Rob Roy TX Housing Stats & Sales Data 2026
Rob Roy is a neighborhood in Austin, Travis County, Texas, sitting on the bluffs above Lake Austin between Loop 360 (Capital of Texas Highway), Westlake Drive, and Lost Creek Boulevard, immediately west of the Austin Country Club and Davenport Ranch corridors. According to the U.S. Census Bureau ACS data, Rob Roy supports roughly 2,800 residents in approximately 950 single-family homes spread across the original Rob Roy gated community, the contiguous Rob Roy on the Lake section, and adjacent estate streets. According to the Austin Board of REALTORS (ABoR), Rob Roy's median home price reached approximately $1,000,000 at the start of 2026 against a Travis County median of $475,000, anchoring a housing-stats-and-sales-data story shaped by a defined gated footprint, country-club proximity, and sales patterns that move on a different rhythm than open-market Austin neighborhoods.
Key Findings
Rob Roy's median home price of $1,000,000 sits 111% above the Travis County median, according to ABoR market reporting.
Approximately 55 single-family closings per year make Rob Roy a low-volume but stable luxury submarket, according to ABoR transaction data.
Average days on market is 49, according to ABoR data, slightly slower than the Austin metro and reflecting the niche country-club buyer pool.
Median price per square foot is $415, according to Zillow Research, with lake-bluff homes routinely clearing $560/SF.
Owner-occupancy rate is 81%, according to U.S. Census Bureau ACS data, well above the Travis County average of 56%.
Market Fundamentals
According to ABoR and Zillow Research, Rob Roy's housing-market fundamentals describe a low-volume, gated-community luxury submarket with sales patterns more similar to Lakeway than to inner-loop Austin.
| Market Metric | Rob Roy | West Lake Hills | Travis County | Austin Metro |
|---|---|---|---|---|
| Median Sale Price | $1,000,000 | $1,300,000 | $475,000 | $455,000 |
| Avg Sale Price | $1,235,000 | $1,610,000 | $552,000 | $528,000 |
| Price per Sq Ft | $415 | $545 | $268 | $251 |
| Avg Days on Market | 49 | 47 | 56 | 58 |
| Months of Supply | 5.4 | 5.0 | 4.4 | 4.7 |
| Annual Closings (SFH) | 55 | 180 | 12,400 | 32,200 |
| Sale-to-List Ratio | 96.0% | 96.2% | 97.4% | 97.5% |
According to the Texas Real Estate Research Center, the Austin metro carried 4.7 months of supply at the start of 2026; Rob Roy sat slightly above at 5.4 months. According to ABoR, the neighborhood's 96.0% sale-to-list ratio is the lowest among comparable Eanes-zoned submarkets, an indicator that buyers retain meaningful leverage in this submarket, particularly above the $1.5M threshold.
Rob Roy's housing stock differs structurally from inner-loop Austin neighborhoods. According to U.S. Census Bureau ACS data, the average Rob Roy home is approximately 3,400 square feet on a 0.55-acre lot, more than 70% larger by square footage and three times the lot size of the Austin metro median. Sales-data analysis must account for this housing-stock difference; comparing Rob Roy DOM or PPSF to inner-loop Austin without a stock adjustment produces misleading conclusions.
Annual Sales Pace & Volume
According to ABoR transaction summaries, Rob Roy's annual sales pace runs steady at low absolute volume.
| Year | SFH Closings | Median Price | Avg DOM | Total Volume |
|---|---|---|---|---|
| 2021 | 65 | $785,000 | 24 | $58M |
| 2022 | 52 | $945,000 | 32 | $58M |
| 2023 | 48 | $920,000 | 55 | $52M |
| 2024 | 52 | $965,000 | 51 | $58M |
| 2025 | 55 | $1,000,000 | 49 | $65M |
According to the Federal Housing Finance Agency, the Austin metro saw the sharpest 2022–2023 home-price correction of any major U.S. metro at roughly 10%; Rob Roy's correction was milder at approximately 3%. According to ABoR, the neighborhood's 2025 median exceeds its 2022 cycle peak, marking one of the cleanest "recovered" gated submarkets in the Austin metro.
Sales by Sub-Section
According to ABoR sub-section data and the Travis Central Appraisal District, the Rob Roy footprint divides into recognizable sub-sections each with distinct sales patterns. Street-level transaction counts are tiny and not always publishable with full granularity, so the table below uses qualitative volume bands.
| Sub-Section | Approx Median Price | Annual Volume Band | Primary Driver |
|---|---|---|---|
| Rob Roy gated core | $1,150,000 | Moderate | Country-club access |
| Rob Roy on the Lake | $1,650,000 | Low | Lake views, larger lots |
| Davenport Ranch (north) | $1,250,000 | Low-moderate | Loop 360 access |
| Lost Creek (adjacent) | $895,000 | Moderate | Mid-tier entry, walkable golf |
| Smaller estate streets | $1,425,000 | Very low | Custom-build infill |
According to ABoR, the Rob Roy gated core and Lost Creek together produce the largest deal flow inside this corridor, while Rob Roy on the Lake produces the largest single-deal commissions. Farming agents who segment Rob Roy by sub-section — rather than treating it as one homogenous submarket — close more deals because their content rotation hits the right buyer pool for each sub-section.
Listing Patterns & Sale-to-List Behavior
According to ABoR listing-pattern data, Rob Roy listings exhibit predictable timing rhythms.
| Listing Phase | Typical Avg Duration | Cumulative Price Reduction |
|---|---|---|
| Days 1–14 (initial pricing) | 14 days | 0% |
| Days 15–30 (first reduction) | 16 days | -2.6% |
| Days 31–60 (second reduction) | 30 days | -5.4% |
| Days 61–90 (active discount) | 30 days | -8.2% |
| Days 91+ (extended marketing) | varies | -11.0% avg |
According to ABoR, roughly 32% of Rob Roy listings close within the first 30 days at or near asking price; another 33% close in days 31–60 with a typical 2–5% discount; the remaining 35% require extended marketing or multiple price reductions. This DOM rhythm is meaningfully slower than the broader Austin metro and should anchor every seller pre-list expectation conversation.
Rob Roy's seasonal sales rhythm is one of the most pronounced of any Austin luxury submarket. According to ABoR, listings released between February and April reach peak buyer attention by June; listings released after Labor Day frequently extend into the following spring. Farming agents who time their seller pitches for January and February release dates have a structural advantage over agents fishing for fall listings.
Buyer & Seller Profile
According to U.S. Census Bureau ACS data and the Travis Central Appraisal District, Rob Roy's buyers and sellers differ structurally from broader Travis County.
| Buyer/Seller Profile | Rob Roy | Austin Metro |
|---|---|---|
| Median Buyer Household Income | $290,000 | $148,000 |
| Cash Purchase Share | 26% | 14% |
| Out-of-State Buyer Share | 19% | 18% |
| First-Time Buyer Share | 5% | 27% |
| Trade-Up From Within Austin | 36% | 22% |
| Average Buyer Age (years) | 49 | 38 |
According to NAR's Profile of Home Buyers and Sellers, the average U.S. cash-purchase share fell to roughly 14% in 2025; Rob Roy moved in the opposite direction, with cash share climbing to 26% as price-sensitive buyers thinned out and rate-insensitive luxury buyers concentrated. The 36% trade-up share reflects Rob Roy's position as a destination submarket for families graduating from $700,000–$900,000 inner-loop homes.
Transaction & Commission Data
According to ABoR transaction summaries and NAR, Rob Roy's commission economics make even a low-deal-count year materially profitable.
| Year | SFH Closings | Total Volume | Total Commission Pool (3% × 2 sides) |
|---|---|---|---|
| 2021 | 65 | $58M | $3.5M |
| 2022 | 52 | $58M | $3.5M |
| 2023 | 48 | $52M | $3.1M |
| 2024 | 52 | $58M | $3.5M |
| 2025 | 55 | $65M | $3.9M |
According to NAR, the 2025 Rob Roy commission pool of approximately $3.9 million is concentrated across roughly 55 closings handled by a small set of high-share luxury agents. According to ABoR brokerage-share data, the top three listing brokerages combined account for roughly 60% of Rob Roy listings in any given year — meaningful concentration but with measurable runway for capable mid-tier agents.
Housing Stock & Architectural Profile
According to U.S. Census Bureau ACS data and the Travis Central Appraisal District, Rob Roy's housing stock differs structurally from the Austin urban core.
| Housing Stock Metric | Rob Roy | Austin Metro |
|---|---|---|
| Single-Family Detached | 99% | 64% |
| Townhome / Condo | 1% | 18% |
| Multifamily (5+ units) | 0% | 16% |
| Median Year Built | 1991 | 1996 |
| Median Lot Size | 0.55 acres | 0.18 acres |
| Median Square Footage | 3,400 | 1,950 |
| Avg Bedrooms | 4.4 | 3.0 |
According to the Travis Central Appraisal District, the typical Rob Roy home is more than 70% larger by square footage and sits on a lot more than three times the size of the Austin metro median. Building stock is overwhelmingly 1985–2005 vintage, meaning systems-replacement cycles (HVAC, roof, exterior paint) are reaching maturity for most homes — a critical sales-data variable that should feed renovation-aware net-sheets and listing prep guides.
Country-Club & HOA Effects on Sales
According to ABoR sales data and Travis Central Appraisal District records, country-club access and HOA structure have measurable effects on Rob Roy sales patterns.
| HOA / Club Membership Status | Approx Sales Share | Avg DOM | Notes |
|---|---|---|---|
| Austin Country Club Member | 38% | 38 | Faster sale, premium pricing |
| Lost Creek Country Club Member | 12% | 44 | Mid-cycle pricing |
| Non-Member with Reciprocity | 14% | 51 | Moderate pricing |
| No Country-Club Affiliation | 36% | 58 | Slower sale, baseline pricing |
According to NAR's 2025 Profile of Home Buyers and Sellers, the share of luxury buyers nationally who cite country-club access as a top-five neighborhood criterion is roughly 14%; Rob Roy's share is closer to 50%, reflecting the neighborhood's identity. Sales-data dashboards should track member vs non-member sub-segments separately because the buyer pool, DOM, and pricing dynamics differ measurably.
How to Implement Sales-Data Farming in Rob Roy
Build a country-club-aware buyer database. According to NAR, country-club access is a top-five neighborhood criterion for roughly half of Rob Roy buyers. Configure US Tech Automations to flag club-member contacts and route them onto a dedicated content track focused on club-access homes.
Sync Travis CAD ownership tenure data. According to the Travis Central Appraisal District, ownership tenure averages 11 years in Rob Roy. Flag the 8–14 year cohort, where equity thresholds align with trade-up or trade-down decisions.
Layer in HOA and gated-community awareness. Rob Roy contains both the gated Rob Roy core and adjacent non-gated streets. Sales-data analysis should distinguish between them; assume nothing about HOA fees or gate access without verifying.
Use comparison content for outer-ring trade-down narratives. Linking to outer-ring Hill Country market data — for example a (Horseshoe Bay market data) — supports outer-ring trade-down conversations with empty-nesters.
Monitor permit and remodel activity. According to the City of Austin Development Services Department, Rob Roy averages 18–24 major remodel permits annually. Permit signal is one of the cleanest leading indicators of upcoming inventory.
Track Allandale and Crestview cross-shopping. Linking to comparison content such as (Allandale market data) supports cross-shopping conversations with families considering inner-loop alternatives.
Build seasonal sales-pace dashboards. According to ABoR, Rob Roy listings released in February through April reach peak buyer attention in June. Configure dashboards in US Tech Automations that track release-to-close timing by quarter.
Use Tarrytown trade-down narratives carefully. Linking to (Tarrytown home prices and commission data) supports the small but real trade-down flow from $1.8M Tarrytown into $1.0M Rob Roy.
Implement a property tax protest reminder. According to the Travis Central Appraisal District, average annual property tax bills in Rob Roy exceed $20,000. Automated tax protest reminders are a high-engagement annual touchpoint.
Connect with adjacent farming territories. Linking to (Bee Cave market data) and (Cibolo real estate trends) supports referral-partnership development for relocating buyers.
Comparison with Adjacent Austin Markets
According to ABoR comparative submarket data, Rob Roy sits inside a tight luxury corridor of Eanes-zoned and adjacent neighborhoods that share buyer flow but differ on price tier and housing stock.
| Neighborhood | Median Price | Annual Volume | Avg DOM | Avg Lot Size |
|---|---|---|---|---|
| Rob Roy | $1,000,000 | 55 | 49 | 0.55 acres |
| West Lake Hills | $1,300,000 | 180 | 47 | 0.42 acres |
| Lakeway | $895,000 | 380 | 53 | 0.32 acres |
| Bee Cave | $865,000 | 320 | 51 | 0.28 acres |
| Davenport Ranch | $1,150,000 | 95 | 50 | 0.45 acres |
| Lost Creek | $895,000 | 130 | 47 | 0.38 acres |
According to the Texas Real Estate Research Center, the Loop 360 / west-Austin corridor (Rob Roy, Davenport Ranch, Lost Creek, West Lake Hills) collectively produces approximately 460 closings per year and roughly $510 million in annual transaction volume.
Inventory & Listing Channel Mix
According to ABoR listing-channel breakdowns, Rob Roy's listing distribution is concentrated at the top, similar to other small luxury submarkets.
| Listing Channel | Rob Roy | Austin Metro |
|---|---|---|
| Top 3 Brokerages (combined share) | 60% | 32% |
| Top 5 Brokerages (combined share) | 75% | 49% |
| Boutique/Independent Brokerages | 15% | 12% |
| Out-of-Area Listing Agents | 5% | 14% |
| FSBO (For Sale By Owner) | 4% | 4% |
| New Construction Direct | 1% | 16% |
According to NAR transaction data, Rob Roy's 75% top-five brokerage share is among the most concentrated in the Austin metro. Boutique-luxury and country-club-network specialists carry the remaining 25% — a meaningful runway for capable agents with the right relationships.
According to ABoR's 2025 Brokerage Outcomes report, Rob Roy listings handled by top-five brokerages closed in an average 44 days vs. 56 days for boutique-handled listings — a 12-day gap that reflects marketing budget more than agent capability. Boutique agents who replicate the top-five marketing stack at lower budget through automation can compress this gap meaningfully.
Frequently Asked Questions
What is the median home price in Rob Roy? According to the Austin Board of REALTORS, the Rob Roy median single-family home price reached $1,000,000 at the start of 2026, supported by 5.4 months of supply, a 96.0% sale-to-list ratio, and an average days on market of 49. Prices range from approximately $750,000 in the smaller Lost Creek-adjacent streets to over $2.5M along Rob Roy on the Lake.
How many homes sell in Rob Roy each year? According to ABoR, Rob Roy produced approximately 55 single-family closings in 2025, generating an estimated $65 million in transaction volume. Annual closings have ranged from 48 to 65 over the last five years.
What sub-section of Rob Roy is most active? According to ABoR, the gated Rob Roy core produces the largest annual share of closings inside the neighborhood. Rob Roy on the Lake produces fewer closings but at materially higher price points and larger commissions.
How does Rob Roy compare to Lost Creek for buyers? According to ABoR, Lost Creek offers a more accessible entry tier ($895,000 median vs $1,000,000 for Rob Roy) and a similar Loop 360 / Westlake Drive location. Rob Roy's gated community status and Austin Country Club proximity drive its premium.
Is Rob Roy a buyer's or seller's market in 2026? According to ABoR and the Texas Real Estate Research Center, Rob Roy's 5.4 months of supply describes a balanced-to-mildly-buyer-favored market in early 2026. Above the $1.5M threshold, supply lengthens to roughly 7 months, giving buyers measurable leverage.
What share of Rob Roy buyers are country-club members? According to NAR's profile of luxury-segment buyers and ABoR transaction surveys, approximately 50% of Rob Roy buyers are members of Austin Country Club, Lost Creek Country Club, or maintain reciprocal memberships. Non-member buyers represent the remaining 50%.
How much do property taxes affect Rob Roy housing decisions? According to the Travis Central Appraisal District, Rob Roy's effective property tax rate sits near 1.95–2.05% of assessed value. Average annual tax bills exceed $20,000, a meaningful input on monthly carrying costs and a recurring negotiation factor in trade-down conversations.
Property Tax & Carrying Cost Patterns
According to the Travis Central Appraisal District and ABoR closings data, Rob Roy carrying costs are a recurring negotiation factor in nearly every sale.
| Carrying Cost Category | Rob Roy Avg | Travis County Avg |
|---|---|---|
| Property Tax (annual) | $20,400 | $9,400 |
| HOA / Gate Maintenance | $1,800 | varies |
| Insurance (incl. wind/hail) | $4,200 | $2,800 |
| Utilities (avg monthly) | $485 | $310 |
| Lawn / Landscape (annual) | $4,800 | $1,200 |
| Total Avg Annual Carrying | $36,420 | $17,520 |
According to NAR seller surveys, Rob Roy's carrying-cost differential vs. Travis County average runs roughly 2.1x. Farming agents who include carrying-cost analyses in pre-list consultations help sellers calibrate listing-price expectations against the realistic cost of holding the property through extended marketing periods.
Closing: Rob Roy's Sales-Data Farming Opportunity
Rob Roy's farming opportunity is fundamentally about deep familiarity with a small, well-defined housing stock. According to ABoR, NAR, the Texas Real Estate Research Center, and U.S. Census Bureau ACS data, the neighborhood combines a $1.0M median, 55 annual closings, durable country-club-driven demand, and a buyer pool whose composition rewards agents who can speak credibly about Rob Roy gated, Rob Roy on the Lake, Lost Creek, and Davenport Ranch as distinct sales-data populations. With US Tech Automations, your Rob Roy farm can run country-club-aware buyer databases, ownership-tenure-driven nurture sequences, automated tax protest reminders, renovation-aware seller content, and seasonal sales-pace dashboards — turning a low-volume gated submarket into a high-LTV book of business that compounds over the long farming horizon Rob Roy demands.
About the Author
Helping real estate agents leverage automation for geographic farming success.
