Tarrytown Market Report, September 2026: Fewer Listings, Fewer Sales, and Prices Finding Their Footing
Welcome to our monthly Tarrytown market report!
Tarrytown remains one of the best neighborhoods in Austin for clients relocating from San Francisco to Austin, Los Angeles to Austin, and New York to Austin who want an established, central neighborhood with mature trees and generous lots. Tucked west of MoPac near Lake Austin, Mayfield Park, and Laguna Gloria, and just minutes from downtown and UT, Tarrytown offers a quiet, leafy setting that still keeps you close to everything. That combination of location, land, and character is why it remains one of Austin's most coveted addresses.
In these reports, we focus on single-family home inventory in the Tarrytown neighborhood, since condominiums tend to beat to their own drum, and Austin condominium inventory is currently extremely high. Focusing on homes in Tarrytown lets us get a true feel for the Tarrytown 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 41 active single-family properties in the Tarrytown area. Three went under contract in the last month, and six closed in the last month on the MLS. Fifteen new listings came to market, eight sellers reduced their price, one listing was withdrawn, and two expired. Tarrytown currently sits at 4.95 months of inventory, and over the last 12 months it averaged 4.28 months, down from 5.81 a year earlier -- which puts the neighborhood squarely in balanced market territory, since a balanced market is 4-6 months of inventory.
The headline this month is a smaller, more balanced market.
Both sides of the Tarrytown market pulled back over the last year. New listings fell 19.6% to 148 from 184, and active listings fell to 188 from 242. Withdrawn listings dropped to 37 from 62, which tells us fewer sellers are testing the market and giving up. On the demand side, total sales fell to 89 from 107, and pending listings fell to 86 from 105, bringing total sales volume to $197,341,000 versus $218,362,991. Because supply shrank faster than sales, months of inventory still tightened, and the success rate, which measures the share of listings that go pending or close rather than expire or withdraw, improved to 58.1% from 51.7%.
September itself was a quiet month for contracts: three homes went pending versus twelve last September, while fifteen new listings hit the market. That is typical of the fall shift in the luxury segment, and it gives buyers a little more selection and leverage heading into the holidays. Homes closed about 5.37% below asking over the last 12 months (versus 5.1% the year before), and sellers trimmed an average of 4.25% from original list price to final asking price, an improvement on 5.8%. Median days on market came in at 56.8 versus 63.1.
Now, a word on prices, because the median can mislead. The median sales price came in at $1,856,000 over the last 12 months versus $1,833,926 the year before, up 1.2%, while the average sales price rose 8.7% to $2,217,315. Median price per square foot actually slipped to $659 from $689, while the average held at $697 versus $691. When the metrics point in different directions like this, it is a mixed metric. The mix of homes that sold (more large, new-construction homes in one period, more original homes on big lots in another) moves these numbers more than any change in what a given home is worth. Our read: after a soft 2025, Tarrytown prices are finding their footing.
Keep in mind that the data in this report only shows the properties that trade on the MLS. A meaningful share of Tarrytown 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 the foundation of Tarrytown pricing. Many buyers here are paying for the lot, the trees, and what can be built, which is why price per square foot on its own can be misleading. The appreciation chart below shows the median sales price surging 31.00% in 2021 and 28.15% in 2022, then giving some back in 2023 (-14.51%) and 2025 (-12.17%). Over the last 12 months, the median is up 1.2%, a sign the correction is leveling off.
Heading into fall
With fifteen new listings in September and fewer contracts, buyers have more selection in Tarrytown right now than they have had in a while. Sellers who price to today's market, rather than to 2022, are still getting deals done.
See you next month with more analysis!
Frequently asked questions
Is Tarrytown a buyer's or seller's market right now?
Tarrytown is balanced. It currently sits at 4.95 months of single-family inventory and averaged 4.28 months over the last 12 months, down from 5.81 a year earlier. A balanced market is 4-6 months of inventory.
Are Tarrytown home prices going up or down?
They are leveling off. The median sales price over the last 12 months was $1,856,000, up 1.2% from $1,833,926, and the average sales price rose 8.7% to $2,217,315. Median price per square foot slipped to $659 from $689, which reflects the mix of homes that sold more than a change in value.
How fast are homes selling in Tarrytown?
A bit faster than a year ago. Median days on market came in at 56.8 over the last 12 months versus 63.1, and homes closed about 5.37% below asking. The success rate improved to 58.1% from 51.7%.
How many homes sold in Tarrytown over the last year?
89 single-family homes closed on the MLS from October 2025 through September 2026, versus 107 the year before, for total sales volume of $197,341,000. In September 2026, six homes closed and three went pending.
Why is Tarrytown popular with people relocating to Austin?
Location, land, and character. Tarrytown sits west of MoPac near Lake Austin, Mayfield Park, and Laguna Gloria, minutes from downtown and UT, with large lots and mature trees. Buyers relocating from San Francisco, Los Angeles, and New York love the established feel without sacrificing a central location.
What is the best metric to value a Tarrytown home?
Recent comparable sales, adjusted for lot size and condition, are far more reliable than median sale price. In Tarrytown especially, land value drives a large share of 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!
© 2026 Berbas Group. All rights reserved.
