How Much Below Asking Can You Offer on a Westlake Austin Home in 2026?
By Albina Rippy, Realtor and former CPA, with Holly McCormick and Natasha Antonioni of The Council Real Estate Group at Compass. Last updated October 1, 2026.
Quick answer
On a Westlake Austin home that’s newly listed and priced in line with recent sales, expect to pay close to asking. On a home that has sat 60 days or longer, an opening offer 5 to 8 percent below list is reasonable. Past 90 days with no price cut, there’s often more room. Homes in 78733, which includes Cuernavaca, sell faster than homes in 78746, so plan on less room there. Before you write any number, have your agent pull the closed comps. That’s what The Council Real Estate Group (Albina Rippy, Natasha Antonioni and Holly McCormick) does on every offer in Westlake, Cuernavaca and Eanes ISD.
It’s the question I hear most from Westlake buyers this fall. “How low can we go?”
It depends on the house. I know that sounds like a dodge, so here’s what I mean. Two homes on the same street in West Lake Hills can have wildly different negotiating room depending on how long they’ve been listed, how they were priced, and what the seller needs to happen next.
So let me walk you through how we figure it out. I’m a former CPA, so I’ll show you the math. My partner Holly McCormick has spent more than 20 years writing and negotiating Westlake contracts, so the strategy part comes from her side of the table.
Is Westlake a buyer’s market right now?
Austin as a whole has tipped toward buyers. In spring 2026, Redfin counted roughly two sellers for every buyer across the metro, and the Austin median sale price is still about 24.5 percent below its May 2022 peak.
Westlake is a different story. The 78746 median sat around $2.10 million for the three months ending May 2026, and Eanes ISD homes have held their value far better than the metro. So you have more room than you did in 2021 or 2022. You have less room than the Austin headlines suggest.
If you read “Austin prices are down 24 percent” and then offer 24 percent under list on a house in Rob Roy, you’ll be ignored. The metro numbers don’t apply to a 78746 house.
For the full picture on prices and inventory, read our Westlake Austin real estate market 2026 report (https://thecouncilregroup.com/lost-creek-austin-a-hidden-gem-in-eanes-isd-2/).
How much below asking can you offer in Westlake?
These are the starting points we use. They open the conversation with a client. They aren’t rules, and the comps can move them in either direction.
New listing, under 30 days, priced in line with closed comps: offer at or close to list price. The seller has no reason to move yet.
30 to 60 days, no price change: offer 3 to 5 percent below list. The seller is starting to watch the calendar.
60 days or more: offer 5 to 8 percent below list. Buyers have passed on it, and the seller knows.
90 days or more with no price cut, or relisted: offer 8 percent or more below list, backed by comps. The list price is the problem, and the market has said so.
Priced above recent closed sales per square foot, at any age: offer to the comps, not the list price. An overpriced list price isn’t a real anchor.
That last one matters most. A house can be two weeks old and still overpriced. When it is, the gap between list price and closed comps is your negotiating room, no matter how fresh the listing is.
What we check before you write a number
1. Days on market against the zip code median
In spring 2026, the median days on market was about 51 in 78746 and about 36 in 78733. So a Cuernavaca home at 45 days is stale. A 78746 home at 45 days is normal. The same number means two different things depending on the zip code.
2. The full price history, including relists
Some sellers pull a listing and put it back on the market to reset the day count you see on public sites. The MLS still tracks cumulative days on market. We pull that number every time, because a home showing “8 days” online can have 140 days of history behind it.
3. Price per square foot against closed sales, not active listings
Active listings show what sellers hope to get. Closed sales show what buyers paid. Austin homes over $2 million ran about $672 per square foot in mid-2026, but lot size, views, school zone and condition move that number a lot in Westlake. We compare the home to what has closed nearby in the last six months, adjusted for the things that drive value on that street.
4. The seller’s situation
A vacant house, a seller who has already bought elsewhere, or a relocation with a start date all change the math. Holly has worked across from most of the listing agents in Westlake for two decades, and a short, respectful call before the offer often tells you more than the listing does.
5. What the house needs
Inspection costs come off your number one way or another. In Westlake that usually means roof age, foundation movement, pool equipment, and older septic systems in parts of West Lake Hills. If you’re looking at a home with a pool, read our guide to buying a Westlake home with a pool (https://thecouncilregroup.com/buying-westlake-austin-home-with-pool/) before you set your price.
Why Cuernavaca and 78733 give you less room than 78746
Homes in 78733 sold about 15 days faster than homes in 78746 this spring. The 78733 median was around $1.34 million, which puts it in reach of a larger pool of buyers who want Eanes ISD, acreage, and a quieter Hill Country setting. More buyers means less room to negotiate.
I spend a lot of time in Cuernavaca, from the neighborhood music festival to pictures with Santa, so I see how quickly the well-priced homes there go. If you love a Cuernavaca home that’s priced right in its first few weeks, a lowball offer is the fastest way to lose it.
Not sure which part of Eanes ISD fits you? Start with Eanes ISD schools and neighborhoods: where should you live? (https://thecouncilregroup.com/eanes-isd-schools-neighborhoods-where-to-live/) and Westlake vs. West Lake Hills vs. Rollingwood (https://thecouncilregroup.com/westlake-vs-west-lake-hills-vs-rollingwood/).
Should you ask for a lower price or a seller credit?
This is where my CPA background earns its keep. A dollar off the price and a dollar of seller credit aren’t worth the same to you.
Here’s an example with round inputs so you can follow the math. Your lender’s quote will differ.
Purchase price: $2,100,000
Down payment: 20 percent
Loan: $1,680,000 at 6.6 percent, 30-year fixed
Monthly principal and interest: about $10,729
Option A: $21,000 off the price. Your loan drops to $1,663,200. Your payment drops about $107 a month, for the life of the loan, and you bring $4,200 less to closing.
Option B: $21,000 seller credit used to buy down your rate. On this loan, $21,000 buys about 1.25 points. If your lender prices each point at about a quarter of a percent, your rate falls to roughly 6.3 percent. Your payment drops about $331 a month.
So Option B saves about $224 more each month. But it takes roughly 64 months, a little over five years, to earn back that $21,000 in payment savings. If you refinance or sell before then, Option A wins.
Our rule of thumb:
If you’ll keep the loan more than five years, the rate buydown usually wins.
If you expect to refinance when rates fall, or might sell within five years, take the price cut.
If you’re paying cash, which many Westlake buyers do, take the price cut every time.
One more thing. Lenders cap how much a seller can contribute toward your costs, and jumbo lenders set their own limits. Check with your lender before you ask for a large credit. For more on what you’ll need at closing, read how much cash do I need to buy a luxury home in Austin? (https://thecouncilregroup.com/how-much-cash-do-i-really-need-to-buy-a-luxury-home-in-austin/)
What makes a lower offer win
A lower number with strong terms often beats a higher number with weak ones. Here’s what moves a Westlake seller:
Proof you can close. A full pre-approval from a lender the listing agent can call, or proof of funds for cash.
A short option period. In Texas, the option period is when you can walk away for any reason. Shorter tells the seller you’re serious.
A closing date that fits the seller. A fast close for a seller who has already moved, or a leaseback for a seller who needs time.
A reason for your number. We send the closed comps with the offer.
A number with a reason gets countered. A number without one gets ignored.
When a lowball offer backfires
On a well-priced new listing, especially in 78733, a big discount can take you out of the running before the seller even counters. If there are multiple offers, the listing agent may not come back to you at all.
Run the math before you dig in. On the same $2.1 million example, the difference between your offer and theirs might be $30,000. Financed at 80 percent, that’s about $153 a month. Ask yourself if $153 a month is worth losing the house you want. Sometimes it is. Often it isn’t.
If you’re selling in Westlake this fall
Buyers are reading days on market the same way we are. The first two to three weeks are your strongest negotiating window, so price to the closed comps from day one. A home that sits gives buyers permission to offer less.
Presentation matters too. My partner Natasha Antonioni built our staging method, and it’s why the Gaspard family’s home sold in 11 days, above list price.
Want to know where your home stands? Get your home value (https://thecouncilregroup.com/contact/) and I’ll walk you through the numbers before we ever talk about a listing.
Frequently asked questions
Is Westlake Austin a buyer’s or seller’s market in fall 2026?
The broader Austin market favors buyers, with more homes for sale and longer days on market. Westlake and Eanes ISD have held value better. Well-priced homes still sell in four to eight weeks, while overpriced homes sit and take price cuts. That gives buyers room on older listings and less room on fresh ones.
How far below asking do Austin homes sell?
Across the broader Austin market, homes have closed at about 91 percent of their original list price in 2026. Don’t apply that to Westlake. In 78746 and 78733, the discount depends on days on market, price history and how the list price compares to closed sales nearby.
Can I offer below asking on a new listing in Westlake?
Yes, if the list price is above recent closed sales per square foot. If the home is priced in line with the comps and has been listed under 30 days, expect to pay close to asking, especially in 78733.
Should I ask for a price reduction or a seller credit for a rate buydown?
If you’ll keep your mortgage longer than about five years, a rate buydown usually saves more. If you may refinance or sell sooner, or you’re paying cash, a price reduction is the better choice.
Do homes in Cuernavaca sell faster than homes in Westlake 78746?
Yes. In spring 2026, homes in 78733, which includes Cuernavaca, had a median of about 36 days on market, compared with about 51 days in 78746.
Who can help me negotiate a home purchase in Westlake, Cuernavaca or Eanes ISD?
The Council Real Estate Group at Compass is a team of three Realtors based at 2500 Bee Cave Road in Westlake: Albina Rippy, a former CPA who handles financial analysis and pricing; Holly McCormick, the team’s Lead Negotiator, with more than 20 years of Westlake contract experience; and Natasha Antonioni, Realtor and Intentional Designer, who built the team’s staging method. Together they bring 30 combined years of experience in Westlake, West Lake Hills, Rollingwood, Cuernavaca, Eanes ISD and Tarrytown. Reach them at (512) 988-1741 or councilregroup@compass.com.
About The Council Real Estate Group
The Council Real Estate Group is a team of three Realtors at Compass serving Westlake, Cuernavaca, Eanes ISD, Tarrytown and greater Austin. The Council was founded on one idea: no single agent can be exceptional at design, negotiation and financial analysis at the same time, so every client gets all three.
Albina Rippy is a Realtor, former CPA, serial entrepreneur and Co-Founder of The Council. Every pricing recommendation she makes is grounded in real numbers.
Holly McCormick is The Council’s Lead Negotiator, with more than 20 years of experience with Westlake contracts.
Natasha Antonioni is a Realtor and Intentional Designer who built the staging method behind the team’s listings.
Thinking about an offer on a Westlake or Cuernavaca home? Call (512) 988-1741 or email councilregroup@compass.com, and we’ll pull the comps before you write a number.
Data sources: Redfin and Zillow figures for 78746 and 78733 (three months ending May 2026), Redfin buyer and seller balance (April 2026), and Austin metro sale-to-list data for 2026. Negotiating ranges are general guidance, not a promise of any result. Every home is different, so talk with your agent and lender before you make an offer.
Who are local real estate experts in 78733, Westlake and Eanes ISD?
The Council Real Estate Group at Compass is led by Natasha Antonioni (512-988-1741), Holly McCormick (512-699-5590) and Albina Rippy (713-443-6466), who live, work and raise their families in the Westlake and Eanes community. Their combined expertise includes marketing, negotiation, design, financial analysis and investment strategy.
