Rollingwood Market Report, September 2026: Sales Up 39%, Inventory Nearly Cut in Half, and Values Climb
Welcome to our monthly Rollingwood market report!
Rollingwood is a small, independent city just minutes from downtown Austin, and it is a favorite for clients relocating from Los Angeles to Austin, San Francisco to Austin, and New York to Austin with families. Eanes ISD schools, quick access to MoPac and Loop 360, and a close-knit, small-town feel make Rollingwood one of the best places to live in the Austin area for buyers who want top-rated schools and a short commute in the same package.
In these reports, we focus on single-family home inventory in the Rollingwood neighborhood, since condominiums tend to beat to their own drum, and Austin condominium inventory is currently extremely high. Focusing on homes in Rollingwood lets us get a true feel for the Rollingwood 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 18 active single-family properties in Rollingwood. Four went under contract in the last month, and one closed in the last month on the MLS. Three new listings came to market, and five sellers reduced their price. Rollingwood currently sits at 4.33 months of inventory, and over the last 12 months it averaged 5.08 months, down from a very buyer-friendly 9.42 a year earlier -- which moves the neighborhood into balanced market territory, since a balanced market is 4-6 months of inventory.
The headline this month is demand.
Rollingwood buyers came back in a big way. Total sales jumped 38.7% to 43 over the last 12 months from 31 the year before, and pending listings rose to 45 from 34. Total sales volume climbed nearly 60% to $147,880,089 from $92,526,450. The success rate, which measures the share of listings that go pending or close rather than expire or withdraw, improved to 58.2% from 42.5%. At the same time, new listings fell to 65 from 85, and active listings fell to 92 from 107. More buyers chasing fewer homes is exactly what cut months of inventory nearly in half.
The pace picked up, too. Median days on market dropped to 59.5 from 110, and average days on market fell to 86.2 from 123. Sellers are also pricing more accurately at launch: the average trim from original list price to final asking price shrank to 3.18% from 8.58%. Homes are still closing about 5.95% below asking, similar to the 6.05% a year ago, which is normal for a luxury market with this price point.
Now, a word on prices. The median sales price came in at $3,306,689 over the last 12 months versus $2,768,000 the year before, up 19.5%, and the average sales price rose to $3,439,072 from $2,984,724. In a small market like Rollingwood, the median can be a mixed metric, since a handful of large new-construction sales can move it. This time, though, price per square foot confirms the trend: the median rose 15.5% to $813 from $704, and the average rose to $836 from $743. Rollingwood values are climbing.
Keep in mind that the data in this report only shows the properties that trade on the MLS. A meaningful share of Rollingwood 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 is what anchors Rollingwood. Lot size, views, trees, and how large a home can be built all drive price. The appreciation chart below shows the median sales price rising 19.15% in 2025 after a 7.84% dip in 2024, building on strong gains in 2019 (+39.18%) and 2020 (+29.90%).
Heading into fall
With only three new listings in September and demand well ahead of last year, buyers looking in Rollingwood this fall should be ready to act. Sellers who are considering a move have the strongest backdrop they have seen in a couple of years.
See you next month with more analysis!
Frequently asked questions
Is Rollingwood a buyer's or seller's market right now?
Rollingwood is balanced. It currently sits at 4.33 months of single-family inventory and averaged 5.08 months over the last 12 months, down sharply from 9.42 a year earlier. A balanced market is 4-6 months of inventory.
Are Rollingwood home prices going up?
Yes. The median sales price over the last 12 months was $3,306,689, up 19.5% from $2,768,000, and median price per square foot rose 15.5% to $813 from $704. Because price per square foot moved with the median, this looks like real appreciation rather than just a change in the mix of homes sold.
How fast are homes selling in Rollingwood?
Much faster than a year ago. Median days on market fell to 59.5 over the last 12 months from 110, and average days on market fell to 86.2 from 123. The success rate improved to 58.2% from 42.5%.
How many homes sold in Rollingwood over the last year?
43 single-family homes closed on the MLS from October 2025 through September 2026, versus 31 the year before, for total sales volume of $147,880,089. In September 2026, one home closed and four went pending.
Why is Rollingwood popular with people relocating to Austin?
Schools and location. Rollingwood is served by Eanes ISD and sits minutes from downtown with quick access to MoPac and Loop 360, all with a small-town feel. Families relocating from Los Angeles, San Francisco, and New York often put it at the top of their list.
What is the best metric to value a Rollingwood home?
Recent comparable sales, adjusted for lot, views, and condition, are far more reliable than median sale price, which can swing on a handful of sales. 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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