Active Listing  ·  444 days on market

390 Muddy Creek Way

Kyle, TX 78640
$539,990
4 Bed 3 Bath 2,683 sqft $201/sqft Built 2025 0.17 acres 2-Car Garage Pool 6 Creeks

NEW CONSTRUCTION BY PULTE HOMES! Available now! Highly sought-after one-story layout in the Hill Country community of 6 Creeks. This home offers standout curb appeal with light stone and brick on all sides, multiple high roof pitches, upgraded black windows with upscale shutters, and a rare, completely flat homesite with no stairs at the front or rear.

Inside, the extended foyer makes an immediate impression with wood ceiling beams and an elegant chandelier. The thoughtfully designed layout offers excellent separation of space, featuring secluded secondary bedrooms, a private home office ideal for working from home, and an en-suite bedroom with its own bath for added comfort and privacy.

The gathering room delivers the luxury feel you’ve been searching for, highlighted by soaring vaulted ceilings. The gourmet kitchen impresses with an oversized 9-foot island with bar seating, top-of-the-line appliances, and a stunning canopy vent hood.

Step through the sliding glass door to the extended covered patio with a tongue-and-groove wood ceiling, perfect for entertaining or relaxing.

The owner’s suite is a true retreat, featuring a unique boxed-out sitting area wrapped in five windows that flood the room with natural light. The spa-inspired bathroom and impressively large walk-in closet complete this exceptional space.

Opportunities like this are rare in 6 Creeks. With its highly sought-after layout, premium upgrades, and move-in-ready condition, this home will not last long. Schedule your private tour today.

At $201/sqft, this home is priced 11% above the Kyle active market average of $181/sqft, reflecting premium positioning, typically tied to finishes, lot, location, or view. View Austin market report →

Location

390 Muddy Creek Way, Kyle, TX 78640

Property Details

Price $539,990
Status Active Listing
Beds 4
Full Baths 3
Half Baths ,
Living Area 2,683 sqft
Lot Size 0.17 acres (7,405.2 sqft)
Year Built 2025
Garage 2 spaces
Stories ,
Type Residential · Single Family Residence
Subdivision 6 Creeks
County Hays
Zip Code 78640
$/sqft $201/sqft
Days on Market ,
HOA $66/Monthly
Annual Tax Est. $1,632.08
Pool Yes
Waterfront ,
New Construction ,
MLS # ACT205448591
List Date August 25, 2025
Elementary School Jim Cullen
Middle School R C Barton
High School Jack C Hays
School District HaysCONSISD

HaysCONSISD

Jim Cullen · R C Barton · Jack C Hays

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

Schedule a Call →

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 · August 25, 2025 $584,776
Previous ask $544,990
Current ask $539,990
▼ Reduced $44,786 (-7.7%) 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 Kyle

Comparable Listings Right Now

Homes currently for sale in Kyle 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
245 Basket Flower Loop
6 CREEKS
$539,900 $272 3 bd / 2 ba 1,984 sqft , 2026-10-15
261 Basket Flower Loop
6 Creeks at Waterridge
$549,060 $234 4 bd / 3 ba 2,346 sqft , 2026-09-18
510 Prickly Poppy Loop
6 Creeks
$530,000 $196 4 bd / 4 ba 2,702 sqft , 2026-08-11
801 Jackson River Loop
6 Creeks at Waterridge
$549,990 $217 4 bd / 4 ba 2,531 sqft , 2026-05-22
546 Prickly Poppy Loop
6 Creeks
$549,990 $204 4 bd / 4 ba 2,691 sqft , 2026-10-14

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
$2,592/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
$107,998
20% conventional investment loan

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

Estimated Gross Rent+$2,592
Principal + Interest−$2,947
Property Tax (assumed ~2.1%)−$945
Insurance (assumed ~0.5%)−$225
Est. Monthly Cash Flow $-1,525

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 Kyle, TX

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

Hays County job center 5-10 min
Tesla Gigafactory 30 min N
Downtown Austin 35 min N

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About the Author
Luke Allen, Austin TX Realtor, TREC #788149
Luke Allen
Licensed Austin TX Realtor · TREC #788149 · Full-time since 2019
★★★★★ 5.0 on Google · 41 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. The written content was last updated on November 10, 2026.

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

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