Barton Hills Market Report, September 2026: Inventory Shrinks, the Median Jumps 24%, and Why Price Per Square Foot Says Steady
Welcome to our monthly Barton Hills market report!
Barton Hills is one of the best neighborhoods in Austin for clients relocating from Denver to Austin, Seattle to Austin, San Francisco to Austin, and Los Angeles to Austin who want nature at their doorstep. With the Barton Creek Greenbelt running right through the neighborhood, Zilker Park and Barton Springs Pool next door, and downtown just a few minutes away, Barton Hills offers hilly, tree-covered streets and a true outdoor lifestyle in the heart of 78704.
In these reports, we focus on single-family home inventory in the Barton Hills neighborhood, since condominiums tend to beat to their own drum, and Austin condominium inventory is currently extremely high. Focusing on homes in Barton Hills lets us get a true feel for the Barton Hills real estate market. Unless noted otherwise, the indicators compare the last 12 months (October 2025 through September 2026) with the 12 months before that, which smooths out the month-to-month noise you get in a smaller neighborhood.
There are currently 23 active single-family properties in the Barton Hills area. Four went under contract in the last month, and four closed in the last month on the MLS. Seven new listings came to market (versus twelve last September), four sellers reduced their price, and six listings were withdrawn. Barton Hills currently sits at just 2.47 months of inventory, and over the last 12 months it averaged 4.73 months, down from 7.16 a year earlier -- a big shift from buyer's market territory toward balanced, since a balanced market is 4-6 months of inventory.
The headline this month is supply.
Barton Hills inventory has shrunk dramatically. New listings fell 33.1% to 97 over the last 12 months from 145 the year before, active listings fell to 138 from 186, and expired listings were cut nearly in half to 16 from 31. Demand, meanwhile, held steady: pending listings were flat at 68, and total sales ticked up to 71 from 69. Total sales volume rose 15.2% to $124,729,138. The success rate, which measures the share of listings that go pending or close rather than expire or withdraw, improved to 55.1% from 48.9%.
Even with less inventory, buyers are negotiating. Homes closed about 5.97% below asking over the last 12 months, compared with 4.83% below asking the year before, and median days on market rose slightly to 60.1 from 53.6. Sellers trimmed an average of 4.53% from original list price to final asking price, versus 5.22%. In other words, buyers in Barton Hills have fewer homes to choose from, but they are still paying attention to price and condition.
Now, a word on prices, because the median can mislead. The median sales price came in at $1,562,500 over the last 12 months versus $1,260,956 the year before. Read at face value, that is a 23.9% jump. It is a mixed metric. When fewer homes list and more of the ones that sell are larger, updated, or new construction, the median rises even if no individual home is worth more. The more reliable measure, price per square foot, tells the real story: the median came in at $596 versus $594, essentially flat, and the average at $612 versus $593. Barton Hills values are holding steady, and the mix of homes selling has moved up-market.
Keep in mind that the data in this report only shows the properties that trade on the MLS. A meaningful share of Barton Hills homes change hands off-market, which is why our recommendation for potential home buyers seeking the best real estate agent in Austin is simple: make sure your realtor is plugged into off-market inventory. If an agent does fewer than 10 transactions a year, it is not likely that they know who to call or where to look to find that off-market inventory. And no, it is not rude to ask them how many transactions they do annually.
Land value drives a big share of Barton Hills pricing, especially lots with greenbelt access, views, and mature trees. The appreciation chart below shows just how much the neighborhood has moved: the median sales price rose 51.03% in 2021 and 23.21% in 2022, then corrected 27.98% in 2023 and another 9.58% in 2025.
Heading into fall
With months of inventory at 2.47 right now, buyers looking in Barton Hills this fall should expect limited selection and be ready to move on the right home. Sellers who price to today's price-per-square-foot reality, rather than to the headline median, are well positioned.
See you next month with more analysis!
Frequently asked questions
Is Barton Hills a buyer's or seller's market right now?
Barton Hills is tightening. It currently sits at 2.47 months of single-family inventory, and over the last 12 months it averaged 4.73 months, down from 7.16 a year earlier. Under four months typically favors sellers, and 4-6 months is balanced.
Did Barton Hills home prices jump 24%?
Not exactly. The median sales price over the last 12 months was $1,562,500 versus $1,260,956, but that reflects a shift toward larger and updated homes selling. Median price per square foot was $596 versus $594, essentially flat, which is the better read on values.
How fast are homes selling in Barton Hills?
About the same as a year ago, slightly slower. Median days on market came in at 60.1 over the last 12 months versus 53.6, and homes closed about 5.97% below asking. The success rate improved to 55.1% from 48.9%.
How many homes sold in Barton Hills over the last year?
71 single-family homes closed on the MLS from October 2025 through September 2026, versus 69 the year before, for total sales volume of $124,729,138. In September 2026, four homes closed and four went pending.
Why is Barton Hills popular with people relocating to Austin?
The Barton Creek Greenbelt runs right through the neighborhood, Zilker Park and Barton Springs Pool are next door, and downtown is minutes away. Buyers relocating from Denver, Seattle, San Francisco, and Los Angeles love the combination of nature and a central location.
What is the best metric to value a Barton Hills home?
Price per square foot and recent comparable sales, adjusted for lot, greenbelt access, and condition, are far more reliable than median sale price. That being said - it's important to account for land value and not just rely on price per square foot - see a Reel we made about that here.
Our goal as your trusted real estate advisors is to provide you with the information you need to help you reach your investment goals.
As always, real estate is hyperlocal and extremely situational, so please reach out to us to discuss your specific situation. We’d love to help you and strategize what’s in your best interest.
Cheers!
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