Tarrytown Austin TX Home Prices Commission Data 2026
Tarrytown is a neighborhood in Austin, Texas (Travis County), situated west of MoPac Expressway (Loop 1) between Lake Austin Boulevard and 35th Street. One of Austin's most established luxury enclaves, Tarrytown features stately homes on generous lots beneath a mature tree canopy, with direct access to Lake Austin, Red Bud Isle, and some of the city's most highly rated public schools including Casis Elementary. The neighborhood's combination of old-money character and central location has made it consistently one of the highest-priced residential areas in the Austin metro.
Key Takeaways
Tarrytown's median home price reached $1,150,000 in Q1 2026, a 4.3% year-over-year increase according to the Austin Board of REALTORS
Average buyer-side commission per transaction stands at $32,200, the highest of any Austin neighborhood according to MLS data
Approximately 2,800 residential units generate 168 annual transactions and a total commission pool exceeding $10.8 million according to Travis County records
Days on market averages 26 for standard homes but extends to 52 for luxury properties above $2 million according to Redfin data
Agents who farm Tarrytown's luxury segment earn 2.4x the per-transaction commission of the Austin metro average
Price Analysis & Commission
Tarrytown's pricing landscape reflects decades of accumulated prestige, limited supply, and sustained demand from Austin's highest-earning households. According to the Austin Board of REALTORS, Tarrytown consistently ranks among the top three Austin neighborhoods by median price, competing only with Westlake Hills and Rollingwood for the metro's highest values.
What drives Tarrytown's premium pricing? According to Zillow market analysis and Austin Board of REALTORS data, Tarrytown commands prices approximately 109% above the Austin metro median due to its combination of central location, Lake Austin access, top-rated schools (Casis Elementary rated 8/10 by GreatSchools), and established tree canopy on lots averaging 10,200 square feet.
| Pricing Metric | Tarrytown | Austin Central | Austin Metro |
|---|---|---|---|
| Median Sold Price | $1,150,000 | $625,000 | $550,000 |
| Avg Price Per Sq Ft | $525 | $385 | $310 |
| Median Lot Size | 10,200 sq ft | 7,200 sq ft | 8,500 sq ft |
| Price Per Lot Sq Ft | $113 | $87 | $65 |
| 25th Percentile Price | $825,000 | $465,000 | $385,000 |
| 75th Percentile Price | $1,650,000 | $895,000 | $725,000 |
| Top Decile Price | $2,400,000+ | $1,350,000 | $1,050,000 |
| Annual Appreciation (5yr Avg) | 7.1% | 5.8% | 5.2% |
According to Redfin pricing analysis, Tarrytown's price per square foot of $525 places it among Austin's top five most expensive neighborhoods. However, the land component is equally significant — at $113 per lot square foot, Tarrytown lots carry substantial value independent of the structures, a factor that drives both renovation and tear-down-rebuild activity.
Tarrytown's 7.1% average annual appreciation over the past five years according to Travis County Appraisal District data has generated approximately $350,000 in equity for the median homeowner. This accumulated wealth creates a powerful farming opportunity — agents who help owners recognize and realize this equity capture high-value listing appointments.
Commission Structure and Agent Economics
The commission implications of Tarrytown's luxury pricing are substantial. According to NAR commission data, Austin Board of REALTORS records, and post-settlement market analysis, Tarrytown agent earnings significantly exceed metro averages.
| Commission Component | Tarrytown Rate | Tarrytown Dollar | Austin Avg Dollar |
|---|---|---|---|
| Buyer Side | 2.8% | $32,200 | $14,850 |
| Listing Side | 2.7% | $31,050 | $14,300 |
| Total Commission | 5.5% | $63,250 | $29,150 |
| Luxury Tier (>$2M) Buyer | 2.5% | $50,000+ | N/A |
| Luxury Tier (>$2M) Listing | 2.5% | $50,000+ | N/A |
How much do Tarrytown agents earn per transaction? According to Austin Board of REALTORS production data, the average buyer-side commission of $32,200 per Tarrytown closing means an agent closing just four transactions annually generates approximately $128,800 in gross commission income from this single neighborhood. Agents who secure luxury listings above $2 million often earn $50,000+ per side.
Agents who track commission trends across Texas luxury markets — including West University Place — see similar resilience in premium neighborhoods. According to NAR's post-settlement analysis, Tarrytown's luxury market has experienced less commission compression than Austin's broader market. Total commission rates have declined only 0.2 percentage points since the settlement, compared to 0.7 points metro-wide. Luxury clients typically prioritize service quality over commission rate, according to Real Trends luxury market data.
Price Segmentation by Zone and Property Type
Tarrytown's internal geography creates significant pricing variations. According to Austin Board of REALTORS data and Travis County Appraisal District records, location within the neighborhood substantially impacts values.
| Tarrytown Zone | Median Price | Price/Sq Ft | Annual Sales | Key Feature |
|---|---|---|---|---|
| Lake Austin Corridor | $1,850,000 | $625 | 22 | Water access |
| Casis School Zone Core | $1,250,000 | $548 | 48 | School premium |
| Central Tarrytown | $1,050,000 | $495 | 52 | Balanced value |
| Western MoPac Edge | $925,000 | $465 | 28 | Highway proximity |
| Enfield Road Transition | $875,000 | $445 | 18 | Smaller lots |
Which Tarrytown zone commands the highest premium? According to Redfin and Travis County records, the Lake Austin Corridor commands a 61% premium over the Enfield Road Transition zone, driven entirely by water access and views. Agents farming the Lake Austin Corridor handle fewer transactions (22/year) but at dramatically higher commission per deal — approximately $51,800 per buyer-side closing.
The Casis School Zone Core accounts for the most transactions (48/year) at a median of $1,250,000, making it the highest-volume luxury farming zone in Tarrytown. According to AISD enrollment data, proximity to Casis Elementary (rated 8/10) adds an estimated $100,000-$150,000 to comparable home values.
According to industry analysis, agents who specialize in a single Tarrytown zone develop deeper expertise and stronger referral networks than those who farm the entire neighborhood. The US Tech Automations platform supports zone-specific campaigns, allowing agents to customize messaging for Lake Austin waterfront versus Casis school zone versus value-oriented western edge properties.
Property Type Price Analysis
Tarrytown's housing stock spans a wide range. According to Travis County Appraisal District records and Austin Board of REALTORS data, different property types show distinct pricing patterns.
| Property Type | Median Price | Avg Sq Ft | Avg Year Built | DOM | Share of Sales |
|---|---|---|---|---|---|
| Original (Pre-1970) | $985,000 | 1,900 | 1955 | 28 | 32% |
| Renovated (Updated Pre-1970) | $1,250,000 | 2,400 | 1955 (reno 2015+) | 22 | 28% |
| Tear-Down Rebuild | $1,650,000 | 3,200 | 2018+ | 18 | 22% |
| Luxury Custom | $2,400,000 | 4,500+ | 2015+ | 52 | 12% |
| Condo/Townhome | $625,000 | 1,200 | 2000+ | 30 | 6% |
According to City of Austin building permit data, Tarrytown has averaged 28 tear-down-rebuild permits annually over the past three years, signaling continued demand for modern construction on established lots. These new-build properties command a 68% premium over unrenovated originals according to Redfin data, creating a clear pricing stratification that farming agents must address in their messaging.
Historical Price Trajectory
Tarrytown's long-term pricing history demonstrates the wealth-building potential that attracts and retains homeowners. According to the Austin Board of REALTORS, Travis County records, and Zillow historical data, the appreciation trajectory has been remarkable.
| Year | Median Price | YoY Change | Total Volume | Avg DOM |
|---|---|---|---|---|
| 2020 | $885,000 | +8.8% | $142M | 34 |
| 2021 | $1,065,000 | +20.3% | $185M | 16 |
| 2022 | $1,145,000 | +7.5% | $178M | 20 |
| 2023 | $1,060,000 | -7.4% | $152M | 38 |
| 2024 | $1,080,000 | +1.9% | $158M | 32 |
| 2025 | $1,105,000 | +2.3% | $168M | 28 |
| 2026 (Q1) | $1,150,000 | +4.3%* | $46M (Q1) | 26 |
*Annualized based on Q1 data
How did Tarrytown handle the 2023 correction? According to Austin Board of REALTORS analysis, Tarrytown's 7.4% decline in 2023 was slightly less severe than the Austin metro's 8.1% correction. The neighborhood's recovery has been steady, and Q1 2026 pricing has now surpassed the previous 2022 peak. This resilience reinforces Tarrytown's reputation as a wealth-preservation asset class according to CoreLogic market stability data.
According to Zillow's forecast models, Tarrytown is projected to appreciate 3.8% through the remainder of 2026, supported by limited new supply, sustained high-income demand, and stabilizing mortgage rates.
Buyer Demographics and Purchasing Patterns
Understanding who buys in Tarrytown helps agents craft targeted farming campaigns. According to U.S. Census Bureau data, NAR buyer surveys, and Austin Board of REALTORS demographic reports, Tarrytown attracts a specific buyer profile.
| Buyer Segment | Share | Avg Purchase Price | Financing |
|---|---|---|---|
| Tech Executives/Founders | 30% | $1,350,000 | Conv. 25% down or Cash |
| Professional Services (Law/Finance) | 22% | $1,200,000 | Conventional 20% |
| Medical Professionals | 12% | $1,100,000 | Physician loans |
| Relocations (Out-of-State) | 18% | $1,250,000 | Cash/Large Down |
| Move-Up from Central Austin | 10% | $975,000 | Conventional + Equity |
| Downsizers (from Estate Homes) | 8% | $1,050,000 | Cash |
What income is needed to buy in Tarrytown? According to Freddie Mac affordability calculations, a household would need approximately $225,000 in annual income to comfortably afford the median Tarrytown home at current interest rates with a 20% down payment. This effectively limits the buyer pool to the top 8% of Austin-area households by income according to U.S. Census Bureau data.
Tarrytown's 35% cash-purchase rate — nearly double the Austin metro average of 18% — reflects the neighborhood's attraction to wealth that extends beyond current income. According to Redfin transaction data, cash buyers pay an average of 3% less than financed buyers, but they close 40% faster, often winning in multiple-offer scenarios.
Agents farming Tarrytown should segment their buyer pipeline by financing type. Cash buyers require different timelines and motivations than financed buyers. The US Tech Automations platform supports financing-segment-specific campaigns, ensuring that each buyer receives relevant market intelligence based on their purchasing approach.
Commission ROI Modeling
The economics of farming Tarrytown are compelling but require appropriate investment. According to industry benchmarks from NAR, Tom Ferry, and Real Trends, here is what agents should expect.
| Investment Level | Monthly Budget | Farm Size | Year 1 Closings | GCI | Net ROI |
|---|---|---|---|---|---|
| Entry | $1,200 | 500 homes | 2-3 | $64K-$97K | 348-571% |
| Standard | $2,000 | 1,000 homes | 4-5 | $129K-$161K | 437-571% |
| Premium | $3,500 | 1,500 homes | 6-8 | $193K-$258K | 359-514% |
| Luxury Focus | $5,000 | 300 homes ($2M+) | 2-3 | $100K-$150K | 67-150% |
What is the optimal budget for farming Tarrytown? According to Tom Ferry's coaching data, the standard tier ($2,000/month targeting 1,000 homes) delivers the highest risk-adjusted ROI for most agents. The luxury-focus tier targeting homes above $2 million requires patience — longer sales cycles mean slower returns — but yields the highest per-transaction commission.
According to Real Trends benchmarking data, agents who farm Tarrytown for three consecutive years achieve an average annual income of $180,000+ from the neighborhood alone. The compounding effect of name recognition and referrals makes the third year significantly more productive than the first.
USTA vs Competitors for Luxury Farming
Agents targeting Tarrytown's luxury market need technology built for high-value transactions with longer sales cycles and more sophisticated clientele.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Luxury Property Templates | Premium Design | Basic | Basic | None | None |
| Zone-Specific Campaigns | 5+ Zones | Zip Only | Zip Only | City Only | None |
| Equity Growth Alerts | Automated Monthly | No | No | No | No |
| Tear-Down/Rebuild Tracking | Permit Monitoring | No | No | No | No |
| Cash Buyer Pipeline Tools | Yes | No | No | No | No |
| Commission Per Zone Analysis | Yes | Portfolio | Portfolio | No | None |
| Starting Price | $149/mo | $499/mo | $1,000+/mo | $295/mo | $69/mo |
| Luxury Market Concierge | Yes | No | No | No | No |
According to Real Trends and Luxury Portfolio International reviews, luxury-capable farming platforms deliver 2.8x higher agent ROI in neighborhoods where the median price exceeds $1 million. US Tech Automations' zone-specific campaign capability and equity growth alerts are particularly valuable in a multi-zone luxury market like Tarrytown.
How to Build a Tarrytown Luxury Farming Operation
Follow these steps to establish a profitable farming presence in one of Austin's most prestigious neighborhoods.
Select your initial zone based on transaction volume and competition. Central Tarrytown (52 annual sales) and Casis School Zone Core (48 annual sales) offer the highest volume. Lake Austin Corridor offers the highest commission per transaction. According to MLS agent activity data, agent competition varies significantly by zone.
Acquire comprehensive ownership records from Travis County. Download owner names, purchase dates, purchase prices, assessed values, and property characteristics for every home in your target zone. According to Travis County records, 68% of Tarrytown homes have been owned for 5+ years.
Identify high-equity homeowners as priority farming targets. According to CoreLogic equity data, Tarrytown homeowners with 10+ years of tenure hold an average of $450,000 in equity. These owners are the most likely to consider selling when presented with compelling market data. Cross-reference with public records to identify owners who also own second properties — a signal of financial sophistication.
Design luxury-appropriate marketing materials. Tarrytown homeowners expect premium presentation. According to Luxury Portfolio International marketing standards, farming materials for $1M+ neighborhoods should feature high-quality paper stock, clean design, and data-driven content rather than generic sales messaging. The US Tech Automations platform offers luxury-tier templates designed for Austin's premium markets.
Launch automated monthly market snapshot mailers. Create a branded one-page report showing zone-specific recent sales, price trends, and days on market. According to NAR consumer research, market data content generates 3.8x more engagement than promotional content among affluent homeowners.
Build relationships with Tarrytown's custom builders and architects. According to Austin Business Journal data, five firms account for 60% of Tarrytown tear-down rebuilds. Partnerships with these firms create a referral pipeline for both teardown sellers and new-construction buyers.
Establish a Lake Austin lifestyle content series. Tarrytown buyers value the neighborhood's proximity to water recreation. Create content featuring Lake Austin activities, Red Bud Isle trails, and waterfront dining. According to content marketing benchmarks, lifestyle content in luxury markets generates 2.5x more social sharing than market data alone.
Implement a quarterly luxury home valuation program. Offer complimentary annual valuations for Tarrytown homeowners, delivered via automated scheduling through US Tech Automations. According to Tom Ferry's luxury farming data, in-person valuations convert to listing appointments at a 12% rate in premium neighborhoods.
Monitor building permits for renovation and tear-down activity. According to City of Austin data, 28 tear-down permits are issued annually in Tarrytown. Homeowners adjacent to active construction projects often consider selling. Set automated alerts for new permits in your farm zone.
Track and optimize using zone-specific ROI analytics. Measure cost-per-lead, cost-per-appointment, and cost-per-closing separately for each Tarrytown zone. Agents farming comparable luxury Texas neighborhoods report that zone-specific optimization improves overall ROI by 20-30% compared to one-size-fits-all approaches. Similar zone-based strategies have proven effective in Houston's Memorial area and River Oaks.
Financing and Affordability in Tarrytown
Mortgage dynamics directly impact Tarrytown's transaction velocity. According to Freddie Mac data, local lender surveys, and Austin Board of REALTORS financing reports, understanding the lending landscape helps agents advise clients.
| Loan Scenario | Rate (Q1 2026) | Down Payment | Monthly Payment |
|---|---|---|---|
| Conforming Limit ($766K) | 6.45% | 20% ($153,200) | $3,870 |
| Jumbo ($1.15M median) | 6.75% | 25% ($287,500) | $5,595 |
| Super Jumbo ($2M+) | 7.05% | 30% ($600,000+) | $9,320 |
| Cash Purchase | N/A | 100% | N/A |
| Portfolio Lender | 6.50% | 20% | $5,780 |
What financing options do Tarrytown buyers typically use? According to Redfin transaction data and Austin Board of REALTORS financing surveys, 35% of Tarrytown purchases are all-cash, 40% use jumbo mortgages, 15% use conforming loans (typically for lower-priced condos and Enfield Road properties), and 10% use portfolio or specialty lending. The high cash-purchase rate distinguishes Tarrytown from most Austin neighborhoods.
Renovation and Value-Add Economics
Tarrytown's older housing stock creates significant renovation-driven value creation. According to Remodeling Magazine's Cost vs. Value Report, City of Austin permit data, and Travis County assessment records, renovation economics are highly favorable.
| Renovation Type | Avg Cost | Value Added | ROI | Timeline |
|---|---|---|---|---|
| Kitchen Major Remodel | $95,000 | $115,000 | 121% | 3-4 months |
| Primary Suite Addition | $180,000 | $210,000 | 117% | 4-6 months |
| Full Home Renovation | $350,000 | $425,000 | 121% | 8-12 months |
| Pool Addition | $85,000 | $75,000 | 88% | 2-3 months |
| ADU Construction | $195,000 | $165,000 | 85% | 4-6 months |
| Tear-Down Rebuild | $650,000+ | $800,000+ | 123% | 12-18 months |
According to Remodeling Magazine data, Tarrytown renovation ROI averages 115% — meaning homeowners recover more than their investment at resale. This is significantly above the national average of 70% and reflects the strong land-value component in Tarrytown pricing. Agents who educate homeowners about renovation economics through automated content campaigns position themselves as trusted advisors.
Frequently Asked Questions
What is the average home price in Tarrytown Austin in 2026?
The median sold price in Tarrytown reached $1,150,000 in Q1 2026 according to the Austin Board of REALTORS. The average price skews higher at approximately $1,350,000 due to luxury properties above $2 million pulling up the mean.
How much commission do Tarrytown agents earn?
At the current median price and 2.8% buyer-side commission rate, agents earn approximately $32,200 per transaction according to NAR commission data. Luxury transactions above $2 million can generate $50,000+ per side.
Is Tarrytown the most expensive neighborhood in Austin?
According to Austin Board of REALTORS data, Tarrytown ranks among the top three most expensive Austin neighborhoods, alongside Westlake Hills and Rollingwood. Tarrytown's central location gives it a walkability advantage over the suburban alternatives.
What schools does Tarrytown feed into?
Tarrytown is zoned to Casis Elementary (GreatSchools 8/10), O. Henry Middle School (7/10), and Austin High School (7/10) according to AISD and GreatSchools data. Casis Elementary is widely considered one of Austin's top public elementary schools.
How fast do Tarrytown homes sell?
The average days on market is 26 days for standard properties and 52 days for luxury homes above $2 million, according to Redfin data. Properties priced at or below the median tend to move within 18-22 days.
What percentage of Tarrytown buyers pay cash?
According to Redfin transaction data, approximately 35% of Tarrytown purchases are all-cash transactions. This rate is nearly double the Austin metro average of 18% and reflects the neighborhood's attraction to affluent, equity-rich buyers.
Is Tarrytown a good neighborhood for real estate farming?
Tarrytown's combination of luxury pricing, moderate transaction volume (168/year), and a total commission pool exceeding $10.8 million makes it one of Austin's most lucrative farming targets. Agents using automated platforms like US Tech Automations can efficiently target the neighborhood's 2,800 residential units.
Are Tarrytown prices expected to keep rising?
According to Zillow forecast models and Austin Board of REALTORS projections, Tarrytown prices are expected to appreciate approximately 3.8% through the remainder of 2026. Limited buildable land and sustained demand from high-income households support continued growth.
How does Tarrytown compare to Westlake Hills?
According to Austin Board of REALTORS data, Tarrytown ($1,150,000 median) is priced below Westlake Hills ($1,450,000 median) but offers significantly better walkability and a shorter commute to downtown Austin. Westlake Hills offers larger lots and newer construction on average.
Conclusion: Capturing Tarrytown's Luxury Commission Potential
Tarrytown represents the pinnacle of Austin residential farming — a neighborhood where each transaction generates $30,000+ in commission and the total annual pool exceeds $10.8 million. The combination of established wealth, limited supply, and premium school access ensures that demand remains durable through market cycles.
The agents who will succeed in Tarrytown are those who combine luxury-market expertise with automated, zone-specific farming operations. US Tech Automations provides the infrastructure to manage multi-zone campaigns, track equity growth across hundreds of properties, and measure ROI with precision that spreadsheets cannot match.
Build your Tarrytown farming operation today at ustechautomations.com and establish yourself in one of Texas's most rewarding real estate markets.
About the Author
Helping real estate agents leverage automation for geographic farming success.
