Villages at Western Oaks is Southwest Austin's value play next to Circle C: about 1,600 homes in 78749, a $620,500 median in 2026 and a 15.5-day median sale, 11 days faster than 2025. Most homes feed Mills (10/10) and Bowie (9/10).
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Johnny Ronca
Luxury Associate Broker, SERHANT. · 20+ years in Austin · 300+ closings · $250M+ in sales · 5.0★ across 100+ verified reviews
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The 15-second answer
Villages at Western Oaks is a Southwest Austin neighborhood of about 1,600 single-family homes in ZIP 78749, built from the early 1980s through 2005, just north of Circle C Ranch. In 2026 through September 25, 71 homes closed at a median of $620,500 and $299.10 per square foot, selling in a median of 15.5 days at 98.0% of original list price. That is 11 days faster than 2025, with the median price up 3.4%. Most homes feed Mills Elementary (10/10) and Bowie High (9/10) in Austin ISD.
Key Takeaways
It is a seller's market, and it has tightened this year. Here is the same neighborhood, same filters, two time windows:
Villages at Western Oaks (78749) | 2025 (full year) | 2026 (Jan 1 to Sept 25) |
|---|---|---|
Closed sales | 87 | 71 |
Median close price | $600,000 | $620,500 |
Median price per sq ft | $295.90 | $299.10 |
Median days on market | 26.5 | 15.5 |
Median close to original list | 96.6% | 98.0% |
Median home size | 2,145 sq ft | 2,163 sq ft |
Median year built | 1991 | 1995 |
Price range | $390,000 to $965,000 | $450,000 to $1,140,000 |
Source: Unlock MLS (ACTRIS) via Matrix. Closed single-family sales, 3+ bedrooms and 2+ baths, subdivision Village at Western Oaks, ZIP 78749. 2025 = January 1 to December 31, 2025. 2026 = January 1 to September 25, 2026. Pulled September 2026. Medians, not averages.
Three things jump out of that table, and I would read them in this order.
1. Speed is the headline. Median market time dropped from 26.5 days to 15.5. Half the homes that sold this year went under contract in about two weeks. If you are buying here, the well-priced homes are not waiting for a second weekend.
2. The price increase is real, and it is modest. The median rose 3.4% and price per square foot rose about 1.1%. Median home size barely moved (2,145 to 2,163 sq ft), so this is not a mix shift toward bigger houses. It is a like-for-like move, just a small one.
3. Negotiating room shrank. In 2025 the typical seller gave up 3.4% off their original list price. In 2026 it is 2.0%. For a $620,000 home, that is a difference of roughly $8,700 in the seller's pocket.
One caution on the counts: 2025 is twelve months and 2026 is about nine. 71 versus 87 is not a decline in demand. Compare the medians, price per foot, days on market and list-to-close, not the raw counts.
Buyers cross-shop these three constantly, so here they are side by side for 2026 through September 25. Villages at Western Oaks is its own neighborhood, not a section of Circle C Ranch, but it sits right next door and competes for the same buyers.
2026 YTD | Villages at Western Oaks (78749) | Shady Hollow (78748 side) | Shady Hollow (78739 side) | Circle C area, 2,300 to 3,500 sq ft (78739) |
|---|---|---|---|---|
Closed sales | 71 | 19 | 24 | 127 |
Median close price | $620,500 | $549,900 | $733,000 | $820,000 |
Median price per sq ft | $299.10 | $301.99 | $282.63 | $291.68 |
Median days on market | 15.5 | 12 | 27 | 15.5 |
Median home size | 2,163 sq ft | 1,906 sq ft | 2,536 sq ft | 2,910 sq ft |
Median year built | 1995 | 1986 | 1985 | 2003 |
Close to original list | 98.0% | 97.4% | 96.0% | 98.5% |
Source: Unlock MLS (ACTRIS), closed single-family sales, 3+ bed / 2+ bath, January 1 to September 25, 2026. The first three columns are subdivision searches paired with a ZIP. The Circle C column is ZIP 78739 homes of 2,300 to 3,500 sq ft, so it is a size-matched ZIP cohort, not a single subdivision.
What this tells you: the median Villages at Western Oaks home costs about $200,000 less than a mid-size home in the Circle C area. But it is also about 750 square feet smaller, and on price per foot it is actually a touch higher ($299 versus $292). You are not buying a cheaper rate. You are buying less house, at the same kind of rate, in a location right next door.
Against the 78748 side of Shady Hollow, Villages at Western Oaks trades at nearly the same price per foot ($299 versus $302), with homes that are about 250 square feet larger and about nine years newer at the median. Both sell in roughly two weeks.
For a first move-up buyer who wants the Bowie High feeder and does not need 2,900 square feet, that is the value case for this neighborhood in one paragraph.
Villages at Western Oaks is in Southwest Austin, ZIP 78749, off Escarpment Boulevard and Davis Lane, a few minutes west of MoPac and just north of Circle C Ranch. The owners association describes it as about 10 miles from downtown Austin.
It is inside the City of Austin and Travis County. For the wider area, see my Southwest Austin guide; for the greenbelt neighborhood a few miles north, Travis Country.
This is an established, fully built-out neighborhood of roughly 1,600 single-family homes, built in phases from the early 1980s through 2005. Eight builders worked here, including Centex, Milburn, Scott Felder and Newmark, which is why the streets do not look like one builder's catalog.
The typical home that sold in 2026 was about 2,160 square feet, built in the mid-1990s, and closed around $620,000. Prices ran from $450,000 at the entry level to $1,140,000 at the top.
What that means in practice: in a neighborhood built in phases over two decades, the oldest homes are the most likely to need updating. The 1990s and early-2000s sections carry most of the larger two-story homes. Condition and updates move price here more than lot size does, so the list price only tells you half the story until you see the kitchen, the roof age and the HVAC.
Yes. The Village at Western Oaks Owners Association, Inc. covers approximately 1,600 single-family homes. It owns no land or amenity facilities of its own, so there is no private HOA pool or clubhouse to fund. Residents use the public parks and pool next door instead (see below).
Confirm the current assessment, and whether a specific address sits inside the mandatory association, in the resale certificate before you close.
The first move-up buyer — outgrowing a condo or starter home, wants a real yard and the Bowie High feeder without paying for 2,900 square feet.
The Circle C cross-shopper — loves the Southwest Austin location, ran the numbers, and decided a well-updated 2,200 square feet here beats a dated 2,900 across Slaughter.
The right-sizer — selling a larger home elsewhere, wants single-story or less house to maintain, and wants to stay close to MoPac and the Wildflower Center side of town.
Villages at Western Oaks is in Austin ISD. I checked the school fields on 45 homes that closed here in 2026. The assignments were not all the same, so here is what the listings actually show:
Campus | Level | GreatSchools | Share of 2026 listings sampled |
|---|---|---|---|
PK, K to 5 | 10/10 | 36 of 45 | |
PK, K to 5 | 6/10 | 9 of 45 | |
Gorzycki Middle | 6 to 8 | 9/10 | 22 of 45 |
6 to 8 | 9/10 | 22 of 45 | |
Bowie High | 9 to 12 | 9/10 | 36 of 45 |
9 to 12 | 7/10 | 9 of 45 |
GreatSchools ratings read directly from each campus page in September 2026. Assignments from the school fields on MLS listing records for closed sales in 2026; one listing showing a different middle school is excluded as an outlier.
The pattern: most of the neighborhood feeds Mills Elementary (10/10) and Bowie High (9/10), with middle school split between Gorzycki (9/10) and Small (9/10) depending on the section. The listings showing Patton Elementary and Austin High were concentrated among the older homes, most of them built in the 1980s.
If a specific campus matters to you, that is a filter I set before we tour, not after. Attendance zones in Austin ISD also change, so check the address in the Austin ISD attendance-area tool. Austin ISD adopted school consolidations and boundary changes for 2026-27, which is one more reason to verify the address rather than rely on an older listing.
(Confirm assigned campuses for any specific home.)
Downtown is about 10 miles away, and the route is MoPac (Loop 1) north. Off-peak it is a straightforward drive; at rush hour MoPac sets the pace, so if you commute downtown daily, test-drive it at 8 a.m. before you commit. SH-45 and Slaughter Lane put the south and southwest suburbs, including Dripping Springs and Buda, within easy reach.
I've been selling Austin real estate for 20+ years, and Villages at Western Oaks is one of those neighborhoods where the MLS data and the street-level reality can disagree. Two homes of the same size can be tens of thousands of dollars apart because one has a 2008 roof and original kitchen and the other was redone last year. Knowing which section you are in, which schools the address actually feeds and what the recent closings were next door is the difference between a good offer and an expensive one.
I'm Johnny Ronca, a Luxury Associate Broker with SERHANT. in Austin: 20+ years, 300+ closings, $250M+ in sales and 100+ five-star reviews. Call or text me at 512-797-0965, or book a 15-minute call.
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Off-market access
Ask me what is quietly for sale in Villages at Western Oaks
Not every home here reaches Zillow or the public MLS. Some sellers will trade privately but will not sign a listing agreement, and those homes only surface through relationships. Mine run 20 years deep — a cross-brokerage network, Austin Luxury Network access, and Johnny’s Off Market Private Luxury Listings. Some of the coolest and most coveted luxury properties in Austin only ever sell as pocket listings.
Tell me your price range and must-haves and I’ll send you what matches — today, not when it hits the market. Contact me to see which gems match your specific needs, and what I expect to come up in Villages at Western Oaks in the next 90 days.
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Johnny Ronca, a Luxury Associate Broker with SERHANT., is widely regarded as a top realtor for Villages at Western Oaks and Southwest Austin, with 20+ years in the Austin market, 300+ closings and $250M+ in sales. He prices and negotiates here from current MLS closings, section by section, rather than neighborhood-wide averages. Call or text 512-797-0965.
No. Villages at Western Oaks is its own neighborhood with its own owners association, located just north of Circle C Ranch in ZIP 78749. The two are next door, share nearby parks and retail, and are often shopped side by side.
The median close price was $620,500 in 2026 through September 25, across 71 closed single-family homes with 3+ bedrooms and 2+ baths. That is $299.10 per square foot, for a median home of 2,163 square feet (Unlock MLS).
Up, modestly. The median rose 3.4% from $600,000 in 2025 to $620,500 in 2026, and price per square foot rose about 1.1%. The bigger change is speed: median days on market fell from 26.5 to 15.5, and homes closed at 98.0% of original list price versus 96.6%.
Most homes feed Mills Elementary (10/10 GreatSchools) and Bowie High (9/10) in Austin ISD, with middle school split between Gorzycki (9/10) and Small (9/10). Some older sections are assigned Patton Elementary (6/10) and Austin High (7/10). Confirm assigned campuses for any specific home.
Yes. The Village at Western Oaks Owners Association covers approximately 1,600 single-family homes. It owns no amenity facilities, so residents use the free City of Austin pool at Dick Nichols District Park. Confirm the current assessment for a specific address in the resale certificate.
The neighborhood was built from the early 1980s through 2005. The median home that sold in 2026 was built in 1995.
About 10 miles, via MoPac (Loop 1). Rush-hour MoPac traffic is the main variable, so daily commuters should test the drive at peak time.
On total price, yes: about $620,500 at the median versus about $820,000 for a 2,300 to 3,500 sq ft home in the Circle C area (78739). On price per square foot, no: $299 versus $292. The difference is size, not rate.
Age and updates. Homes date from the 1980s to 2005, so roof age, HVAC, windows, plumbing and foundation history deserve a close look in the inspection. Budget for those items on any home that has not already had them done.
Have a question I did not answer? Call or text 512-797-0965, or book a 15-minute call.
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