Tarrytown Austin · 2026 Deep Dive

By Luke Allen · Licensed Texas Realtor (TREC #788149) · Updated July 2, 2026

Tarrytown Austin
Market Report 2026

A statistical deep dive into Tarrytown (78703) home prices, drawn directly from live ACTRIS MLS data. 72 active single-family listings, 22 in escrow, 186 residential properties analyzed. Real numbers, real strategy, from Luke Allen, Tarrytown specialist, TREC #788149.

Updated June 2026 78703 ZIP 186 Listings Analyzed Real MLS Data
Talk to Luke Allen → View Market Data ↓
Median Active List Price
$2.35M
72 active SFR, 78703 (Jun 2026)
Median $/SqFt (Active)
$769
Range: $458 (Westfield) to $1,707 (Silliman)
Median Days on Market
92.5 d
0 listings under 14 days, the market has time
Active w/ Price Reduction
45.8%
33 of 72 reduced, avg −7.1% from original
In Escrow (Pending + AUC)
22
Real-time buyer demand signal
Pool Premium ($/SqFt)
+39.6%
$995/sqft (pool) vs $712/sqft (no pool)
All figures pulled directly from the ACTRIS MLS for 78703 residential listings as of June 8, 2026. Updated monthly. Contact Luke Allen for current property-specific analysis.
How This Report Is Built

This Report Uses Real ACTRIS MLS Data, Not Estimates

Most online "Tarrytown market reports" recycle year-old Zillow or Redfin averages that smooth out the real story. This report is different. Every statistic below is computed directly from the live Austin Board of Realtors (ACTRIS) MLS database covering all residential property in ZIP 78703.

Luke Allen extracts these numbers from the same MLS that listing agents use to price their homes. The analysis is statistical, not anecdotal, medians and means are computed over the full population of active, pending, and closed listings, not cherry-picked comps. When a number changes month over month, it reflects the actual market, not a refreshed marketing claim.

If you want to verify any specific figure against current MLS, or want a custom analysis for a specific Tarrytown sub-area, street, or property, contact Luke Allen directly.

Methodology & Data Source

  • Source: ACTRIS MLS (Austin Board of Realtors)
  • Geographic scope: ZIP 78703 (Tarrytown, Pemberton Heights, Clarksville, Bryker Woods)
  • Property filter: Residential property_type, sub-type Single Family Residence / Condominium / Townhouse
  • Records analyzed: 186 residential listings (101 SFR, 81 condo, 4 townhouse)
  • Snapshot date: June 8, 2026
  • Days on market: Calculated from listing contract date (MLS DOM field is sparse)
  • Closed sales: Filtered to actual residential transactions over $100K (rentals excluded)
  • Update cadence: Monthly refresh by Luke Allen
Quick Answer: The 2026 Tarrytown Market in One Paragraph

The State of Tarrytown in Mid-2026

Tarrytown Austin (ZIP 78703) currently has 72 active single-family home listings with a median list price of $2,350,000 ($3,295,360 mean), median $769/sqft, and prices ranging from $550,000 to $19,500,000. There are 22 homes in escrow (16 active under contract, 6 pending). The median home has been on the market 92.5 days, with 0 listings under 14 days old, a clear deceleration from the 2021 to 2022 peak. 45.8% of active listings have reduced their original asking price by an average of 7.1%, giving qualified buyers meaningful negotiation leverage on the 60-plus-day stale inventory cohort. Recent closed sales transacted at exactly 100% of list price on average, though the closed-sale sample is small (4 in the last 90 days). The market is segmented sharply by tier: the $1M to $2M range (27 listings, $679/sqft) is the most-traded entry point, while the $5M+ estate tier (14 listings, $1,322/sqft) anchors the luxury ceiling. The Casis Elementary attendance zone covers 78% of active inventory and trades at $769/sqft; the smaller Mathews Elementary zone trades at $827/sqft despite lower absolute prices. Pool homes carry a +39.6% per-square-foot premium. New construction (2011+) trades at $927/sqft versus $669/sqft for 1980 to 2010 stock, a 38% new-build premium. Pemberton Heights Sec 08 leads pricing at $6.95M median / $1,063/sqft; Silliman shows the highest per-sqft at $1,707. The bottom line: Tarrytown remains Austin's most structurally protected luxury micro-market, but tier-specific buyer leverage exists in 2026 that did not exist three years ago.

Active Inventory Deep Dive

What's For Sale in Tarrytown
Right Now

The active SFR inventory in 78703 totals 72 listings as of June 2026, plus 22 in escrow. Below is the full statistical breakdown of those 72 active listings, the raw shape of the supply side of the Tarrytown market.

Active SFR Count
72
Single-family homes for sale in 78703. Plus 71 active condos and 4 townhouses. 22 SFR in escrow.
Median List Price
$2,350,000
The middle of the active market. Mean is $3,295,360 (pulled higher by the estate tail).
25th-75th Percentile
$1.43M to $4.3M
Half of active inventory is priced between $1.43M and $4.3M. This is the realistic range most buyers should plan for.
Price Range
$550K to $19.5M
Lowest active list price is $550K (entry-level 2BR), highest is $19.5M (estate property).
Median $/Sq Ft (Active)
$769
Mean is $882/sqft. Pemberton/Brown Herman push the high end; Westfield/Brykerwoods anchor the low end.
Median DOM (Active)
92.5 days
Days since listing contract. Mean is 115 days. 51% of active inventory is 90+ days old.
Price Reductions
45.8%
33 of 72 active listings have reduced their original price, averaging −7.1%.
Median Lot Size
8,298 sqft
0.191 acres. Mean is 0.236 acres. Lots above 0.5 acres command estate-tier pricing.
Pool Homes
23 of 72
32% of active SFR have private pools. Pool homes carry a 39.6% per-sqft premium.
Original Insight
The DOM distribution is the most important number on this page. Zero of 72 active SFR listings are under 14 days old. 51% have been on the market 90+ days. This means every Tarrytown buyer right now has time to underwrite carefully, walk through twice, get inspections, and negotiate, a complete reversal from the 2021 to 2022 frenzy when buyers had hours, not weeks. The pacing of decision-making has fundamentally changed, and most buyers and sellers have not yet recalibrated their expectations to match.
Source: ACTRIS MLS, 78703 single-family residence filter, snapshot June 8, 2026. Contact Luke Allen at (254) 718-2567 or [email protected] for current verified data on any specific Tarrytown property.
Closed Sales Analysis

What's Actually Selling
and at What Price

Active list prices are aspirations. Closed sale prices are facts. Below are the closed Tarrytown SFR sales captured in the MLS data set, along with the ratios that matter most for understanding seller-buyer leverage.

Closed SFR Sales (last 90 days)
4
Recent closes are limited, reflects both the small size of the Tarrytown SFR market and the current pace of transactions.
Median Close Price
$2,057,500
Mean is $2,053,750. Closed prices are below the $2.35M active median because what's sold tends to be priced for the market.
Median Closed $/SqFt
$599
Mean is $643/sqft. Closed-sale $/sqft is meaningfully below the active median ($769/sqft), what aspirational pricing the data shows.
Median List-to-Close Ratio
100.0%
Closed sales hit list price exactly. None closed under 95% of list, none materially above, sellers are calibrating before going pending.
Median DOM (list to close)
68.5 days
From listing date to close. Mean is 70 days. Compared to active-listing median of 92.5 days, closes happen on properties that don't sit.
Active-to-Close Ratio
18:1
72 active vs 4 monthly closes (1.3/mo). Technical months-of-inventory measure is high, but masks tier-specific dynamics.
Original Insight
The gap between active-listing $/sqft ($769) and closed-sale $/sqft ($599) is the single most important number for buyers. Active listings are priced approximately 28% above what's actually clearing. The list-to-close ratios of 100% are misleading, they come from listings that have already been reduced (often substantially) before pending. For buyers, this means the published asking price on any Tarrytown listing today is almost certainly higher than what it will eventually trade for. Luke Allen recommends building offer strategy from a $599 to $700/sqft target benchmark, not the $769 to $995/sqft active-listing ceiling.
Price Tier Architecture

The Five Tiers of
Tarrytown Real Estate

Tarrytown is not one market, it is five distinct markets stacked on top of each other, each with its own pricing dynamics, buyer pool, and competitive landscape. Below is the active-inventory breakdown by price tier, computed from the current 72 active SFR listings.

Sub-$1M, Entry
$550K, $999K (n=5)
Median $/sqft: $560
Median sqft: 1,164
Median beds: 2BR
The thinnest tier in Tarrytown. Mostly small, original-condition 2BR homes or units near Deep Eddy. These are foothold properties for buyers who want a Tarrytown address with room to expand or rebuild later. Most are teardown candidates for builders. Inventory in this tier turns over quickly when fresh listings appear.
$1M to $2M, Mid (Sweet Spot)
$1.0M, $1.99M (n=27)
Median $/sqft: $679
Median sqft: 2,203
Median beds: 3BR
The single largest tier by inventory and the deepest part of the Tarrytown market. Typical buyer is a move-up family with school-age children. Properties range from renovated mid-century 3BRs to compact newer construction. This is where buyer competition concentrates and where pricing accuracy matters most.
$2M to $3M, Premium
$2.0M, $2.99M (n=16)
Median $/sqft: $769
Median sqft: 3,662
Median beds: 4BR
The 4BR move-up tier. Buyers here are high earners, often relocating from coastal metros, who want larger square footage and pool/yard amenities. Properties tend to be either thoughtfully renovated mid-century homes with expansions or newer construction with premium finishes. Pool availability becomes a real factor at this tier.
$3M to $5M, Luxury
$3.0M, $4.99M (n=10)
Median $/sqft: $955
Median sqft: 4,541
Median beds: 5BR
Custom builds on premium lots, or major estate renovations. 5BR homes with pools, often on lots above 0.25 acres. This is where the per-sqft premium for new construction and premium finishes really shows up. Buyers in this tier are typically all-cash or high-equity and underwrite carefully, DOM is longer because the buyer pool is thinner.
$5M+, Estate
$5.0M and above (n=14)
Median $/sqft: $1,322
Median sqft: 5,284
Median beds: 5BR
The Tarrytown ceiling. Pemberton Heights, Brown Herman, Timberwood, and Silliman addresses dominate. Estate-style architecture, mature trees, lake or city views, and lots typically above 0.5 acres. Buyers are often relocating executives, business owners, or family-office buyers who view this as a 10+ year hold. Marketing matters as much as pricing, these homes are sold privately as often as publicly.
Active Condos, 78703
71 active, $185K to $5M+
Median list price: $795,000
Median $/sqft: $553
The Tarrytown condo market is its own segment with 71 active listings, dominated by the Austin City Lofts, Westgate, and Gables developments. Condos trade at lower $/sqft than SFR because they carry HOA fees, lack lots/trees, and don't capture the Casis school assignment. They appeal to downsizers, second-home buyers, and lock-and-leave residents.

Source: ACTRIS MLS, 78703 active SFR + condo filter, snapshot June 8, 2026.

The Era Premium

How the Year Built
Drives Tarrytown $/SqFt

One of Tarrytown's most underdiscussed pricing dynamics is the era premium. The neighborhood was largely platted between 1920 and 1960, with later infill construction in three distinct waves. Each era trades at a different per-square-foot premium, and the gap between eras is wider than most buyers expect.

Era Active SFR Median $/SqFt Median List Price Median SqFt
Pre-WWII (<1945) 19 $764 $1,595,000 2,729
Mid-Century (1945 to 1979) 18 $744 $1,805,000 2,629
Modern (1980 to 2010) 13 $669 $2,499,000 3,733
New Build (2011+) 22 $927 $3,072,500 3,450

The Counter-Intuitive Era Pattern

Most buyers assume "newer = more expensive." In Tarrytown, that's only partially true. New construction (2011+) commands the highest $/sqft at $927, a 38% premium over 1980 to 2010 modern homes. But Pre-WWII bungalows at $764/sqft trade at nearly the same $/sqft as the 1945 to 1979 mid-century cohort ($744/sqft), and meaningfully above the 1980 to 2010 modern segment ($669/sqft).

The reason: Tarrytown buyers are paying for architectural character. A well-preserved 1920s bungalow or a 1950s ranch with original hardwoods commands a premium that a 1990s contemporary cannot match, regardless of square footage. The Modern (1980 to 2010) era is actually the value zone for buyers willing to update aesthetics, these homes have the bones and systems of modern construction without the new-build price premium.

Original Insight
The Modern (1980 to 2010) era is Tarrytown's hidden value tier. At $669/sqft median, it trades 28% below new construction and even below Pre-WWII bungalows. Buyers seeking maximum square footage per dollar should target this segment specifically. Sellers in this segment, conversely, should consider whether a thoughtful renovation that brings the home toward "new-feel" can justify a list at $850+/sqft, in some cases the renovation cost pays back at 2 to 3x in the sale.

Tarrytown's Housing Stock Distribution

The age distribution of active SFR inventory tells the story of how Tarrytown was built and rebuilt:

Era Built Active SFR Listings Narrative
<1930 (Original Tarrytown) 5 The earliest Tarrytown bungalows. Heritage architecture, smaller footprints.
1930 to 1944 14 The neighborhood's primary build-out era. Pemberton Heights, Old Enfield streetscapes.
1945 to 1959 13 Post-war ranch and mid-century. Many are teardown candidates today.
1960 to 1979 5 Limited new construction era. Mostly infill in subdivisions like Westfield.
1980 to 1999 5 The contemporary infill era. Often the value buy for buyers seeking square footage.
2000 to 2010 8 Pre-recession custom builds. Higher quality finishes, larger floor plans.
2011 to 2020 9 Post-recession teardown-and-rebuild cycle. Modern luxury custom construction.
2021+ 13 The current build cycle. New construction is now a significant share of active inventory.

New construction (2011+) now represents 22 of 72 active SFR listings (31%), a remarkable share for a neighborhood many consider built-out. The teardown cycle is reshaping Tarrytown faster than most observers realize.

Subdivision Microclimates

The Hidden Boundaries
Within Tarrytown

Most online real estate sites treat "Tarrytown" as one market. The MLS subdivision data tells a completely different story. There are at least 20 distinct named subdivisions inside 78703, each trading at dramatically different per-square-foot prices. Below are the top subdivisions ranked by active inventory.

Subdivision Active SFR Median List Price Median $/SqFt
Pemberton Heights Sec 08 2 $6,950,000 $1,063
Pemberton Heights Sec 01 4 $4,012,500 $922
Brown Herman Add 02 Sec 04 2 $5,630,000 $1,466
Timberwood 2 $6,500,000 $1,370
Silliman 2 $3,247,500 $1,707
Laurel Heights 2 $5,425,000 $1,146
Walsh Place 2 $3,849,000 $979
Tarrytown Oaks 1 $4,495,000 $1,018
Enfield C 1 $5,775,000 $1,010
Sherwood Forest 1 $2,699,000 $903
Marlton Place Sec 01 2 $1,749,500 $720
Marlton Place Sec 02 2 $1,892,000 $651
Enfield F 3 $1,350,000 $741
Brown Herman Add 2 $1,660,000 $559
Hillview Green 3 $1,725,000 $564
Brykerwoods Annex 02 Resub 2 $937,500 $601
Westfield A 4 $1,800,000 $458

What This Table Reveals

The subdivision-level $/sqft spread is massive, from $458/sqft (Westfield A) to $1,707/sqft (Silliman). That is a 273% premium within the same ZIP code, within blocks of each other. A buyer who thinks of "Tarrytown" as one market is fundamentally misunderstanding the pricing reality.

The pricing tiers stratify clearly:

Elite Tier ($1,000 to $1,707/sqft): Silliman, Brown Herman Add 02, Timberwood, Laurel Heights, Pemberton Heights Sec 08, Tarrytown Oaks, Enfield C

Premium Tier ($800 to $999/sqft): Walsh Place, Pemberton Heights Sec 01, Sherwood Forest

Mid-Premium Tier ($600 to $799/sqft): Enfield F, Marlton Place, Brykerwoods Annex, Hillview Green, Brown Herman Add

Value Tier (Under $600/sqft): Westfield A

Original Insight
The Westfield A subdivision is Tarrytown's hidden value play in 2026. At $458/sqft median with $1.8M median list price, it trades 40% below the broader Tarrytown $/sqft median, while still inside ZIP 78703, still in the AISD Casis/Mathews zones, and still walkable to Tarrytown amenities. Buyers seeking the Tarrytown address without the $1,000/sqft premium should investigate Westfield A and the lower-priced Enfield F segments specifically.
School Zone Analysis

The Three Elementary Zones
Inside Tarrytown

Tarrytown is served by three Austin ISD elementary schools, and the active-inventory breakdown by school zone reveals a counter-intuitive pricing pattern most buyers and even many agents miss.

Elementary Zone Active SFR Median List Price Median $/SqFt
Casis Elementary 56 (78%) $2,729,500 $769
Mathews Elementary 11 (15%) $1,590,000 $827
Bryker Woods Elementary 5 (7%) $1,390,000 $679

Mathews Elementary Beats Casis on Per-Square-Foot Pricing

Casis is Tarrytown's most prestigious elementary by reputation, and at $769/sqft commands premium pricing across the bulk of the neighborhood. But Mathews Elementary trades at $827/sqft, 7.5% higher per square foot than Casis. Why? The Mathews zone covers the eastern edge of Tarrytown bordering Clarksville, which sits closer to downtown Austin and has smaller, denser lots. Mathews homes are smaller on average ($1.59M median vs $2.73M for Casis), but their per-sqft value reflects intense walkability and downtown-proximity demand.

Bryker Woods Elementary covers the northern slice of 78703 closer to West 35th Street. At $679/sqft median, it offers the most affordable per-sqft entry into a Tarrytown-area AISD elementary, though absolute prices are still substantial at $1.39M median.

Original Insight
For buyers prioritizing downtown walkability and per-square-foot value, Mathews Elementary may be the better target than Casis. Casis carries the reputation premium and the larger-home, family-buyer pull, making it more competitive at the same price level. Mathews zone homes deliver excellent AISD elementary access at a lower absolute entry point with higher per-sqft pricing supporting resale value. Luke Allen verifies the actual AISD boundary on every listing because the lines do not follow street names intuitively, and the buyer pool prioritizing schools may not even consider Mathews as an alternative.

See Luke Allen's full Austin ISD homes guide for cross-district context and how Tarrytown's AISD elementaries compare to other AISD zones.

The Pool Premium

How Much Does a Pool
Add in Tarrytown?

Pools are one of the most visible value-adds in Tarrytown, and the MLS data quantifies the premium clearly. Among 72 active SFR listings, 23 have private pools and 46 do not (3 are ambiguous in the data and excluded from this analysis).

Pool Home, Median $/SqFt
$995
23 active SFR with private pools. Median list price: $4,495,000.
No-Pool Home, Median $/SqFt
$712
46 active SFR without private pools. Median list price: $1,617,500.
Pool Premium ($/SqFt)
+39.6%
Per-square-foot premium for pool homes, though this also reflects pool homes being larger/luxury-tier on average.

Why the Pool Premium Is Larger Than Most Markets

In Austin's summer climate, a Tarrytown home without a pool has a functionally smaller usable footprint than one with a pool, the backyard is largely unusable June through September without water. Pool homes also correlate strongly with other luxury features (larger lots, more bedrooms, premium finishes), which means the +39.6% headline number captures both the direct pool value and the bundled-luxury value.

For sellers in the $2M to $4M tier specifically, Luke Allen's data shows that adding a pool before listing often justifies an 8 to 15% list-price increase, meaningful enough that the construction cost ($75K to $150K for a typical Tarrytown pool) is often recouped in the sale. For buyers, the pool premium is a useful filter for understanding why a home with similar square footage and beds may be priced 20 to 40% above comparable no-pool listings.

Lot Size Premium, How Acreage Drives Tarrytown Pricing

Tarrytown's median active SFR lot is 8,298 square feet (0.191 acres), with a mean of 0.236 acres. Lots are scarce and getting scarcer with every teardown, and the price-by-lot-size breakdown shows just how steeply value scales with land:

Lot Size Bucket Active SFR Median List Price Price vs Smallest Lot
Under 0.15 acres 21 $1,449,000 Baseline
0.15 to 0.25 acres 28 $2,172,500 +50%
0.25 to 0.5 acres 19 $4,999,950 +245%
0.5+ acres 4 $7,497,500 +418%

The premium for a 0.25+ acre lot vs. an under-0.15 acre lot is +245%. The land economy in Tarrytown is the dominant pricing factor at every tier, the home structure is often less than half the total value of the property on premium lots. Luke Allen advises buyers evaluating new construction or renovation to weight lot size and tree coverage as the primary long-term value driver, not the structure itself.

Recent Closed Sales

Tarrytown Closed Sale
Benchmarks

Active list prices are useful for sizing the market. But the most reliable signal is what's actually closed. Below are the most recent verified Tarrytown SFR closes from the MLS data, ordered by sale price. These are real sale prices, not estimates, the comparables Luke Allen would pull when valuing any similar property.

Property List / Close Size / Year Beds / Baths Notes
2621 Exposition Blvd $2,500,000
at list		 4,316 sqft
Built 2007		 4BR / 3BA $579/sqft. Mid-2000s custom on Exposition Blvd corridor. Larger lot offset against traffic-side location. Closed at exactly list price.
902 Blanco St $2,390,000
at list		 2,898 sqft
Built 1893		 3BR / 3BA $824/sqft. A genuine heritage property, one of Tarrytown's oldest active homes. The pre-1900 architecture and Old Austin pedigree justify the premium per-sqft.
3210 Enfield Rd $1,725,000
at list		 3,130 sqft
Built 2003		 4BR / 2BA $551/sqft. Renovated Tobin & Johnson subdivision home. Casis, O. Henry, Austin High feeder. Tax: $32,130. Demonstrates the $/sqft for mid-2000s renovated stock.
2413 Sharon Ln $1,600,000
at list		 2,590 sqft
Built 2015		 4BR / 4BA $618/sqft. Newer construction (2015), 4BR/4BA. Entry-luxury new-build benchmark for the $1.5M to $1.8M tier.

What's striking about the closed-sale data: every recent close hit exactly 100% of list price. None closed under, none materially over. This pattern indicates a market where sellers who reach the closing table have already priced realistically, the over/under-list drama happens during the active phase via reductions, not at close. Sellers who avoid the reduction cycle by pricing accurately on day one are statistically capturing the strongest list-to-close ratios.

For a current detailed comparable analysis on a specific Tarrytown property, whether you are buying, selling, or evaluating equity, contact Luke Allen directly.

Buyer Strategy

Tarrytown Buyer Offer Strategy
by Days-on-Market Cohort

The single most important variable for a Tarrytown buyer in 2026 is the days-on-market profile of the listing. Generic "offer 95% of list" advice is wrong, the right offer depends on whether the seller is fresh, calibrating, or capitulating. Below is Luke Allen's data-driven offer playbook segmented by DOM cohort.

0 to 30 DAYS
Offer 98 to 100% of list with strong terms. Sellers in their first month believe in their list price and will reject lowballs. Win on terms: full pre-approval (not pre-qual), shortest reasonable close (21 to 25 days), minimal contingencies, escalation clause if you sense competition. Currently 0 active listings are under 14 days old, this cohort is mostly the 14 to 30 day window. Cash offers should still come in at 95 to 98% with no contingencies.
30 to 60 DAYS
Offer 93 to 96% of list with normal contingencies. Sellers at 30+ days are starting to question their pricing. 17 active listings sit in the 30 to 60 day cohort. Pull the original list price, if they've reduced once, they are calibrating; if they haven't, your offer puts them at the decision point. Inspection contingencies and standard contingencies are fully appropriate here.
60 to 90 DAYS
Offer 90 to 94% of current list, knowing the seller has likely already reduced from original. 18 active listings sit in this cohort. Most have made one price reduction (avg 7.1% across the active reduced cohort). A second reduction is on the seller's mind, your offer can replace that mental reduction with a real bid. Build inspection and appraisal contingencies in as leverage; pull every comp in the same subdivision before bidding.
90+ DAYS (STALE)
Offer 85 to 92% of current list. The seller is reassessing whether to delist or capitulate. 37 active listings sit in this cohort, the largest single segment of Tarrytown inventory. Carrying costs (taxes, insurance, mortgage) are eating into seller psychology. Pull the original list and calculate the actual gap from there, you may find the math shows the seller has only really moved 4 to 5% over 90 days. There is room to push. Inspection findings become powerful negotiation leverage at this stage.
CASH BUYERS
Apply a 3 to 5% discount on top of the DOM-based price. Cash offers carry real value to sellers worried about appraisal gaps in a high-priced market. Cash plus 14-day close plus no contingencies can close transactions at 8 to 12% below list on stale inventory. The cash buyer at the $2M to $4M tier specifically has more leverage now than at any point since 2019.
$5M+ ESTATE TIER
The buyer pool is thin enough that even a "low" offer often gets serious consideration. 14 active listings sit in the $5M+ tier. The seller pool is also patient, many of these are not financial-need sales. But carrying $5M+ in real estate has real cost. Initial offers 12 to 18% below list on stale estate-tier inventory routinely open productive negotiations. Luke Allen pulls every comparable estate sale within a 5-year window before formulating an offer at this tier.

Beyond the DOM cohort, Luke Allen always evaluates: school assignment (Casis vs Mathews vs Bryker Woods premiums), subdivision tier (Elite vs Premium vs Value), era (Pre-WWII vs Mid-Century vs Modern vs New), pool presence (the +39.6% factor), and lot size bucket. Each adjustment dials the right offer up or down by 1 to 5%, and getting them right is the difference between winning a property at a fair price and overpaying out of generic strategy. Buyers weighing Tarrytown against neighboring south-of-the-river options should also read the Barton Hills market report, Barton Hills shares the Austin High feeder with Tarrytown but sits south of Lady Bird Lake in ZIP 78704 at a meaningfully different price tier, and the Westlake / Eanes ISD report for the Eanes-district comparison. See Luke Allen's broader Austin buyer guide for cross-neighborhood context.

Seller Strategy

Tarrytown Seller Listing Strategy
2026 Playbook

Here is the seller-side reality in 2026: 45.8% of currently active Tarrytown SFR listings have already reduced their original asking price by an average of 7.1%. That is the single most important data point for sellers. It means nearly half the active market mispriced, and pricing accurately on day one is now more valuable than ever. Below is Luke Allen's listing playbook for Tarrytown sellers in 2026.

PRICE FROM CLOSED, NOT ACTIVE
Anchor your list price on closed-sale $/sqft ($599 median), not active-listing $/sqft ($769 median). Active prices are aspirational and 28% above what's clearing. Pulling your list price up to the active median puts you in the 90+ day stale cohort within weeks. The right list is closer to recent closed comps in your specific subdivision and era cohort, adjusted up for pool/new-build/lot premiums or down for original/non-Casis/small-lot factors. Luke Allen prepares a CMA that filters comps by all five dimensions, not just generic 78703 averages.
UNDERCUT THE TIER, OWN THE TIER
Once you've identified your tier and adjusted CMA value, list 2 to 4% under that number to become the obvious value pick. A 4BR Tarrytown home priced at $2.72M (the tier median) gets buried among the 16 other premium-tier listings. The same home priced at $2.59M becomes the must-see listing and generates competition that bids the final price above the original CMA value. This is the inverse of the "list high and reduce" pattern that 33 of 72 sellers are currently running, and it's been the consistently winning strategy since the 2023 correction.
USE THE POOL PREMIUM
If your home doesn't have a pool and you're in the $2M to $4M tier with a usable backyard, model adding one before listing. Pool homes carry +39.6% per-sqft premium. A $75K to $150K pool installation can support an additional 8 to 15% on the list price, often recouping the construction cost at sale and meaningfully expanding the buyer pool. Talk to Luke Allen before deciding, the math depends on lot size, neighborhood, and your timeline.
PRESERVE TARRYTOWN CHARACTER
Don't over-modernize a Pre-WWII or Mid-Century home before listing. The MLS data shows Pre-WWII ($764/sqft) and Mid-Century ($744/sqft) homes command nearly the same $/sqft as one another and meaningfully above the 1980 to 2010 modern tier ($669/sqft). Tarrytown buyers pay for original hardwoods, original tile, original architectural lines, even when they renovate kitchens and baths. Strip out the character and you've created a contemporary home competing against new construction at a Tarrytown address premium, a tough sell. Update systems aggressively, but preserve the architectural identity.
LIST IN THE MARCH, JUNE WINDOW
Family buyers are most active March, June ahead of the AISD school year. 78% of active Tarrytown inventory is in the Casis zone, which means school-driven demand is the dominant buyer cohort. Listing in late February through early June puts your property in front of the highest-intent buyer pool. September, early October is a secondary window before the holiday slowdown. Avoid mid-November through mid-January, not because the market disappears, but because the family-buyer cohort doesn't shop.
PRE-INSPECT PRE-WAR HOMES
If your home was built before 1970, get a pre-listing inspection. Buyers know Tarrytown's pre-1970 stock has deferred-maintenance risk (foundation, galvanized plumbing, old electrical). A pre-listing inspection lets you remediate or disclose proactively, removing the inspection-period negotiation leverage from the buyer. The cost ($500 to $1,500) is recouped many times over in preserved final sale price.

Luke Allen prepares custom seller analyses for every Tarrytown listing he takes on, combining all the variables above with neighborhood-level knowledge that no automated tool replicates. See the full Tarrytown seller guide or the luxury Tarrytown seller guide for the $3M+ tier.

Price History

How Tarrytown Got to
$2.35M Active Median

Understanding where Tarrytown home prices are today requires understanding the price trajectory that got the neighborhood here. Luke Allen has watched this market through multiple cycles, and the path since 2015 is both dramatic and instructive.

2015
Median Active List ~$650K, The Tech Run-Up Begins
By 2015, Tarrytown active medians had reached approximately $650,000, already well above the Austin metro average. Tech hiring in Austin was accelerating, and the first wave of California and New York relocators had discovered the neighborhood. Inventory was limited, and the first signs of a sustained run-up were visible in multiple-offer situations on well-located homes.
2018
Median ~$800K, Relocation Buyers Arrive in Force
By 2018, Tarrytown's median had climbed to approximately $800,000. Multiple-offer situations became common on anything priced correctly under $1M. The teardown cycle accelerated as builders recognized the land value opportunity. New construction began entering the inventory at the high end.
2020
Pandemic Boom Begins, Austin Becomes a National Story
With remote work normalizing overnight, buyers who had been price-constrained in San Francisco, New York, Seattle, and Chicago suddenly had the freedom to move. Tarrytown's reputation as "Austin's best neighborhood" drew sight-unseen offers from buyers who had identified Tarrytown as their target before boarding a plane.
2021 to 2022
Peak Frenzy, Median Crossed $1.5M, Top Sales over $5M
The 2021 to 2022 period was unlike anything in Tarrytown's history. Active medians crossed $1.5M. Sight-unseen offers became common. Buyers routinely waived inspections and appraisals. Well-located homes attracted 20+ offers within days of listing. Some properties sold $300K to $500K above asking price. Cash buyers with no contingencies dominated. New construction over $5M became a regular feature of the market.
2023
Market Correction, Rates Rise, Multiple Offers Stop
Federal Reserve rate increases brought the frenzy to an abrupt halt. Mortgage rates climbed to 7%+, pricing out a significant portion of financed buyers overnight. Multiple offers stopped. Days on market stretched from days to weeks. Tarrytown sellers who had listed at peak prices faced reductions of 5 to 10%. Tarrytown pulled back approximately 8 to 12% from its 2022 peak, less than the broader Austin metro's 15 to 25% correction, but a genuine retracement.
2024 to 2025
Stabilization & Reset Higher
Prices stabilized 8 to 12% off the 2022 peak through 2024 and began modestly recovering in 2025. The new-construction wave intensified, 22 of 72 active listings today (31%) were built in 2011+. The active median climbed back above $2M, but transaction volume remained subdued as rate-locked sellers (sub-4% mortgages) stayed put.
2026
The $2.35M Active Median Era, Slower, Higher
Mid-2026 finds Tarrytown at a $2.35M active SFR median ($769/sqft median), with 92.5-day median DOM and 45.8% of active inventory reduced from original list. The market is slower than 2021 in pace but priced higher than 2024 in level, a "stabilization at altitude" pattern. Luke Allen's view: Tarrytown's structural floor (Casis, lot scarcity, location) is intact, but tier-specific buyer leverage exists for the first time since 2019 in the $1.5M to $3M segment with 60+ day inventory.
Value Drivers

What Drives Tarrytown
Home Prices

Five structural factors drive Tarrytown pricing, the same factors that protect Tarrytown values when broader Austin markets correct. Each one has a measurable impact on sale price that Luke Allen quantifies for every client.

01
Casis Elementary, The 78% Coverage School
Casis Elementary serves 78% of active Tarrytown SFR inventory and is rated 9 to 10/10 by major school services. The Casis premium is real but not uniform across the neighborhood: median Casis $/sqft is $769 versus Mathews at $827/sqft and Bryker Woods at $679/sqft. The premium for being in the Casis zone shows in absolute prices ($2.73M median Casis vs $1.59M Mathews) more than in per-sqft terms, reflecting Casis-zone homes being larger and more luxury-tier on average. Luke Allen verifies the AISD attendance boundary on every listing because the lines are not intuitive and a single street can divide Casis homes from Mathews homes. Read more about Austin ISD school zones.
02
Lot Scarcity, The +418% Estate-Lot Premium
Tarrytown is fully built out. Every lot was platted decades ago, and the only new buildable lots come from teardowns of existing structures. The lot-size premium is steep: under-0.15 acre lots median at $1.45M, 0.15 to 0.25 acres at $2.17M (+50%), 0.25 to 0.5 acres at $5.00M (+245%), and 0.5+ acres at $7.50M (+418%). Mature trees add another $100K to $200K to many lots, Tarrytown's 100-year-old live oaks are part of the asset. Luke Allen weighs lot size and tree coverage as the primary long-term value drivers in any Tarrytown valuation.
03
Downtown Proximity & Lake Austin Adjacency
Tarrytown sits within 10 minutes of downtown Austin, immediately adjacent to Deep Eddy Pool and Barton Springs, and within easy reach of Lake Austin Blvd. The closer a Tarrytown home is to Lake Austin Blvd and the actual lake, the higher the per-sqft premium tends to be. The bluff lots along Tarrytown's western edge with lake views command the neighborhood's highest per-sqft prices, routinely above $1,000/sqft for line-of-sight lake views. Downtown proximity also drives the Mathews Elementary $827/sqft premium, that zone abuts Clarksville and the downtown walk shed.
04
The Three Tarrytown Markets, Original, Renovated, New
Three distinct Tarrytown sub-markets exist simultaneously. Original mid-century homes with deferred maintenance trade at $669/sqft (Modern 1980 to 2010) to $744/sqft (1945 to 1979). Thoughtfully renovated originals that preserve mid-century character command premiums above their era cohort because buyers pay for architectural identity. New custom construction (2011+) trades at $927/sqft, a 38% premium over the 1980 to 2010 modern stock. The right comp set for any Tarrytown property depends on which sub-market it occupies. Pricing a renovated original against new-construction comps will leave money on the table; pricing new construction against original-condition comps creates a sit-it-and-reduce pattern.
05
Subdivision Microclimate, The 273% Internal Spread
The $/sqft spread within Tarrytown across subdivisions is $458 (Westfield A) to $1,707 (Silliman), a 273% premium. Pemberton Heights, Brown Herman, Timberwood, Silliman, and Laurel Heights anchor the elite tier above $1,000/sqft. Walsh Place and Sherwood Forest occupy the premium tier $800 to $999/sqft. Marlton Place, Hillview Green, and Brykerwoods Annex fill the mid tier $600 to $799/sqft. Westfield A is the value tier under $600/sqft. Buyers and sellers who don't understand which microclimate their property occupies will misprice by 30 to 50%. Luke Allen has shown and sold homes in virtually every Tarrytown subdivision and reads each on its specific merits.
Comparative Analysis

Tarrytown vs.
Austin Overall

How does Tarrytown's mid-2026 market compare to the broader Austin metro? The premium is real and structural, the gap is durable through correction and recovery cycles.

Tarrytown (78703)
Tarrytown SFR Market
Median active list (SFR) $2,350,000
Median $/sqft (active) $769
Median DOM (active) 92.5 days
% with price reduction 45.8%
2022 to 2023 correction ~8 to 12% off peak
New lot supply possible? No (fully built out)
School premium (Casis) $769/sqft median zone
Austin Metro Average (All ZIPs)
Austin Overall
Median sale price (2026) ~$550,000
Median $/sqft (metro) $280 to $340
Avg days on market 45 to 75+ days
% with price reduction ~30 to 38%
2022 to 2023 correction ~15 to 25% off peak
New lot supply possible? Yes (suburbs)
School zone variance Wide (3 districts)

Tarrytown's $2.35M median is approximately 4.3 times the Austin metro median of ~$550,000. The premium has grown over the past five years as relocation demand concentrated on prestige Austin neighborhoods. The per-sqft gap is even larger: $769/sqft in Tarrytown versus $280 to $340/sqft for the metro average is a 2.3 to 2.7x premium per square foot.

More importantly: when the Austin metro market corrected 15 to 25% from the 2022 peak, Tarrytown corrected only 8 to 12%. That outperformance is durable because Tarrytown cannot have an inventory overhang, the neighborhood is fully built out. When rate-driven demand destruction pulls buyers out of suburban markets, those markets pile up with builder inventory and capitulate on price. Tarrytown does not have that supply-side dynamic. The homes that were in Tarrytown before the correction are still in Tarrytown after it. The demand eventually returns, because the schools, the location, and the neighborhood character are still there.

Tarrytown buyers evaluating agent options in this luxury tier should read the specific Austin luxury real estate agent framework for the off-market inventory access and discretion that $2M+ Tarrytown transactions typically require. For broader Austin context, see Luke Allen's analyses on whether Austin is a buyer's or seller's market, the Westlake / Eanes ISD deep-dive market report, the Mueller deep-dive market report (Austin's master-planned urban village), Austin home price trends, and the full Austin metro market report.

Buyer Timing

Is Now a Good Time
to Buy in Tarrytown?

The question Luke Allen gets most often: "Should I wait for prices to drop, or buy now?" The honest answer for Tarrytown in 2026 has shifted from the answer he gave in 2022, and it depends heavily on which tier you're shopping.

For the $1M to $3M tier with 60+ day stale inventory: this is genuinely the best buying window since 2019. 35 of the 72 active SFR listings have been on the market 90+ days. 45.8% have already reduced an average of 7.1%. Buyers have time to underwrite carefully, room to negotiate, and seller psychology that increasingly favors closing over waiting. Move now on the right specific property, the window is real but won't last indefinitely.

For fresh sub-30-day inventory in any tier: the seller still believes in their price and the discount you can negotiate is meaningfully smaller (1 to 3% off list, not 8 to 12%). For a buyer who falls in love with a specific listing in week one, the math is: pay close to list to lock it down. The waiting-for-a-reduction strategy on fresh inventory often results in losing the property entirely to another buyer.

For the $5M+ estate tier: 14 active listings, thin buyer pool, patient sellers. This tier is structurally a buyer's market but transactions move slowly. The right Tarrytown estate property may take 90 to 120 days from offer to close. Patience pays disproportionate dividends here, an extended search produces materially better outcomes than rushing into the first acceptable listing.

Long-term, the case for buying in Tarrytown remains structurally compelling: Casis Elementary does not get worse, the trees do not shrink, the proximity to downtown does not change, and the scarcity of available lots does not increase. These factors create a floor under Tarrytown pricing that does not exist in rate-sensitive suburban markets. Buyers who purchased in the 2023 to 2024 correction window have already seen meaningful appreciation. Buyers who purchase well in the 2026 calibration window are likely to be in the same position by 2028 to 2029.

Ready to talk through your Tarrytown timeline with someone who knows the data? Contact Luke Allen for a direct conversation with no obligation.

Common Questions

Tarrytown Market FAQ

What is the median home price in Tarrytown Austin in 2026?
The median active list price for single-family homes in Tarrytown (78703) is $2,350,000 as of June 2026, with a mean of $3,295,360 reflecting a long luxury tail. The median price per square foot is $769. Prices range from $550,000 (entry-level 2BR) to $19,500,000 (estate property). The 25th percentile is $1,425,000 and the 75th percentile is $4,300,000. See current Tarrytown listings.
How many homes are for sale in Tarrytown right now?
72 active single-family home listings in 78703, plus 22 in escrow (16 active under contract, 6 pending). Additionally there are 71 active condos and 4 townhouses on the market. Total residential pipeline: 186 properties analyzed. Active SFR inventory typically runs 60 to 85 homes at any given time. Luke Allen tracks live inventory daily.
What is the price per square foot in Tarrytown?
Median active $/sqft: $769. Median closed-sale $/sqft: $599. By tier: Sub-$1M = $560/sqft, $1M to $2M = $679/sqft, $2M to $3M = $769/sqft, $3M to $5M = $955/sqft, $5M+ = $1,322/sqft. By era: Pre-WWII = $764/sqft, Mid-Century = $744/sqft, Modern (1980 to 2010) = $669/sqft, New Build (2011+) = $927/sqft.
How long do Tarrytown homes sit on the market?
Median active SFR DOM: 92.5 days, mean 115 days. Zero active listings under 14 days old. 51% have been on the market 90+ days. Closed sales over the past 90 days had a median list-to-close DOM of 68.5 days. Pace is dramatically slower than 2021 to 2022 when most sales completed in days.
Are Tarrytown sellers reducing prices in 2026?
Yes, 45.8% of active SFR listings (33 of 72) have reduced their original asking price, with an average reduction of 7.1%. This is the strongest single indicator of buyer leverage in the current market. Stale (90+ day) inventory has the highest reduction probability and offers the best negotiation entry.
Which Tarrytown subdivisions are the most expensive?
By median list price: Pemberton Heights Sec 08 ($6.95M), Timberwood ($6.5M), Brown Herman Add 02 Sec 04 ($5.63M), Laurel Heights ($5.43M), Pemberton Heights Sec 01 ($4.01M), Walsh Place ($3.85M). By $/sqft: Silliman ($1,707), Brown Herman Add 02 Sec 04 ($1,466), Timberwood ($1,370), Laurel Heights ($1,146), Pemberton Heights Sec 08 ($1,063). Contact Luke Allen for subdivision-specific analysis.
What is the Casis Elementary premium?
Casis covers 78% of active SFR inventory (56 of 72 listings) at $2,729,500 median list price and $769/sqft. The Mathews zone (15% of inventory) trades at $1,590,000 median but $827/sqft, higher per-sqft despite lower absolute price. Bryker Woods zone (7%) trades at $1,390,000 / $679/sqft. Luke Allen always verifies the AISD attendance boundary on every listing.
How much does a pool add to a Tarrytown home?
Pool homes carry a +39.6% median $/sqft premium. The 23 active pool homes show $995/sqft median ($4,495,000 median list). The 46 no-pool homes show $712/sqft median ($1,617,500 median list). Some of the gap reflects pool homes being larger/more luxury-tier on average. For sellers in the $2M to $4M tier, pool installation can support an 8 to 15% list price increase.
Are Tarrytown home prices going up or down in 2026?
Tarrytown is in a stabilization phase. Active median ($2.35M) is reset higher than 2024 lows but below 2022 peak. 45.8% reduction rate shows sellers calibrating, while low closed-sale volume shows buyers also waiting. Luke Allen's read: this is a buyer's window for the $1M to $3M tier with 60+ day inventory, and a seller's market only for the strongest, freshest listings.
Is Tarrytown a buyer's or seller's market?
Mixed by tier. Technical absorption (4 closes vs 72 active) reads as a buyer's market. Practically: the $1M to $2M tier (27 active, 60+ day cohort) and $5M+ estate tier (14 active) are most buyer-friendly. The $2M to $3M premium tier (16 active) and $3M to $5M luxury tier (10 active) are tighter. Fresh sub-30 day listings retain seller leverage.
What's the best offer strategy for a Tarrytown buyer?
Tier the offer to the listing's DOM: 0 to 30 days = 98 to 100% of list with strong terms. 30 to 60 days = 93 to 96%. 60 to 90 days = 90 to 94%. 90+ days (stale, 37 active listings) = 85 to 92%. Cash buyers apply a 3 to 5% additional discount. $5M+ estate tier allows 12 to 18% below stale list. See the buyer strategy section above for full detail.
How should I price my Tarrytown home as a seller?
Anchor on closed $/sqft ($599 median), not active list $/sqft ($769 median). Adjust up for pool (+39.6%), new build (+38% vs 1980 to 2010), or premium subdivision. Adjust down for original condition or non-Casis zone. List 2 to 4% under your CMA target to be the obvious value pick and generate competition. Avoid the 33-of-72 "reduce later" trap.
What's the difference between Tarrytown and Pemberton Heights?
Pemberton Heights is a sub-neighborhood within Tarrytown, the highest-priced sub-area. Pemberton Heights Sec 08: $6.95M median at $1,063/sqft. Pemberton Heights Sec 01: $4.01M at $922/sqft. Both are 70 to 100% premium over broader Tarrytown's $2.35M / $769/sqft. The Pemberton premium reflects larger lots, estate architecture, Casis attendance, and Old Austin pedigree.
How does Tarrytown compare to Westlake (Eanes ISD)?
Tarrytown (78703) and Westlake/Eanes (78746/78733) are Austin's two top luxury markets but trade on different fundamentals. Tarrytown active median: $2.35M at $769/sqft. Westlake active median: $3.15M at $768/sqft, $/sqft is essentially identical but Westlake's lots are 3.3x larger (0.629 acres vs 0.191), driving the higher absolute price. Tarrytown wins on walkability and downtown proximity; Eanes wins on school district reputation, lot size, and pool premium (+50.6% vs +39.6%). See the full Westlake / Eanes ISD market report.
What's the rate-lock effect on Tarrytown inventory?
Roughly 60% of Tarrytown homeowners hold mortgages below 4% locked in during 2020 to 2021. They have no financial incentive to sell and buy at today's 6.5 to 7% rates. This rate lock-in is the primary reason inventory hasn't expanded to match the slower buyer demand, sellers simply aren't entering the market. When rates eventually fall, expect a wave of pent-up Tarrytown listings to hit, with corresponding price effects.
Is the teardown cycle still active in Tarrytown?
Very much so. 22 of 72 active SFR listings (31%) are new construction built in 2011+. The teardown-and-rebuild economics still work at $927/sqft for new construction versus $669/sqft for 1980 to 2010 stock. Typical teardown scenario: acquire dated home for $1.2M to $1.8M, demo, build $3M to $5M custom home on the same lot. Land scarcity drives the math; the cycle will continue as long as buyers will pay the new-build premium.
Luke Allen, Licensed Austin Texas Realtor (TREC #788149)

About the Author

Luke Allen · Licensed Texas Realtor

Luke Allen is a licensed Texas Realtor (TREC #788149) specializing in Central Austin neighborhoods. Every statistic in this report is computed from live ACTRIS MLS data and reflects the market as of July 2, 2026, not scraped from Zillow, not sourced from stale third parties, and not generated by AI. Luke works with buyers and sellers across the Austin metro with hyperlocal focus on the walkable Central Austin cluster: Tarrytown, Hyde Park, Zilker, Brentwood, Allandale, Barton Hills, Mueller, and Westlake. Reach him for a property-specific analysis of the exact address you're considering.

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