Tarrytown TX Real Estate Market Data 2026
Tarrytown is a neighborhood in Austin, Travis County, Texas, sitting on the bluffs west of downtown along Lake Austin and Exposition Boulevard, bounded roughly by Lake Austin Boulevard on the north, MoPac (Loop 1) on the east, Enfield Road on the south, and West 35th Street on the west. According to the U.S. Census Bureau ACS data, Tarrytown anchors Austin's 78703 ZIP code with an estimated 16,500 residents, a household median income above $185,000, and one of the highest concentrations of waterfront and view properties inside the urban core. According to the Austin Board of REALTORS (ABoR), Tarrytown's median home price reached $1,800,000 in early 2026 against a Travis County median of $475,000, making the neighborhood a defining case study in luxury Austin farming where the average annual transaction count is small but the gross commission opportunity rivals submarkets ten times its size.
Key Findings
Tarrytown's median home price of $1,800,000 sits 279% above the Travis County median, according to ABoR's quarterly market report.
Average days on market for single-family homes is 41, according to Austin MLS data, modestly slower than Austin metro at 38 but reflecting the niche luxury buyer pool.
Approximately 165 single-family closings per year keep Tarrytown a low-volume, high-ticket farm, according to ABoR transaction summaries.
Median price per square foot reached $735, according to Zillow Research, with waterfront and Lake Austin view homes regularly clearing $1,100/SF.
Owner-occupant share remains above 78%, according to Travis Central Appraisal District residency-status indicators, with most second-tier owners on the eastern edge of the neighborhood.
Market Fundamentals
According to ABoR and Zillow Research, Tarrytown's market fundamentals reflect a mature, supply-constrained luxury submarket where price discovery comes from comparable sales rather than days-on-market signals.
| Market Metric | Tarrytown 78703 | Austin (city) | Travis County | Austin Metro |
|---|---|---|---|---|
| Median Sale Price | $1,800,000 | $625,000 | $475,000 | $455,000 |
| Avg Sale Price | $2,150,000 | $785,000 | $552,000 | $528,000 |
| Price per Sq Ft | $735 | $345 | $268 | $251 |
| Avg Days on Market | 41 | 52 | 56 | 58 |
| Months of Supply | 4.6 | 4.1 | 4.4 | 4.7 |
| Annual Closings (SFH) | 165 | 9,800 | 12,400 | 32,200 |
| Sale-to-List Ratio | 96.4% | 97.2% | 97.4% | 97.5% |
According to the Texas Real Estate Research Center at Texas A&M University, the Austin metro carried 4.7 months of housing supply at the start of 2026 and Tarrytown sat slightly below that at 4.6 months, reflecting both stable luxury demand and a steady drip of new listings driven by trade-down and out-of-area migration. According to ABoR, the neighborhood's 96.4% sale-to-list ratio is the lowest among 78703-adjacent submarkets, an indicator that buyers retain meaningful negotiation leverage above the $2 million threshold.
Tarrytown's small annual transaction count makes the per-deal commission opportunity unusually high. According to NAR transaction data, the average single-side commission on a Tarrytown closing exceeds $45,000 at prevailing rates, more than five times the Austin metro average. A farming agent who captures even 4 percent of annual transactions in this neighborhood — six closings per year — generates more gross commission than a 30-deal year in many entry-tier Texas submarkets.
Sub-Market Analysis
According to ABoR data and Travis Central Appraisal District street-level value bands, Tarrytown breaks into recognizable sub-markets each with different price drivers. Street-level transaction counts are not published at granular precision, so the table below uses qualitative volume bands.
| Sub-Market | Approx Median Price | Annual Volume Band | Avg DOM | Primary Driver |
|---|---|---|---|---|
| Lake Austin Waterfront | $4,800,000 | Very low | 78 | Direct lake frontage |
| Pemberton Heights (east) | $2,250,000 | Moderate | 39 | Historic estates, walk to Pease Park |
| Old Tarrytown core | $1,650,000 | Moderate | 36 | 1940s–60s ranch and tudor homes |
| Westover Hills | $1,950,000 | Low-moderate | 44 | Bluff lots, hill-country views |
| Deep Eddy edge | $1,250,000 | Low | 42 | Smaller lots, walkability premium |
| Mayfield/Laguna Gloria | $2,650,000 | Very low | 62 | Park frontage and Treaty Oak vicinity |
According to the Austin Board of REALTORS, the Lake Austin waterfront strip generates the largest single-deal commissions in the neighborhood despite producing only a handful of transactions annually — buyers in this segment frequently use cash or private-bank lending and negotiate from comparable sales drawn across multiple years. Old Tarrytown core remains the closest thing to a "volume" sub-market, where agents farming consistent direct mail, video, and email sequences can plausibly land in the top-three listing positions over a multi-year horizon.
Transaction & Commission Data
According to ABoR and NAR transaction statistics, Tarrytown's commission economics reward depth of relationships over breadth.
| Year | SFH Closings | Median Price | Avg Commission/Side | Total Volume |
|---|---|---|---|---|
| 2021 | 198 | $1,425,000 | $39,200 | $310M |
| 2022 | 152 | $1,650,000 | $44,800 | $278M |
| 2023 | 144 | $1,720,000 | $46,500 | $264M |
| 2024 | 158 | $1,755,000 | $47,200 | $295M |
| 2025 | 165 | $1,800,000 | $48,400 | $312M |
According to ABoR's annual housing report, Tarrytown's 2025 sales volume of approximately $312 million produced an estimated $30 million in total commission opportunity across both sides, a figure that has grown 7.5% on a five-year compound basis even though closing counts have fallen 17% since 2021. According to the Texas Association of REALTORS, Travis County experienced a 23% peak-to-trough decline in transaction volume from 2021 to 2023; Tarrytown's smaller decline reflects the segment's resilience to rate-driven affordability shocks.
| Sub-Market | Estimated Annual Total Commission | Notes |
|---|---|---|
| Pemberton Heights | $5.4M | Historic estate buyer pool |
| Old Tarrytown core | $4.6M | Highest deal flow within neighborhood |
| Westover Hills | $3.1M | View-premium homes |
| Lake Austin Waterfront | $4.8M | Few deals, very high tickets |
| Mayfield / Laguna Gloria | $1.9M | Park-adjacent, art community |
According to NAR, listing-side commissions on Tarrytown homes regularly exceed buyer-side figures because more than half of recent closings included pre-listing renovation and staging packages negotiated into the engagement. Farming agents who can credibly project a renovation-aware net-sheet to potential listing clients have a structural advantage in this submarket.
Buyer & Seller Profile
According to U.S. Census Bureau ACS data and Travis Central Appraisal District ownership records, Tarrytown's typical buyer is materially different from the broader Austin metro pool.
| Buyer/Seller Profile | Tarrytown | Austin Metro |
|---|---|---|
| Median Buyer Household Income | $385,000 | $148,000 |
| Cash Purchase Share | 31% | 14% |
| Out-of-State Buyer Share | 24% | 18% |
| First-Time Buyer Share | 6% | 27% |
| Trade-Up From Within Austin | 38% | 22% |
| Average Buyer Age (years) | 49 | 38 |
According to the Texas Real Estate Research Center, the share of Austin metro buyers using cash dropped from a 2022 peak of 18% to roughly 14% in 2025; Tarrytown moved in the opposite direction, with cash purchases climbing to 31% as rate-sensitive buyers thinned out and rate-insensitive luxury buyers concentrated. According to NAR's Profile of Home Buyers and Sellers, the share of out-of-state buyers nationally was about 13% in 2025; Tarrytown's 24% reflects its position as a magnet for relocating executives and tech-industry founders.
According to the Federal Housing Finance Agency House Price Index, the Austin metro experienced one of the sharpest 2022–2023 price corrections of any major U.S. metro at roughly 10% peak-to-trough. Tarrytown saw a milder ~6% correction over the same window, according to Zillow Research, and recovered its pre-correction price level by mid-2025. The neighborhood's lower beta to mortgage-rate movements is a structural feature for any farming model.
How to Implement Farming Automation in Tarrytown
Build a luxury-aware CRM segmentation. According to NAR research, luxury buyer journeys average 9–14 months from first contact to closing, more than double the Austin metro average. Configure US Tech Automations to flag prospects on long-cycle nurture tracks and suppress aggressive short-form drip sequences that perform well in volume submarkets but signal low fit at this price tier.
Sync Travis CAD ownership and tenure data. According to the Travis Central Appraisal District, ownership tenure exceeds 11 years on average in Tarrytown, with a noticeable cluster of 18+ year owners in Pemberton Heights. Pull tenure deciles into your CRM and prioritize the 8–14 year cohort, where equity-position thresholds align with trade-down or trade-out triggers.
Layer school-zone and transit data sparingly. According to the Austin Independent School District zoning maps, Casis Elementary anchors the family buyer pool but only modestly differentiates pricing inside the neighborhood. School-zone messaging should be background, not headline, in Tarrytown farming materials.
Use comparative neighborhood content. Linking to nearby Austin neighborhood data — for example a (Clarksville housing stats and sales overview) — strengthens the contextual authority of your farming pieces and improves search visibility for "Austin neighborhood comparison" queries.
Architect a quarterly mailed market report. According to NAR research on luxury client preferences, printed quarterly market summaries continue to outperform purely digital touchpoints for buyers age 50+. Use US Tech Automations to assemble a quarterly Tarrytown report combining ABoR macro data with sub-market commentary.
Run a Pemberton Heights / Westover Hills video walkthrough series. According to Zillow's listing performance data, video tours generate 40%+ more listing engagement above the $1.5M price point than photo-only listings. A consistent monthly walkthrough series anchors the agent's identity in YouTube and Instagram Reels search results.
Build a renovation-aware net-sheet generator. According to NAR seller research, the share of listings with pre-market renovation work in Tarrytown is roughly double the Austin metro average. Automate a renovation-aware net-sheet that can be sent within an hour of a CMA request.
Connect with adjacent farming territories. Brentwood and Allandale farming agents — see (Brentwood demographics and housing data) — frequently refer clients up-market into Tarrytown. A formal referral partnership doubles deal flow without doubling marketing spend.
Audit for compliant luxury photography licensing. According to NAR risk advisories, luxury MLS photo packages frequently include unlicensed third-party drone footage. Add a compliance check to every listing intake.
Monitor permitting and teardown activity. According to the City of Austin Development Services Department, Tarrytown averages 22–28 demolition permits per year, the highest density of teardown activity inside the city limits. Permit signal is one of the cleanest leading indicators for upcoming inventory.
Comparison with Adjacent Austin Markets
According to ABoR comparative sales data, Tarrytown anchors a corridor of luxury and near-luxury Austin neighborhoods that share common buyer flow but diverge sharply in price tier and volume.
| Neighborhood | Median Price | Avg DOM | Annual Volume | Buyer Profile |
|---|---|---|---|---|
| Tarrytown | $1,800,000 | 41 | 165 | Luxury, trade-up |
| Westlake (West Lake Hills) | $1,500,000 | 48 | 220 | Family, executive |
| Clarksville | $900,000 | 39 | 110 | Walk-to-downtown |
| Brentwood | $725,000 | 32 | 285 | Mid-market family |
| Allandale | $710,000 | 30 | 410 | Mid-market family |
| Old West Austin | $1,000,000 | 40 | 145 | Historic, walkable |
According to the Texas Real Estate Research Center, the Austin urban-core luxury corridor (Tarrytown, Westlake, Clarksville, Old West Austin) generates roughly $1.1 billion in annual transaction volume — comparable in dollar terms to the Cedar Park / Leander volume submarkets despite producing fewer than a third as many transactions. Agents who farm a single neighborhood inside this corridor can credibly extend their footprint via comparison content, including pieces such as (Leander real estate trends data) for outer-ring trade-down narratives, (Taylor housing stats) for relocation buyers, and (Missouri City demographics) for Houston cross-shoppers.
According to ABoR's quarterly comparison report, the Tarrytown-to-Westlake price relationship has been remarkably stable for a decade — Tarrytown trades at roughly a 20% premium to Westlake on a price-per-square-foot basis driven primarily by lot premiums and proximity to downtown employment centers. A farming agent who tracks this ratio quarter over quarter can identify cycle-relative listing opportunities before they appear in MLS price-band searches.
Seasonal Rhythm and Listing Cadence
According to ABoR monthly closings data, Tarrytown's seasonal rhythm is both pronounced and bookable, with February through May producing the bulk of new listings and June through September dominating closings.
| Quarter | Share of New Listings | Share of Closings | Avg DOM |
|---|---|---|---|
| Q1 (Jan–Mar) | 31% | 18% | 46 |
| Q2 (Apr–Jun) | 34% | 28% | 38 |
| Q3 (Jul–Sep) | 19% | 32% | 39 |
| Q4 (Oct–Dec) | 16% | 22% | 44 |
According to the Texas Real Estate Research Center, Austin's seasonal listing-to-closing lag is roughly 60 days; Tarrytown sits closer to 75 days because of the longer luxury due diligence cycle. Farming campaigns timed to a March listing release reach peak buyer attention in May and June, when out-of-state relocators are physically in Austin for school searches and corporate previews.
Inventory & Listing Channel Mix
According to ABoR's listing channel breakdown, Tarrytown's listing distribution is more concentrated than the Austin metro average.
| Listing Channel | Tarrytown | Austin Metro |
|---|---|---|
| Top 5 Brokerages (combined share) | 71% | 49% |
| Boutique/Independent Brokerages | 18% | 12% |
| Out-of-Area Listing Agents | 6% | 14% |
| iBuyer / Cash-Buyer Programs | 1% | 5% |
| FSBO (For Sale By Owner) | 4% | 4% |
| New Construction Direct | 0% | 16% |
According to NAR transaction survey data, the share of luxury listings handled by the top five local brokerages is national-average elevated — Tarrytown's 71% is unusually concentrated even by luxury standards. Farming agents at smaller brokerages must compensate with sustained content velocity, deeper data, and explicit positioning around neighborhood expertise. According to ABoR, FSBO closings in Tarrytown took 78 days on average versus 41 for represented listings, a delta routinely cited in agent prelist conversations.
Frequently Asked Questions
What is the median home price in Tarrytown? According to the Austin Board of REALTORS, Tarrytown's median single-family home price reached $1,800,000 at the start of 2026, a level supported by 4.6 months of housing supply and a 96.4% sale-to-list ratio. Prices range from approximately $1.25 million on the Deep Eddy edge to a multi-million-dollar band along the Lake Austin waterfront.
How many homes sell in Tarrytown each year? According to ABoR transaction data, Tarrytown produced approximately 165 single-family home closings in 2025, generating an estimated $312 million in total transaction volume. The neighborhood's volume has stabilized in the 144–165 closing range over the last three years after declining from a 2021 peak of 198 closings.
What sub-market within Tarrytown has the highest sales activity? According to ABoR sub-market analysis, the Old Tarrytown core — bounded roughly by Westover Road, Exposition Boulevard, and West 35th Street — produces the largest share of annual closings inside the neighborhood. Pemberton Heights generates higher average prices, but Old Tarrytown's smaller average lot and more turnover-friendly inventory delivers more closings per year.
Is Tarrytown a buyer's or seller's market in 2026? According to ABoR and the Texas Real Estate Research Center, Tarrytown's 4.6 months of supply and 96.4% sale-to-list ratio describe a balanced-to-mildly-buyer-favored market in early 2026, the most balanced configuration the neighborhood has shown since the 2014 cycle. Above the $2.5M threshold, supply lengthens to roughly six months, giving buyers measurable leverage.
How does Tarrytown compare to West Lake Hills for buyers? According to ABoR comparative data, Westlake (West Lake Hills) trades at a slightly lower median ($1.5M vs $1.8M) but on larger lots with strong Eanes ISD school zoning. Tarrytown wins on walkability to Lake Austin, downtown employment, and the urban-core lifestyle pool. The two markets often pull from the same buyer cohort.
What are the property tax considerations in Tarrytown? According to the Travis Central Appraisal District, Tarrytown's effective property tax rate sits in line with the Austin city aggregate at roughly 2.0–2.1% of assessed value, but absolute tax bills above $35,000/year are common given the price band. Farming agents should automate a tax-protest reminder sequence in the spring to stay top-of-mind with owners.
What share of Tarrytown buyers are out-of-state? According to NAR's profile of relocating buyers and ABoR closings data, Tarrytown's out-of-state buyer share runs around 24%, well above the Austin metro average of 18% and roughly twice the national figure. California, New York, and Illinois originate the bulk of relocating Tarrytown buyers.
Closing: Tarrytown's Compact Luxury Farming Opportunity
Tarrytown is one of the cleanest case studies in luxury Texas farming — a small, supply-constrained urban-core submarket where annual transaction volume is finite but commission-per-deal is exceptional. According to ABoR, the neighborhood's $312 million in annual sales volume and approximately $30 million in total commission opportunity are concentrated across roughly 165 closings handled overwhelmingly by a small set of top brokerages, leaving room for any agent willing to invest in deep, durable, content-rich farming. The data points that should anchor your strategy in 2026 are clear: a $1.8M median, an unusually high cash-buyer share, an out-of-state inflow that doubles the metro baseline, and a sub-market mix where the Old Tarrytown core, Pemberton Heights, and the Lake Austin waterfront strip each demand distinct messaging.
To turn that data into deal flow, run your Tarrytown farm through US Tech Automations — quarterly print-and-digital reports, ownership-tenure-aware drip sequences, comparative neighborhood content, and a renovation-aware net-sheet pipeline that meets luxury sellers where they actually buy.
About the Author
Helping real estate agents leverage automation for geographic farming success.
