Current home prices, trends, and market analysis for Tarrytown, Austin TX (78703). Data-driven insights from Luke Allen — Tarrytown specialist, TREC #788149.
Tarrytown remains one of the most resilient real estate markets in all of Central Austin. As of Q1 2026, the Tarrytown housing market is characterized by tight inventory, steady demand from both local move-up buyers and out-of-state relocators, and median home prices that have held firm near the $1.15 million mark in zip code 78703. Luke Allen has tracked Tarrytown pricing closely for years, and the current data tells a clear story: this is a neighborhood where fundamentals support values even when broader Austin markets soften. Buyers searching for Tarrytown homes for sale should understand that pricing here operates on different dynamics than the Austin metro average. The limited supply of buildable lots, combined with Casis Elementary and O. Henry Middle School feeding into Austin High, creates a pricing floor that simply does not exist in most other Austin neighborhoods.
Over the past twelve months, Tarrytown home prices have posted a 4.2% year-over-year gain from 2024 to 2025 — a sharp contrast to the 15–20% correction that outer Austin suburbs experienced from the 2022 peak. While neighborhoods like Kyle, Buda, and Georgetown saw builder-driven inventory flood the market, Tarrytown had no such pressure. There is no vacant land for new subdivisions in Tarrytown. Every transaction is either a resale of an existing home, a teardown-and-rebuild on an existing lot, or a renovation. That supply constraint is the single most important factor in Tarrytown pricing. Luke Allen consistently advises clients that Tarrytown's limited inventory is structural, not cyclical — it is not going to change. The neighborhood was platted decades ago, every lot is spoken for, and the only way new homes enter the market is through the teardown cycle. For a deeper look at Austin-wide pricing trends, see the Austin market report or the analysis of whether Austin home prices are still falling.
What drives Tarrytown demand? Luke Allen points to five factors that consistently bring buyers to this neighborhood: school quality (Casis Elementary is among the highest-rated in Austin ISD), walkability to downtown and Lady Bird Lake, mature tree canopy and established neighborhood character, proximity to UT Austin for faculty and medical professionals, and the relocation buyer effect. Tarrytown is often the first neighborhood that corporate relocation specialists show buyers moving from San Francisco, New York, Chicago, and other high-cost metros. A $1.2 million home in Tarrytown compares favorably to a $3 million home in Palo Alto or a $2.5 million home in Brooklyn — and the relocation buyer knows it. Luke Allen has worked with dozens of relocation buyers who zeroed in on Tarrytown within days of visiting Austin. That sustained external demand puts consistent upward pressure on Tarrytown home prices.
How does Tarrytown compare to neighboring luxury markets? Westlake Hills (Eanes ISD) typically commands higher median prices — $1.4M to $1.8M — driven by larger lots and the Eanes school district premium. But Tarrytown offers something Westlake cannot: true walkability to downtown Austin, Whole Foods flagship, Deep Eddy Pool, and the hike-and-bike trail. Clarksville, immediately to Tarrytown's south, trades at similar or slightly lower per-square-foot prices but on much smaller lots. Luke Allen helps both buyers and sellers navigate these micro-market dynamics. If you are a Tarrytown buyer or seller looking for a specialist Realtor, Luke Allen provides the neighborhood-level data and pricing strategy that generic Austin agents simply cannot match.
Below are the key market metrics Luke Allen uses when advising Tarrytown buyers and sellers. These are not national averages or Austin metro averages — these are figures drawn specifically from 78703 MLS activity through Q1 2026. Luke Allen reviews and updates this data on a monthly basis. If you need the most current numbers for a specific property decision, contact Luke Allen directly.
To understand where Tarrytown home prices are today, it helps to understand how they got here. Luke Allen has watched this neighborhood price through multiple cycles, and the trajectory since 2015 is both dramatic and instructive. Understanding the history helps buyers and sellers calibrate their expectations about where prices are headed and why Tarrytown holds value better than most Austin submarkets.
One of the most useful ways to understand Tarrytown pricing is by home type and bedroom count. Luke Allen uses these ranges as a starting framework when evaluating whether a specific property is priced correctly for its segment. These are 78703 approximates based on current MLS data — actual value depends heavily on condition, lot size, tree coverage, and specific street location.
All ranges are 78703 approximates based on MLS data through Q1 2026. Contact Luke Allen for a specific property analysis.
Understanding why Tarrytown commands the prices it does is essential for both buyers evaluating whether to pay a premium and sellers deciding how to position their property. Luke Allen has analyzed hundreds of Tarrytown transactions and consistently identifies five primary value drivers. These are not abstract factors — each one has a measurable impact on sale price that Luke Allen quantifies for every client who asks.
The best way to understand a real estate market is through actual transaction data. The examples below are representative of recent Tarrytown sale activity and illustrate the pricing dynamics Luke Allen discusses with every buyer and seller. These are not cherry-picked outliers — they reflect the range of outcomes that well-priced and less-well-priced listings achieve in the current market. Specific sale data is available upon request — contact Luke Allen for a detailed comparable analysis tailored to your specific Tarrytown address or target search.
| Property Description | List Price | Sale Price | Days on Market | Notes |
|---|---|---|---|---|
| 3/2 original ranch, 1,600 sqft Pecos Street area |
$895,000 | $925,000 +3.4% over asking |
8 days | Priced aggressively to generate competition. Multiple offers. Sold to a family buyer in the Casis zone. (2025) |
| 4/3 renovated mid-century, 2,400 sqft Bonnie Road area |
$1,400,000 | $1,380,000 −1.4% under asking |
22 days | Thoughtfully renovated original. Slight discount reflects 22-day market time. Luke Allen notes this is still well above value for the square footage. (2025) |
| 5/4 new custom build, 4,200 sqft Upper Tarrytown |
$3,200,000 | $3,100,000 −3.1% under asking |
45 days | Extended market time reflects the thinner buyer pool above $3M. Buyer had significant negotiating leverage. (2025) |
| Teardown lot, 9,500 sqft Near Casis Elementary |
$625,000 | $610,000 −2.4% under asking |
31 days | Land play for a custom builder. 31 days is reasonable for a teardown. Luke Allen notes that lot transactions near Casis hold premium pricing due to the school zone demand. (2025) |
| 3/2 original, 1,550 sqft, needs renovation Interior street, Tarrytown |
$879,000 | $862,000 −1.9% under asking |
19 days | Deferred maintenance priced in. Buyer intends renovation. Luke Allen pulled pre-listing inspection data to help buyer estimate renovation costs before offer. (2025) |
| 4/3 newer construction, 2,900 sqft Upper Tarrytown, bluff area |
$2,150,000 | $2,175,000 +1.2% over asking |
11 days | Premium bluff position with partial lake view. Sold above asking on two offers. Confirms view premium at this price point. (2025) |
What these sales reveal is the consistent pattern Luke Allen observes in Tarrytown: homes priced correctly for their condition and micro-location sell in days and at or above asking price. Homes that overprice by even a modest margin sit for weeks and ultimately sell below where an accurate initial price would have landed. The market is efficient and the buyers are informed. If you want a detailed comparable analysis for a specific Tarrytown property — whether you are buying, selling, or simply evaluating your equity position — contact Luke Allen directly. He pulls the data fresh for every inquiry rather than relying on stale automated estimates.
One of the most telling data points in Tarrytown real estate is how the neighborhood performs relative to Austin as a whole. Luke Allen makes this comparison regularly with clients who are evaluating whether the Tarrytown premium is justified or whether they could achieve similar quality of life in other Austin neighborhoods for less money. The short answer: the premium is real and defensible, and the performance gap in a down market makes a compelling case for Tarrytown's long-term hold value.
The numbers tell the story clearly. Tarrytown's median of approximately $1.15 million is 2.1 times the Austin metro median of approximately $550,000 — meaning Tarrytown trades at more than double the city average. The premium has been consistent and growing over time. More telling is the correction comparison: when Austin's market softened in 2023, the metro average dropped approximately 15% from its 2022 peak. Tarrytown dropped approximately 8%. That is nearly half the correction, on a neighborhood that was already trading at 2x the city median.
Why does Tarrytown outperform in a downturn? Luke Allen points to the supply constraint above all other factors. When Austin suburban markets correct, it is often because builder inventory floods the market and prices capitulate. That dynamic cannot happen in Tarrytown. The neighborhood is fully built out. Every lot was platted decades ago. You cannot build a new subdivision in Tarrytown. So when rate-driven demand destruction pulls buyers out of the market, the resulting price correction is limited because there is no inventory overhang to work through. The homes that were in Tarrytown before the correction are still in Tarrytown after it. The demand eventually returns — because the school, the location, and the neighborhood character are still there. Luke Allen makes this argument to buyers who are debating Tarrytown versus outer Austin suburbs: the premium you pay at entry is partially justified by the protection you get on the downside. For a broader look at Austin market dynamics, read Luke Allen's analysis on whether Austin is a buyer's or seller's market or review the full Austin market report.
The question Luke Allen gets most often from prospective buyers is: "Should I wait for prices to drop more, or buy now?" His honest answer, after watching Tarrytown through multiple cycles: for a neighborhood like Tarrytown, timing the market almost never works the way buyers hope it will. Here is what actually happened with the buyers who tried it. The 2023 correction gave buyers a brief window where prices dipped 8–12% off the 2022 peak. That was a real and meaningful discount. Buyers who moved during that window — despite elevated rates, despite some uncertainty about where prices were heading — purchased at prices they will not see again in the near term, and they have already seen the market recover. The buyers who waited for a bigger drop — who were hoping for another 10–15% correction that never materialized — watched prices stabilize and are now looking at the same inventory at 4.2% higher prices than the 2024 lows.
The underlying reason this pattern repeats in Tarrytown is straightforward: the neighborhood's value proposition does not get cheaper in a down market the way commodity suburban inventory does. A rate increase that makes a Tarrytown home more expensive to finance makes the same home in Kyle or Cedar Park more expensive to finance too — but the Kyle home has competition from new construction at the same price. The Tarrytown home does not. Casis Elementary does not get worse because rates go up. The trees do not shrink. The proximity to downtown does not change. The scarcity of available lots does not increase just because the market softens. These factors create a floor under Tarrytown pricing that does not exist in rate-sensitive suburban markets. Luke Allen makes this case to every buyer who is debating the timing question, and the transaction history consistently backs it up.
What is Luke Allen's actual advice for a buyer who is ready to purchase in Tarrytown in 2026? Get fully pre-approved, know your school assignment requirements, understand the micro-location premium map, and when you find the right house at a fair price, buy it. If you are not sure whether the price is fair — whether the home is priced correctly for its specific condition, lot size, tree coverage, and street — that is exactly what Luke Allen is for. Luke Allen provides a detailed pricing analysis on any Tarrytown home before a client makes an offer, drawing on current MLS data, recent closed sales within a tight radius, and neighborhood-specific knowledge that no automated valuation tool can replicate. Ready to talk through your Tarrytown timeline? Contact Luke Allen for a direct conversation with no obligation.
One of the most significant forces in Tarrytown real estate is the teardown-and-rebuild cycle. Lot values in Tarrytown currently range from $400K to $750K for teardown properties, depending on lot size, location, and topography. Luke Allen has watched this trend accelerate over the past five years: buyers purchase original 1950s and 1960s ranch homes not for the structure but for the land underneath. A typical teardown scenario involves purchasing a dated home for $700K–$900K, demolishing it, and building a custom home valued at $1.8M–$3M+ on the same lot. The economics work because Tarrytown lot supply is permanently fixed — every lot that sells is one fewer available, and no new ones are being created. Luke Allen advises teardown buyers to factor in the full cost stack: acquisition, demolition, holding costs during the build phase, and custom construction costs (currently $350–$500/sqft for quality Tarrytown builds). The margin can be compelling, but the execution risk is real.
Not every Tarrytown buyer wants to tear down. Luke Allen frequently helps clients evaluate whether to renovate an existing home or start fresh. The breakeven calculation generally works like this: if renovation costs exceed 60–70% of what a comparable new build would sell for, tearing down and rebuilding is usually the better financial decision. Many Tarrytown homes from the 1950s and 1960s have outdated electrical, plumbing, and HVAC systems that make deep renovation almost as expensive as new construction. Luke Allen recommends getting both a renovation estimate and a custom build estimate before committing to either path. The Tarrytown market rewards well-executed new construction with premium pricing, but it also rewards character — a thoughtfully renovated mid-century home that preserves original hardwoods, updates the kitchen with appropriate materials, and maintains the roofline can command strong per-square-foot prices from buyers who want the original Tarrytown feel. The choice depends heavily on the specific lot and structure. Luke Allen evaluates both paths before advising any client.
Tarrytown typically has 35–50 active listings at any given time, serving a buyer pool that consistently exceeds supply. Luke Allen tracks absorption rates closely: well-priced Tarrytown homes under $1.2M are selling within 14–21 days, while homes above $2M take 30–60 days. The rate lock-in effect — roughly 60% of Tarrytown homeowners hold mortgages below 4% — keeps resale inventory artificially constrained. Homeowners who locked in 2.75–3.5% rates in 2020–2021 have no financial incentive to sell and buy at today's 6.5–7% rates. This inventory suppression is the primary reason Tarrytown prices have held firm while broader Austin markets corrected. For Austin-wide context, see Luke Allen's analysis of whether Austin is a buyer's or seller's market or the Austin home price trends page.
Tarrytown does not exist in a vacuum. When the Austin metro median fell 15% or more from the 2022 peak, Tarrytown felt it — just less severely. Luke Allen estimates Tarrytown prices dipped 8–12% from their peak before stabilizing, and 2025 data shows prices already recovering to within a few percentage points of the 2022 highs. The correction was concentrated in the $2M+ segment, where a thin buyer pool is most sensitive to interest rate changes. Below $1.5M, Tarrytown barely budged. Going forward, Luke Allen expects Tarrytown to track Austin's broader market directionally but with dampened volatility in both directions: if Austin appreciates 3–5% in a rate-cut environment, Tarrytown may appreciate 4–7%. If Austin stays flat, Tarrytown holds. The neighborhood's structural advantages — school quality, location, lot scarcity — provide a pricing floor that does not exist in commodity suburban markets. Luke Allen also works extensively in Austin's luxury market and can provide cross-neighborhood context for any buyer evaluating Tarrytown against other premium Austin addresses.
If you are looking to buy in Tarrytown, Luke Allen has one consistent piece of advice: get fully pre-approved before you start looking at homes. Tarrytown moves quickly in the sub-$1.5M price range, and sellers in this neighborhood take pre-approval seriously. Luke Allen has seen well-qualified buyers lose homes because they had a pre-qualification letter instead of a full underwritten pre-approval. In a neighborhood where multiple offers are common on well-priced listings, the strength of your financing package matters as much as your offer price. Cash offers are frequent in Tarrytown — roughly 28% of transactions close all-cash — so financed buyers need to be buttoned up to compete. Luke Allen works with buyers who are buying homes across Austin and provides specific pre-offer strategy for every Tarrytown listing he helps a buyer evaluate.
Luke Allen also advises Tarrytown buyers to understand the school boundary premium before they start making offers. A home inside the Casis Elementary boundary can trade at an 8–15% premium over a comparable home just outside it. The Austin ISD boundary lines in the Tarrytown area are not always intuitive — a home on one side of a street may feed to Casis while the home across the street does not. Luke Allen verifies school assignments on every Tarrytown listing before showing it to clients with school-age children. If schools are a primary driver of your Tarrytown home search, Luke Allen will build your search criteria around confirmed boundary maps, not assumptions. For buyers who are considering other school district options, Luke Allen also covers Austin ISD homes for sale and Eanes ISD properties in Westlake.
Finally, Luke Allen urges Tarrytown buyers to take inspections seriously, especially on homes built before 1970. Many Tarrytown homes are 60–70 years old, and while they have character and charm, they may also have aging foundation systems, galvanized plumbing, outdated electrical panels, and older HVAC systems. Luke Allen recommends budgeting $15K–$40K in potential near-term repair costs on any pre-1970 Tarrytown home. A thorough inspection is not a reason to walk away — it is a reason to negotiate. Luke Allen has helped dozens of Tarrytown buyers use inspection findings to negotiate price reductions or repair credits that more than offset the cost of addressing deferred maintenance. The inspection phase is one of the most valuable leverage points a buyer has in the Tarrytown process, and Luke Allen uses it strategically on every transaction.
Luke Allen's first conversation with every Tarrytown seller is about pricing strategy. In 2026, accurate pricing is the difference between selling in three weeks and sitting for three months. The data is unambiguous: homes that sell within the first 14 days average 101% of list price. Homes that sit 30+ days average only 94% of list price. That is a 7% gap — on a $1.2M home, that is $84,000. The cost of overpricing in Tarrytown is real and quantifiable, and Luke Allen shows every seller this data before setting a list price. The Tarrytown buyer is sophisticated: they know the neighborhood, they have seen the comps, and they will not overpay just because a home is in a desirable location. Luke Allen pulls recent closed sales, active listings, and pending contracts within a tight radius to determine the right list price. If you want a data-driven pricing strategy for your Tarrytown home, Luke Allen's Tarrytown seller page outlines the full process, or visit the general seller guide.
Luke Allen also advises Tarrytown sellers not to over-modernize before listing. Tarrytown buyers are paying a premium for neighborhood character — mature trees, established streetscapes, and homes that feel like they belong in this specific neighborhood. A tasteful renovation that preserves mid-century character often sells better than a full gut-and-modernize that looks like it could be in any new subdivision. Luke Allen has watched identical-sized homes on the same Tarrytown street sell at dramatically different prices based on renovation approach: the home that preserved original hardwoods, updated the kitchen thoughtfully, and maintained the roofline outperformed the home that went full contemporary with flat roofs and floor-to-ceiling glass. The Tarrytown buyer wants Tarrytown. If you strip out everything that makes the home feel like Tarrytown, you have created a product that competes against new construction in suburban zip codes at a Tarrytown address premium — and the market will not reward you for it.
Timing matters in Tarrytown. Luke Allen recommends listing in the March–June window when family buyers are most active and school zone demand peaks. Fall listings (September–October) offer a secondary window before the holiday slowdown. Luke Allen stages every Tarrytown listing for the buyer profile that data shows is most active in the price range: family buyers under $1.5M, move-up and relocation buyers in the $1.5M–$2.5M range, and custom-build lot buyers above $2.5M. Each segment responds to different staging and marketing approaches, and Luke Allen tailors the presentation accordingly. For sellers who are also buying in Austin, Luke Allen manages the coordination between both transactions — a complexity that benefits from having a single agent who knows both sides of the Tarrytown market deeply.
Luke Allen provides Tarrytown buyers and sellers with neighborhood-level pricing data, micro-area analysis, and honest strategy advice. Whether you are evaluating a purchase, preparing to list, or researching Tarrytown investment potential, Luke Allen gives direct answers backed by current MLS data — not generic Austin averages.
Free consultation. No pressure. No obligation. Luke Allen responds personally to every inquiry.