Davenport Ranch TX Home Prices & Commission Data 2026
Davenport Ranch is a master-planned residential community in West Austin, Travis County, Texas, located approximately 10 miles west of downtown Austin between Capital of Texas Highway (Loop 360), Westlake Drive, and Lake Austin, immediately adjacent to West Lake Hills and within the Eanes Independent School District boundary. According to U.S. Census Bureau ACS data, the Davenport Ranch community and surrounding 78746 ZIP code area host roughly 1,800 households across a mix of 1980s and 1990s custom homes, contemporary new construction, and select Lake Austin-adjacent estates. According to Austin Board of REALTORS (ABoR) data and Zillow Research, Davenport Ranch's median home price reached approximately $1.45 million in late 2025, more than 3.0 times the Austin metro median, supporting an estimated 60 to 80 closed transactions annually and creating a productive luxury farming opportunity anchored by Eanes ISD school excellence and Lake Austin proximity.
Key Findings
Davenport Ranch's median home price near $1.45 million anchors the community as one of West Austin's premier Eanes ISD enclaves, according to ABoR data and Zillow Research.
Average commission per side near $43,500 at prevailing 3% rates is approximately 4.6 times the national NAR median commission, according to NAR transaction data.
Annual transaction volume of 60 to 80 closings generates roughly $3.0 to $3.5 million in commission opportunity, according to ABoR statistical reports.
Cash buyers represent over 32% of Davenport Ranch closings, materially higher than the Austin metro share, according to the Texas Real Estate Research Center.
Owner-occupancy rate of 91% is among the highest in West Austin, supporting durable farming relationships, according to U.S. Census Bureau ACS data.
Market Fundamentals
According to ABoR data and Zillow Research, Davenport Ranch's market fundamentals reflect a community insulated from rate-driven volatility by Eanes ISD school demand, a high-net-worth buyer pool, and limited inventory across the community's roughly 1.0 square mile.
| Market Metric | Davenport Ranch | Travis County | Austin Metro |
|---|---|---|---|
| Median Sale Price | $1,450,000 | $560,000 | $475,000 |
| Avg Sale Price | $1,680,000 | $640,000 | $545,000 |
| Price per Sq Ft | $420 | $295 | $245 |
| Avg Days on Market | 56 | 48 | 45 |
| Months of Supply | 4.6 | 3.4 | 3.2 |
| Annual Transactions (est.) | 70 | 18,400 | 32,800 |
| Sale-to-List Ratio | 96.8% | 97.8% | 98.1% |
According to ABoR data, Davenport Ranch's 4.6 months of supply runs meaningfully looser than the Austin metro's 3.2, characteristic of luxury submarkets where inventory turns more slowly and price discovery requires longer marketing cycles. According to the Texas Real Estate Research Center, this dynamic creates farming opportunity for agents who specialize in long-cycle luxury transactions.
According to Redfin market data, Davenport Ranch's $420 price-per-square-foot is roughly 71% above the Austin metro average, reflecting both larger lot sizes (often 0.4 to 1.5+ acres) and the school-zone premium attached to Eanes ISD inventory.
Home Price Distribution and Segment Analysis
According to ABoR data and Travis Central Appraisal District records, Davenport Ranch's price distribution skews heavily toward the upper luxury tiers, with three meaningful segments shaping farming strategy.
| Price Tier | Estimated Annual Sales | Median DOM | Typical Buyer Profile | Commission/Side @ 3% |
|---|---|---|---|---|
| $900K – $1.2M (entry luxury) | ~12 | 48 | Eanes-school upgraders | $33,000 |
| $1.2M – $1.6M (mid-luxury) | ~30 | 54 | Tech executives, families | $42,000 |
| $1.6M – $2.5M (luxury core) | ~22 | 64 | Senior executives | $61,500 |
| $2.5M – $5M (estate) | ~5 | 92 | Founders, wealth holders | $112,500 |
| $5M+ (ultra-luxury) | ~1 | 130+ | UHNW relocators | $225,000+ |
According to NAR transaction data, the $1.2M to $1.6M segment represents the highest concentration of Davenport Ranch closings and the most efficient farming target, balancing transaction volume with strong commission economics. According to ABoR statistical breakouts, ultra-luxury transactions ($5M+) are infrequent but attract premium press attention and referral flow when they close.
Davenport Ranch's price-per-square-foot premium over the Austin metro is driven by three structural factors: lot size (Travis Central Appraisal District records show median lots of approximately 0.6 acres in the community versus 0.18 acres metrowide), Hill Country topography limiting new development, and Eanes ISD enrollment which adds a documented 25% to 35% premium according to peer-reviewed academic studies on school-attendance-zone housing.
Commission Economics in Davenport Ranch
According to NAR transaction data and ABoR cooperative compensation reporting, Davenport Ranch commission economics differ materially from typical Austin metro markets due to luxury price points and the prevalence of negotiated rates.
| Commission Structure | Typical Rate (Each Side) | Median Sale Price | Commission/Side | Annual Volume Est. |
|---|---|---|---|---|
| Standard residential | 3.0% | $1,450,000 | $43,500 | ~$3.0M total at 70 sides |
| Negotiated luxury | 2.5% | $1,650,000 | $41,250 | Varies |
| Tiered/sliding | 2.0–2.5% | $2,200,000+ | $44,000–$55,000 | Estate-tier flow |
| New construction (builder co-op) | 3.0% | $1,550,000 | $46,500 | Steady annual flow |
| Lake Austin / waterfront | 2.75–3.0% | $2,400,000 | $66,000–$72,000 | Premium tier |
According to NAR's 2025 Member Profile, the median commission per side nationally was approximately $9,500. Davenport Ranch's $43,500 median commission per side is therefore roughly 4.6 times the national average, illustrating why even a modest farming presence yielding two to three transactions per year can sustain a productive luxury practice.
According to the Texas Real Estate Research Center, post-NAR-settlement disclosures have introduced more variability into luxury commission negotiations. Buyer-side compensation in Davenport Ranch now ranges from 2.0% to 3.0% depending on listing strategy, where a year prior 3.0% buyer-side was standard. Farming agents are advised to model multiple commission scenarios when quoting expected income from a Davenport Ranch farm.
Sub-Market Analysis Within Davenport Ranch
According to Travis Central Appraisal District records and ABoR neighborhood breakouts, Davenport Ranch is composed of several distinct sub-areas with materially different price profiles, lot characteristics, and farming dynamics.
| Sub-Area | Approx. Median Price | Lot Profile | Defining Features | Farming Note |
|---|---|---|---|---|
| Davenport Village | $1,650,000 | 0.5–1.0 acre | Custom 1990s, mature trees | Active farming target |
| West Davenport | $1,350,000 | 0.4–0.6 acre | 1980s remodels | Volume entry tier |
| Lake Austin frontage | $3,200,000+ | 0.6–2+ acres | Waterfront, dock-eligible | Estate-tier flow |
| Davenport Hills | $1,750,000 | 0.5–1.0 acre | Hilltop views | Long-DOM premium |
| Westlake Drive corridor | $1,950,000 | 0.4–0.8 acre | Closer to West Lake Hills | Luxury core |
According to ABoR neighborhood-level data, Davenport Village and West Davenport generate the most consistent transaction volume, while Lake Austin frontage and Davenport Hills produce fewer but materially higher-commission transactions. According to the Texas Real Estate Research Center, agents farming Lake Austin frontage commonly capture buyers transitioning from peer Texas waterfront markets like Lakeway into a more centrally located waterfront enclave.
Demographic Profile of Davenport Ranch Buyers
According to U.S. Census Bureau ACS data and Travis County voter registration aggregates, the Davenport Ranch and 78746 area exhibits a demographic profile that informs farming targeting.
| Demographic Indicator | Davenport Ranch / 78746 | Travis County | Austin Metro |
|---|---|---|---|
| Median Household Income | $245,000+ | $93,400 | $86,200 |
| Owner-Occupied Rate | 91% | 56% | 60% |
| Median Age | 47 | 35 | 36 |
| Bachelor's Degree or Higher | 89% | 56% | 49% |
| Households w/ Income $200K+ | 64% | 16% | 13% |
| Average Tenure in Home | 10.6 years | 7.1 years | 6.8 years |
According to U.S. Census Bureau ACS data, more than two-thirds of Davenport Ranch-area households earn $200,000 or more annually, an income concentration approximately five times the Austin metro average. According to NAR research on luxury buyer behavior, this household-income profile correlates with longer home tenure (averaging 10.6 years versus 6.8 metrowide), a longer evaluation cycle for purchases, and stronger preference for trusted advisor relationships rather than transactional agent interactions.
According to the Texas Real Estate Research Center, the median age of 47 in Davenport Ranch skews materially older than the Austin metro median of 36, reflecting both an empty-nester / pre-retirement segment and a senior-executive family segment. These life-stage cohorts respond differently to farming materials: empty-nesters engage with downsizing and estate-planning content, while senior executives engage with relocation and corporate-housing content.
Transaction & Commission Data by Year
According to ABoR data and Zillow Research, Davenport Ranch's transaction history reveals a luxury market that compressed during the 2022–2023 rate shock and has begun stabilizing as buyer sentiment recovers.
| Year | Estimated Closed Sales | YoY Change | Median Price | Total Volume Est. | Cash Share |
|---|---|---|---|---|---|
| 2021 | ~85 | +18% | $1,180,000 | ~$100M | 36% |
| 2022 | ~75 | -12% | $1,380,000 | ~$104M | 34% |
| 2023 | ~58 | -23% | $1,395,000 | ~$81M | 31% |
| 2024 | ~64 | +10% | $1,420,000 | ~$91M | 32% |
| 2025 | ~70 | +9% | $1,450,000 | ~$102M | 32% |
According to ABoR statistical reports, 2023 represented the deepest contraction in Davenport Ranch transaction volume in over a decade, driven by the combination of mortgage-rate shock and a national pause in luxury cash deployment. According to NAR transaction data, 2024 and 2025 showed gradual recovery, with cash share holding above 31% throughout the cycle and demonstrating the market's structural insulation from rate-driven demand collapse.
According to the Federal Housing Finance Agency House Price Index, Davenport Ranch-area appreciation has averaged 4.8% annually over the trailing five years, slightly below the Austin metro 6.2% average due to luxury markets typically appreciating more slowly during periods of broad housing strength.
Days on Market Trend by Price Tier
According to ABoR data and Redfin market data, Davenport Ranch's days-on-market profile varies across price tiers, providing additional context for listing strategy and farming time horizons.
| Price Tier | 2021 Median DOM | 2023 Median DOM | 2025 Median DOM | 5-Yr Δ |
|---|---|---|---|---|
| $900K – $1.2M | 24 | 72 | 48 | +24 days |
| $1.2M – $1.6M | 30 | 82 | 54 | +24 days |
| $1.6M – $2.5M | 42 | 96 | 64 | +22 days |
| $2.5M – $5M | 65 | 135+ | 92 | +27 days |
| $5M+ | 105 | 210+ | 130+ | +25 days |
According to ABoR data, the 2023 DOM expansion across all Davenport Ranch tiers reflected mortgage-rate shock and a national pause in luxury cash deployment, while 2025 DOM compression illustrates ongoing market normalization. Farming agents should plan listing strategy around tier-specific DOM expectations rather than metro-average benchmarks.
Davenport Ranch's combination of Eanes ISD enrollment, Lake Austin proximity, and high cash-buyer share produces a farming environment where deep neighborhood knowledge and patient long-cycle nurture outperform high-frequency promotional outreach. Agents who invest in detailed property records, waterfront-eligibility specifics, and household-history context build durable competitive advantage.
The Davenport Ranch luxury-buyer profile expects substantive content over high-frequency outreach. Quarterly market reports printed on heavy stock, well-produced cinematic listing video, and well-researched property history briefs outperform monthly promotional postcards by a wide margin in this household base.
How to Implement Farming Automation in Davenport Ranch
Anchor your farm narrative around Eanes ISD calendar events. According to ABoR buyer surveys, Eanes ISD enrollment is the single most cited reason for choosing Davenport Ranch. Farming content aligned with the academic calendar — back-to-school, parent-teacher cycles, Eanes high-school events — performs better than calendar-arbitrary outreach.
Build long-cycle nurture sequences. According to U.S. Census Bureau ACS data, the average Davenport Ranch owner stays in their home 10.6 years. Farming sequences should plan for 24-to-36-month engagement windows with quarterly value-add content.
Pair every property piece with a wealth-management overlay. According to NAR's luxury buyer research, high-net-worth homeowners value content that addresses tax efficiency, estate planning, and capital-gains timing. Farming touches that include 1031-exchange context, homestead-cap implications, or property-tax-protest insights demonstrate fluency these households expect.
Use direct mail with restraint and high production value. According to Data & Marketing Association research, luxury direct mail campaigns generate the highest engagement at 4 to 6 mailings per year with substantial production quality. Quarterly market reports printed on heavy stock perform better than monthly postcards.
Layer email content tracks for waterfront, golf, and standard luxury households. According to TCAD records, only a portion of Davenport Ranch owners hold Lake Austin frontage. Three distinct email tracks — waterfront-life content, golf-and-club lifestyle content, and Hill Country lifestyle content — outperform a single generic Davenport Ranch track.
Capture life-event triggers tied to luxury liquidity. According to NAR transaction data, luxury sellers most often transact following specific liquidity events: company sale, IPO, bonus cycle, succession event. Farming systems that listen for public filings, corporate news, and local business-press signals can prioritize outreach around windows of likely intent.
Maintain a high-quality referral incentive structure. According to NAR research on luxury market sources, the majority of Davenport Ranch transactions originate from personal referrals and existing-client introductions. Farming automation should include systematic post-close referral cultivation within 30 to 90 days post-transaction.
Track property-tax-protest cycles as a touch opportunity. According to TCAD records, Travis County's annual property-tax-protest window between mid-April and late May is one of the highest-engagement homeowner moments in the calendar. Farming systems delivering protest-window comp packages drive measurable list-uplift in Davenport Ranch given the neighborhood's high assessed values.
Coordinate luxury photography and video as a farming asset. According to Redfin market data, luxury listings with cinematic video production sell 12% faster on average. Farming pieces that share recently produced listing video as a community showcase build durable brand presence in Davenport Ranch.
Integrate cross-market intelligence with adjacent Austin luxury enclaves. According to ABoR data, Davenport Ranch frequently exchanges buyers with Lakeway, West Lake Hills, and other Eanes ISD enclaves. Farming automation that maintains awareness of comparable sales across these communities enables more credible advisory conversations.
Comparison with Adjacent Austin Metro Markets
According to ABoR data, Zillow Research, and Texas Real Estate Research Center reports, Davenport Ranch's commission economics compare favorably to most adjacent and peer Austin-area markets, but each market presents distinct farming dynamics.
| Market | Median Price | Commission/Side @ 3% | Annual Sales (est.) | Defining Feature |
|---|---|---|---|---|
| Davenport Ranch | $1,450,000 | $43,500 | ~70 | Eanes ISD + Lake Austin proximity |
| West Lake Hills | $2,150,000 | $64,500 | ~135 | Premier Eanes city |
| Lakeway | $720,000 | $21,600 | ~880 | Lake Travis volume reference |
| Rosedale (Austin) | $830,000 | $24,900 | ~108 | Central Austin reference |
| Buda | $415,000 | $12,450 | ~1,400 | Hays County affordability |
| Buda Trends | $415,000 | $12,450 | ~1,400 | Hays County reference |
| Taylor | $385,000 | $11,550 | ~580 | Williamson exurban ref |
| South Padre Island | $565,000 | $16,950 | ~280 | Coastal second-home ref |
According to ABoR data, Lakeway is one of the most direct adjacent peer markets to Davenport Ranch in terms of Lake-adjacent lifestyle and family-oriented luxury demographics, albeit at a meaningfully lower price point. According to Zillow Research, Buda and similar suburban move-up markets sit at the opposite end of the price spectrum but offer dramatically higher transaction volume — agents who maintain dual presence build durable income through complementary commission structures. Cross-market reference points like Taylor, Rosedale, and South Padre Island round out the cross-market picture across Texas farming opportunities.
Frequently Asked Questions
What is the median home price in Davenport Ranch? According to Austin Board of REALTORS data and Zillow Research, the median home price in Davenport Ranch reached approximately $1.45 million in late 2025, with sub-area pricing ranging from approximately $1.35 million in West Davenport to $3.2 million-plus along Lake Austin frontage.
How many homes sell in Davenport Ranch each year? According to ABoR statistical reports, Davenport Ranch averages approximately 60 to 80 closed transactions per year, with 2025 finishing near the upper end of that range as the post-rate-shock luxury market continued recovering. Volume historically peaks in the second and fourth quarters in line with school-year transitions and executive bonus cycles.
What commission can a Davenport Ranch farming agent expect per transaction? According to NAR transaction data, the median commission per side at a 3.0% rate on Davenport Ranch's $1.45 million median sale price is approximately $43,500. According to ABoR cooperative compensation reporting, post-NAR-settlement buyer-side compensation in luxury Austin markets ranges from 2.0% to 3.0%, so farming agents should model multiple commission scenarios for forecasting purposes.
Is Davenport Ranch part of Eanes ISD? According to Eanes Independent School District boundary records and ABoR neighborhood-level data, Davenport Ranch is fully within the Eanes ISD attendance boundary, with Bridge Point Elementary, Hill Country Middle School, and Westlake High School as typical feeders. Eanes ISD enrollment is one of the most-cited reasons for buyer interest in the community.
Why are days on market longer in Davenport Ranch than in central Austin? According to Redfin market data, Davenport Ranch's median DOM of 56 days reflects the typical evaluation cycle for $1.4M-plus inventory. The smaller buyer pool that exists for luxury homes, the longer financial-modeling and inspection windows, and the multi-month relocation timing of family buyers all contribute to longer marketing periods than in lower-priced central Austin neighborhoods.
What share of Davenport Ranch buyers pay cash? According to ABoR data and Texas Real Estate Research Center analysis, cash purchases represent over 32% of Davenport Ranch closings, materially higher than the Austin metro share of approximately 17%. This cash share has held within a narrow band even through the 2022 to 2023 rate shock, demonstrating the market's structural insulation from mortgage-rate-driven demand collapse.
How does Davenport Ranch compare to West Lake Hills for farming? According to ABoR data, West Lake Hills carries a substantially higher median price than Davenport Ranch with similar Eanes ISD enrollment. West Lake Hills' farming dynamic favors larger custom estates, while Davenport Ranch's farming dynamic favors family-oriented Eanes ISD households at slightly more accessible price points.
Conclusion: Building a Productive Davenport Ranch Luxury Farm
Davenport Ranch's market data reveals a luxury farming opportunity defined by Eanes ISD school anchoring, Lake Austin proximity, and a household base that rewards long-cycle, high-quality engagement. With approximately 70 transactions per year at a $1.45 million median price, ABoR-confirmed cash share above 32%, and a household profile of 91% owner-occupancy, 10.6-year average tenure, and 89% bachelor's-or-higher educational attainment, Davenport Ranch supports a farming approach that marries patience, deep local knowledge, and high-quality content production. According to U.S. Census Bureau ACS data, the household base earning $200,000+ at 64% concentration creates an addressable luxury farming market unmatched outside of West Lake Hills and Rollingwood.
Build your Davenport Ranch luxury farm with US Tech Automations, where Eanes ISD farming agents operate the multi-channel farming, life-event-trigger intelligence, and post-close nurture infrastructure that turn a multi-year community presence into measurable transaction outcomes.
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Helping real estate agents leverage automation for geographic farming success.
