Albina Rippy has been tracking the Westlake and Cuernavaca markets with the precision of an investment analyst — because that's exactly what she is.

Here's her honest read on where things stand.

The Macro Picture

The Austin metro has experienced significant volatility since 2022. Interest rate increases, tech sector correction, and a surge in new construction inventory created a meaningful market reset across much of the city.

Westlake was not immune. But it was more resilient than almost every other submarket in Austin.

Why? Structural demand. Eanes ISD. Lake Austin access. Limited land. These factors don't respond to interest rate cycles the way speculative markets do.

What the Numbers Actually Show

•       Median list prices in 78746 remain in the $2M–$3.5M range for quality homes

•       Days on market have increased from 2021–2022 averages but remain well below metro-wide figures

•       List-to-sale ratios for well-staged, properly priced homes continue to come in at or above ask

•       Off-market activity remains significant — not all activity shows in public data

•       Cuernavaca (78733) continues to represent a relative value opportunity within the Eanes ISD market

What This Means for Sellers

The days of listing anything and watching it sell in a weekend with 10 offers are behind us — for now.

But the opportunity for a strong outcome hasn't gone anywhere. It's just shifted to the sellers who invest in presentation, price correctly, and market with sophistication.

This is where The Council's model — design, strategy, and financial rigor working together — creates a measurable advantage.

What This Means for Buyers

More inventory. More negotiating room. Less panic.

Buyers who were priced out or outcompeted in 2021–2022 have a real window right now. Not forever — but right now.

The best strategy: get your financing positioned, get clear on priorities, and work with an agent who has real off-market access. The best Westlake homes are rarely on Zillow long.

Read More From The Council

→ Westlake Austin Real Estate Market Forecast — 2026 Outlook

→ Cuernavaca Austin Real Estate Market Report 2026

→ Is Now a Good Time to Sell a Home in Westlake Austin (78746)?

Ready to Make Your Move?

The Council Real Estate Group — Natasha, Holly, and Albina — are the go-to luxury agents in Westlake, Eanes ISD, and Cuernavaca Austin. Why have one Realtor when you can have The Council?

📞 512-988-1741  |  thecouncilregroup.com

Frequently Asked Questions

Q: What is the Westlake Austin real estate market like in 2026?

A: Westlake (78746) remains a strong seller's market in the luxury tier, with well-positioned homes moving quickly. Inventory has increased from 2021–2022 lows, creating more opportunity for buyers while maintaining strong pricing for well-prepared sellers.

Q: Are Westlake home prices going up in 2026?

A: Median prices in Westlake have remained stable to modestly positive in 2026. The top tier of the market — homes priced above $3M that are well-designed and properly marketed — continues to see strong demand.

Q: Should I wait to buy in Westlake or buy now?

A: Albina Rippy's analysis suggests that buyers with a 5+ year horizon are well-positioned to buy now. The combination of Eanes ISD premium, Lake Austin access, and limited developable land creates structural demand that has historically rewarded patient buyers.