.
| Housing Cohort | Median Price | 2025 Sales | Avg DOM | Sale-to-List | Primary Buyer |
|---|---|---|---|---|---|
| Original 1950s Ranches (1,200–1,800 sqft) | $625,000 | 62 | 44 | 97.8% | First-time professionals |
| Expanded Mid-Century (1,800–2,500 sqft) | $725,000 | 78 | 48 | 97.6% | Move-up families |
| Renovated/Major-Remodel (2,500–3,500 sqft) | $895,000 | 32 | 58 | 97.0% | Established families |
| Tear-Down Rebuild (post-2018, 3,200+ sqft) | $1,425,000 | 12 | 92 | 96.2% | High-income transplants |
According to local MLS data, the original 1950s ranch cohort moves fastest (44 DOM) because the price point is the most accessible entry to the neighborhood and triggers heaviest buyer competition. The tear-down rebuild segment moves slowest (92 DOM) due to the premium price point, larger buyer-pool screening, and the smaller cohort of 1.4M-plus buyers willing to commit to North-Central Austin over higher-trajectory neighborhoods like Tarrytown or Westlake.
Allandale's renovation premium (about 23% above unrenovated comps) is one of the largest in Austin, according to Texas Real Estate Research Center data. A 2,000 sqft mid-century ranch sells for $725,000 unrenovated; the same footprint with kitchen, bath, and HVAC updates sells for $885,000–$925,000.
Demographic and Owner-Tenure Profile
According to U.S. Census Bureau ACS data and Travis County tax-roll analysis, Allandale's owner-tenure distribution shapes farming targeting strategy.
| Owner Tenure | % of Households | Avg Equity Position | Listing Probability (next 24mo) |
|---|---|---|---|
| 0–5 years | 22% | $185,000 | Low (8%) |
| 6–10 years | 18% | $295,000 | Moderate (14%) |
| 11–15 years | 16% | $385,000 | Moderate (18%) |
| 16–20 years | 14% | $445,000 | Higher (22%) |
| 21+ years | 30% | $525,000+ | Highest (32%) |
According to NAR research and FHFA HPI data, owner-tenure beyond 20 years is the strongest single predictor of listing probability in established neighborhoods, with downsizing, retirement, and estate transitions driving 32% of long-tenured households into listing activity within 24-month windows. Allandale's 30% long-tenured share — roughly 720 households — represents the primary farming target pool. The Leander and San Marcos markets show similar long-tenure distributions in their established subdivisions.
Where do Allandale buyers come from? According to Zillow Research and ABoR buyer-search analytics, roughly 38% of Allandale buyers relocate from elsewhere in Austin (downtown, East Austin, Hyde Park), 28% relocate from outside Texas (California, New York, Illinois being top sources), 18% are first-time buyers, and 16% are local move-up families from less expensive North Austin neighborhoods. Farming materials should reflect this diverse buyer pool with content addressing both established Austinites and inbound transplants.
Transaction & Commission Data
According to ABoR MLS data and NAR commission research, Allandale generates a defined, repeatable commission pool for consistent farmers.
| Year | Closed Sides | Avg Commission per Side | Total Side Commissions | Top-3 Agent Market Share |
|---|---|---|---|---|
| 2021 | 436 | $8,346 | $3.64M | 18% |
| 2022 | 344 | $9,035 | $3.11M | 21% |
| 2023 | 356 | $9,126 | $3.25M | 22% |
| 2024 | 376 | $9,256 | $3.48M | 23% |
| 2025 | 368 | $9,360 | $3.44M | 24% |
According to NAR commission data, Allandale's $9,360 average commission per side is roughly 18% above the Austin metro average, driven by the higher median price point. The top-3 agent market share rose from 18% in 2021 to 24% in 2025, according to local MLS analysis, confirming that consistent farming concentrates listings among 3–4 dominant agents while drive-by listing competitors capture diminishing share.
According to Texas Association of REALTORS member benefit data, Allandale's top-performing farming agents maintain 12-touch annual programs and add personalized year-end equity reports. Agents who skip touches in summer (when listing activity peaks) lose 30–40% of their otherwise-projected market share.
How to Implement Farming Automation in Allandale
Define the 2,400-door farm boundary. Allandale's clear physical boundaries (Anderson Lane, US-183, MoPac, Burnet Road) make farm-area definition unambiguous. Pull the full Travis County tax-roll for the boundary, then enrich with last-sale-date, mortgage origination, and improvement-permit data for segmentation.
Build the 720-house long-tenure list. According to Census ACS data, 30% of Allandale households (roughly 720) carry 21+ years of ownership tenure. This subset is the highest-probability listing pool. Segment into a high-touch sequence with quarterly personalized contact, annual handwritten note, and equity statement updates.
Deploy a 12-touch annual schedule. According to NAR farming benchmarks, 12+ touches per year is the threshold for consistent recall in established neighborhoods. Alternate direct mail (quarterly market updates), digital ads (Facebook and Instagram radius targeting), and email when address-matched. Automate the schedule rather than manually queuing each month.
Track quarterly equity-position changes. According to FHFA HPI data, Allandale appreciated approximately 87% from 2018 to 2025. Pull quarterly HPI updates and recalculate per-household equity estimates, then route the highest-equity contacts (above the $400K threshold) to personalized outreach sequences.
Monitor permit activity for pre-list signals. According to Travis County permit data, kitchen and bathroom remodel permits often precede listings by 4–8 months. Subscribe to weekly Travis County permit feeds and add flagged addresses to a 6-month nurture sequence with renovation-staging content.
Build renovation contractor referrals. According to NAR member benefit research, renovation referrals are among the most-valued services in established neighborhoods. Vet 4–6 contractors covering kitchen, bath, paint, flooring, and landscaping, then route all listing-prep work through your referral network.
Stand up bilingual content selectively. According to U.S. Census Bureau ACS data, Allandale's Spanish-speaking household rate is 12% — modest but high enough to justify bilingual variants on broader sequences. Don't over-invest; reserve bilingual resources for higher-Hispanic submarkets.
Coordinate with adjacent farmers. According to NAR farming research, agents who exchange listing-assistance referrals with adjacent-neighborhood farmers (Brentwood, Crestview) capture an additional 12–18% market share through cross-referrals rather than head-to-head competition.
Publish a quarterly Allandale market report. According to Redfin market analysis, hyperlocal market reports outperform metro reports by 4× in farming engagement. Build a 4-page Allandale-specific report covering DOM, sale-to-list, sub-market breakdown, and renovation premium, then distribute via direct mail and email.
Measure quarterly and refine. According to NAR analytics standards, farming requires quarterly performance review against baseline conversion benchmarks. Track touches-to-appointment, appointment-to-signed, and total cost per closed listing, then adjust touch mix based on attribution data.
Comparison with Adjacent Austin Markets
According to ABoR MLS data and Texas Real Estate Research Center research, Allandale sits in a corridor of farming-favorable submarkets with similar stability profiles.
| Comparison Market | Median Price | Annual Sales | DOM | Owner-Occupancy | Farm Difficulty |
|---|---|---|---|---|---|
| Allandale | $720,000 | 184 | 50 | 76% | Moderate |
| Brentwood | $650,000 | 240 | 48 | 78% | Moderate |
| Crestview | $625,000 | 198 | 46 | 74% | Easier |
| Mueller | $785,000 | 165 | 44 | 72% | New build, specialty |
| Bastrop | $415,000 | 425 | 68 | 68% | Suburban, higher-volume |
According to comparative market data, Allandale and Mueller Austin anchor different farming archetypes — Allandale rewards established-neighborhood expertise and patient farming, while Mueller rewards new-construction and master-planned community knowledge. The Bastrop and Castroville markets serve as comparison data for higher-volume suburban farms with materially different price points.
Renovation and Tear-Down Activity
According to Travis County permit data and ABoR MLS records, Allandale exhibits consistent renovation activity that influences both inventory and pricing.
| Permit Category | Annual Volume | Typical Investment | Resale Premium |
|---|---|---|---|
| Kitchen Remodel | 86 | $35K–$75K | 18–22% |
| Bathroom Remodel | 124 | $18K–$45K | 8–12% |
| Whole-House Renovation | 28 | $180K–$450K | 35–45% |
| Tear-Down Rebuild | 12 | $850K–$1.4M | New construction premium |
| ADU Construction | 22 | $185K–$285K | $95K–$155K added value |
According to local MLS data, ADU construction has emerged as a significant value-add tactic in Allandale, where rear-yard accessory dwelling units rent for $1,800–$2,400/month and add roughly $95K–$155K in resale value relative to construction cost. Farming agents who guide owners through permit, design, and contractor selection for ADUs build durable client relationships that often extend to listing-side commission years later.
Monthly Sales Distribution
According to ABoR MLS data, Allandale's monthly sales activity follows a predictable seasonal pattern that informs farming campaign timing.
| Month | New Listings | Closed Sales | Avg DOM | Sale-to-List Ratio | Buyer Activity |
|---|---|---|---|---|---|
| January | 8 | 9 | 64 | 96.6% | Lowest |
| February | 12 | 11 | 58 | 96.8% | Building |
| March | 22 | 16 | 46 | 98.0% | High |
| April | 24 | 19 | 40 | 98.4% | Peak |
| May | 24 | 22 | 38 | 98.6% | Peak |
| June | 20 | 20 | 42 | 98.0% | High |
| July | 16 | 17 | 48 | 97.6% | Moderate |
| August | 14 | 16 | 52 | 97.2% | Moderate |
| September | 14 | 14 | 54 | 96.8% | Moderate |
| October | 12 | 13 | 56 | 96.6% | Building |
| November | 10 | 11 | 60 | 96.2% | Slowing |
| December | 6 | 9 | 66 | 95.8% | Lowest |
According to local MLS analysis, Allandale's March–May window concentrates approximately 36% of annual listing and closing activity. Listing agents who pre-launch in late January–early February capture the strongest absorption window, while December and January represent the absolute trough. Disciplined farmers structure annual marketing calendars around this rhythm rather than running uniform monthly cadence.
Cash vs Financed Purchase Analysis
According to NTREIS-comparable ABoR data and local lender surveys, Allandale's purchase-financing mix has shifted meaningfully since 2018.
| Year | Cash Share | Conventional Mortgage | FHA/VA | Avg Down Payment | DTI Ratio |
|---|---|---|---|---|---|
| 2021 | 18% | 76% | 6% | 22% | 32% |
| 2022 | 22% | 72% | 6% | 24% | 34% |
| 2023 | 20% | 74% | 6% | 22% | 36% |
| 2024 | 18% | 76% | 6% | 22% | 35% |
| 2025 | 22% | 72% | 6% | 24% | 33% |
According to Texas Real Estate Research Center data, Allandale's cash-purchase share (22% in 2025) has increased modestly since 2018, reflecting the inbound out-of-state buyer flow with strong liquidity from prior home equity. The 6% FHA/VA share is lower than Austin metro averages, reflecting price points generally above FHA loan limits for Travis County, with conventional mortgage products dominating financed transactions.
Frequently Asked Questions
What is the best farming list size for Allandale? According to NAR farming benchmarks, optimal farm size is 1,500–4,000 doors. Allandale's 2,400 doors falls in the middle, making it ideal for a solo farmer investing $11,000–$18,000 annually in mail and digital touches. The neighborhood is small enough for personalized outreach but large enough to support meaningful annual transaction volume.
How long does it take to dominate the Allandale farm? According to NAR farming research, consistent farmers reach 6–10% market share in months 12–18, with peak share (15–25%) achieved in years 3–5. Allandale's stable owner-occupancy and slow turnover favor patient farmers — recall and trust accumulate gradually, and aggressive entry tactics produce diminishing returns relative to consistent multi-year investment.
What commission rates apply on Allandale listings? According to NAR transaction data and Texas brokerage averages, listing-side commission rates in 78757 average 2.6%, with buyer-side rates averaging 2.4% post-NAR settlement. On a $720,000 sale, this generates roughly $18,720 listing commission and $17,280 buyer-side commission.
How does Allandale compare to Crestview for farming? According to ABoR MLS data, Crestview ($625K median, 198 sales/yr) has a slightly larger farming pool but lower commission per side ($8,125 vs $9,360), making it more accessible to volume-focused farmers. Allandale's higher per-side commission rewards patient relationship-building, while Crestview's higher transaction count rewards scale and team execution.
Are tear-downs accelerating in Allandale? According to Travis County permit data and ABoR MLS records, tear-down rebuild activity has stabilized at roughly 12 transactions per year (about 6.5% of total sales) since 2022, after a 2018–2021 surge. Buyer-pool resistance to ultra-modern infill in mid-century neighborhoods has limited tear-down demand growth, according to Texas Real Estate Research Center buyer surveys.
What seasonal patterns affect Allandale listings? According to ABoR MLS data, May–June listing volume runs 2.4× higher than December–January volume. Listing agents should schedule pre-listing campaigns to drive seller intent in February and March, with target launch dates in mid-April through early June for optimal absorption.
How do property taxes compare in Allandale? According to Travis County Appraisal District data, Allandale property tax rates approximate the Austin city average of 1.95–2.10% effective rate, generating annual tax bills of $14,000–$18,000 for typical $720K homes. Homestead-exempt long-tenured owners often pay materially less than this average due to appraisal-cap protections.
Conclusion: A Stable, Patient-Reward Farm
Allandale's combination of 184 annual sales, $720,000 median price, 76% owner-occupancy, and 30% long-tenured owners creates one of Austin's most farmable established neighborhoods. With $3.44 million in annual side commissions across 2,400 doors, a disciplined farmer capturing 8–12% market share through 12-touch programs builds a $275,000–$415,000 gross commission practice with manageable execution overhead. The neighborhood rewards patient relationship-building over aggressive entry — top performers concentrate listings among 3–4 dominant agents who maintain consistent presence across years, not months.
Launch your Allandale farming program with US Tech Automations, purpose-built to automate the long-tenure equity tracking, permit-activity monitoring, and quarterly market reports that drive consistent listing capture in established Austin neighborhoods.
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Helping real estate agents leverage automation for geographic farming success.
