About This Home

Investor / handyman special. Livable as is but needs TLC. Seller will not do any repairs.

At $129/sqft, this home is 31% below the Buda active market average of $188/sqft, potentially representing value relative to comparable properties currently on the market. View Austin market report →

Location

266 Willow City Vly, Buda, TX 78610

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Property Details

Price $239,900

Status Active Listing

Beds 3

Full Baths 2

Half Baths ,

Living Area 1,856 sqft

Lot Size 0.13 acres (5,479.85 sqft)

Year Built 2009

Garage 2 spaces

Stories ,

Type Residential · Single Family Residence

Subdivision The Meadows At Buda Sec Two

County Hays

Zip Code 78610

$/sqft $129/sqft

Days on Market ,

HOA $125/Quarterly

Annual Tax Est. $8,259.84

Pool Yes

Waterfront ,

New Construction ,

MLS # ACT247460001

List Date September 24, 2026

Elementary School Buda

Middle School R C Barton

High School Jack C Hays

School District ,

Have Questions About This Property?

Luke Allen (TREC #788149) has deep knowledge of Buda and surrounding markets. Whether you're buying, selling, or just researching comparable sales, reach out for a no-pressure conversation.

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Price History

How This Ask Has Moved

Original list price versus what this home is asking today. Straight from the ACTRIS MLS feed, no interpretation.

Original ask · September 24, 2026 $249,900

Current ask $239,900

▼ Reduced $10,000 (-4.0%) from original ask

Source: ACTRIS MLS. Price change timestamp reflects the most recent adjustment on record; the feed does not expose intermediate steps between the original ask and today's ask.

Similar Homes on the Market in Buda

Comparable Listings Right Now

Homes currently for sale in Buda with similar bedroom count, size, and price range, giving you real-time context for how this property's asking price compares to the active market.

AddressList Price$/sqftBeds/BathsSqftDOMListed

1089 Hot Spring Vly
The Meadows At Buda Sec Two $289,800 $188 3 bd / 2 ba 1,541 sqft , 2026-08-28

258 Snow Owl Holw
The Meadows At Buda Sec Three-A $299,000 $162 3 bd / 2 ba 1,846 sqft , 2026-07-23

461 Hot Spring Vly
Meadows At Buda $299,900 $169 3 bd / 2 ba 1,779 sqft , 2026-04-16

170 Sandstone Trl
Stonefield Sec Two $299,900 $153 4 bd / 2 ba 1,962 sqft , 2026-09-04

381 Tranquility Mtn
The Meadows At Buda Sec One $309,995 $158 3 bd / 2 ba 1,960 sqft , 2026-09-03

Source: ACTRIS MLS, live listings. Similar by ±1 bed, ±35% price, ±35% sqft. Contact Luke for a formal comparative market analysis.

Investment Analysis

Rental Income Potential

The numbers below use conservative Austin-market assumptions. They are estimates, not a guarantee. Actual rents vary by condition, timing, and management. Read our full Austin rental property guide →

Est. Monthly Rent

$1,152/mo

0.48% rule · conservative Austin est.

Gross Yield

5.76%

Annual rent ÷ purchase price

Cap Rate (est.)

3.46%

NOI after 40% vacancy + expenses

Down Payment

$47,980

20% conventional investment loan

Monthly Cash Flow Breakdown (20% down · 7.25% rate)

Estimated Gross Rent+$1,152

Principal + Interest−$1,309

Property Tax (~2.1% TX avg)−$420

Insurance (~0.5%)−$100

Est. Monthly Cash Flow $-677

At current rates and prices, many Austin luxury properties run neutral or slightly negative on pure cash flow, appreciation and equity paydown are the primary return drivers. BRRRR and off-market acquisitions can improve day-one cash flow. Learn about the BRRRR method in Austin →

Commute & Employment

Major Employers Near Buda, TX

Buda sits within commuting range of Austin's major tech, manufacturing, and corporate campuses. Approximate drive times from this area:

Tesla Gigafactory 25 min N

Downtown Austin 30 min N

Hays County job center 10 min N

About the Author

Luke Allen

Licensed Austin TX Realtor · TREC #788149 · Full-time since 2019

★★★★★ 5.0 on Google · 30 Reviews

Luke Allen is a full-time Austin TX Realtor with the Austin Marketing + Development Group brokerage. He works with buyers, sellers, and investors across every Austin ISD and the surrounding neighborhoods, from Downtown and East Austin to Round Rock, Cedar Park, and the Hill Country. Every page on this site is written and maintained by Luke. This page was last updated on October 8, 2026.

📞 (254) 718-2567 [email protected] More about Luke →

266 Willow City Vly