Here's what's happening in the Tarrytown real estate market right now. Not the headline-grabbing numbers from a national real estate report, not Zillow's algorithm - the actual on-the-ground conditions as of March 2026 in one of Austin's most consistently competitive neighborhoods.
Tarrytown Market Snapshot - March 2026
What do these numbers tell us? Tarrytown is moving. 28 days on market is brisk by any measure - the homes that are sitting longer than that are either priced aggressively or have issues that the market is correctly discounting. And with 34% of sales going over asking, well-priced homes in good condition are still generating competition. This isn't a frenzy like 2021-2022, but it's a seller-favorable market, particularly in the $800K to $1.4M range where buyer demand is thickest.
What Sold Recently
To understand what the market is actually doing, you have to look at specific transactions - not averages. Here are three representative recent sales that tell the story.
A three-bedroom, two-bath ranch on Pecos Street - original hardwoods, updated kitchen, original bathrooms - listed at $895,000 and sold in 8 days at $925,000. That's 3.4% over asking, which isn't unusual for a clean, move-in-ready home in this price range. The sellers did the smart thing: they priced it correctly from day one instead of testing the market high, and buyers responded.
On Exposition Boulevard, a 4/3 new construction townhome asked $1,375,000. It sat for 41 days before selling at $1,340,000 - about 2.5% under asking. This isn't a bad outcome, but it illustrates something important: even Tarrytown buyers have limits. New construction at that price point faces real competition from fully renovated older homes with mature lots and established landscaping.
A striking exception was a 1950s cottage on Mohle Drive, 2/1, at 1,100 square feet on a 6,500-square-foot lot. The sellers listed it at $699,000 - which for Tarrytown is genuinely affordable - and received multiple offers, ultimately selling at $755,000, nearly 8% over asking. The buyer essentially paid for the lot and got the house as a bonus. In Tarrytown, that's not unusual. The land has intrinsic value here that doesn't exist in most Austin zip codes.
Inventory Analysis: What's Available and Where the Competition Is
With roughly 40 active listings, Tarrytown is sitting at about 2.2 months of supply - which by conventional real estate standards remains a seller's market (typically defined as anything under 3 months). But inventory is not uniform across price tiers, and understanding the tiers matters.
At $750K to $1.1M, there are maybe 12-15 homes available at any given time, and they move fast. This is the most competitive tier because it captures both move-up buyers from other Austin neighborhoods and buyers who are stretching to get into Tarrytown. Well-priced homes in this range that show well are typically under contract within two weeks.
At $1.1M to $1.75M, there are slightly more options, and buyers here tend to be more selective. They can afford to wait for the right property, so condition and layout matter even more. Homes that haven't been thoughtfully updated can sit in this range even when comparable renovated homes are flying off the market.
Above $2M, you're looking at a different conversation entirely - custom builds, significant lot acquisitions, or fully reimagined estates. Days on market stretch to 60-90+ in this tier, and pricing is almost entirely driven by the specific property. This is where comparable sales analysis gets genuinely difficult.
The deals - and I use that word carefully in Tarrytown - exist in properties that need work. If you have the appetite for a renovation and access to reliable contractors, there are opportunities in the $650K to $850K range for homes that haven't been touched in 30 years. You're buying the neighborhood and the lot; you're creating the house.
Advice for Buyers in This Market
If you're actively looking in Tarrytown, here's what I tell every buyer client right now.
Get your pre-approval locked and loaded before you start seriously touring homes. Not a pre-qualification letter from an online lender - a real pre-approval from a lender who can close on time in Austin. When you find the right home, you may have 48 hours to make a decision. If you're still scrambling with your finances at that point, you've already lost.
Don't anchor to Zillow pricing. Zillow's Zestimate for Tarrytown homes can be off by 10-20% in either direction because the algorithm cannot account for which side of Exposition you're on, what the school zone is, or whether the lot backs to a creek. Your benchmark for value has to be recent, specific comparable sales - which is exactly what a good agent provides.
Move fast on well-priced homes. If you see a home at $950K that checks your boxes and looks fairly priced based on comps, don't request a second showing before submitting an offer. Tour it, decide, and move. The buyers who take four days to "think it over" on a well-priced Tarrytown home are almost always the ones who lose it to someone who moved in 24 hours.
Advice for Sellers This Spring
Spring is your best window, and for Tarrytown specifically, March through mid-May is when you want to be on the market. Families buying for the Casis Elementary school year are actively searching right now. Corporate relocation buyers who need to be settled by August start shopping in late February.
Price correctly from the start. I know it's tempting to "test the market" $100K above what the comps support, but in Tarrytown, a listing that sits more than 21 days starts generating questions. Buyers wonder what's wrong with it. The stigma of days on market is real, and it costs sellers more in price reductions and negotiated repairs than the original overprice ever would have returned.
Don't over-renovate for the sale. Tarrytown buyers are sophisticated - they can see through a quick flip-style renovation and they're not going to pay full price for gray LVP and white quartz if the bones of the house don't justify it. If you're going to invest in pre-sale work, focus on the kitchen if it truly needs it, fresh paint in neutral but warm tones, landscaping, and any deferred maintenance items that will come up in an inspection.
The Casis Elementary premium is real. If your home is zoned for Casis, make sure that's prominent in your marketing. That single data point drives significant demand from families and adds a measurable premium over comparable homes in adjacent school zones.
My Honest Take on the Next 90 Days
My take on where this market is headed over the next 90 days: I don't see a dramatic shift in either direction for Tarrytown. The factors that make this neighborhood expensive - the location, the school zones, the lot sizes, the walkability to the lake and to downtown - haven't changed. Supply isn't going to dramatically expand because there's simply no more land to build on.
What I do expect is continued stratification by price tier. The $750K to $1.25M range will stay competitive through spring. Higher-end properties will remain price-sensitive and will continue to require patience. Interest rates are the wildcard - if we see meaningful movement down, expect demand to increase noticeably in that sub-$1M tier where buyer purchasing power is most sensitive to monthly payments.
If you're a buyer who's been waiting for a "better time," I'd encourage you to think carefully about what you're waiting for. Tarrytown has appreciated meaningfully over the last decade precisely because it's supply-constrained and desirable. That doesn't mean prices only go up - but it does mean the factors driving demand are structural, not cyclical.
If you're a seller thinking about spring, the window is open right now. Inventory is still lean, motivated buyers are active, and the seasonal uplift is real.
Ready to talk about what your Tarrytown home is worth - or what you can realistically buy? Browse current Tarrytown listings or reach out directly and let's have a real conversation about your situation.