Spicewood Market Heat Score: High Prices, Slow Sales in October

Spicewood is showing a distinct split between rising values and slowing momentum in October 2026. The median sale price reached $690,000 across 23 closed sales, up 8.0% from the prior month and 22.2% higher than last year. However, homes are taking significantly longer to sell, with the median days on market climbing to 152 days, a 50.5% increase from September and 16.9% above the same period last year. ALEX Intelligence calculated a composite Market Heat Score for Spicewood by weighting four key indicators: median days on market, sale-to-list price ratio, inventory levels, and the frequency of price reductions. The score reflects a cooling environment where high prices are meeting reduced buyer urgency. With 208 active listings and 7.6 months of inventory, the market is leaning toward a buyer's balance despite the strong year-over-year price appreciation. The median close-to-original list ratio dropped to 0.883, meaning homes sold for less than their original asking price on average. Nearly all sales (95.7%) closed below the initial list price, a sharp rise from 83.3% in September. This combination of extended time on market and deeper discounts suggests that while demand remains strong enough to push prices up annually, current pricing strategies require more flexibility to close deals in this specific window. The data indicates a shift where buyers have more leverage than earlier in the year, even as the median price per square foot rose 19.2% month-over-month to $304. The market is active but selective, with inventory levels and negotiation dynamics favoring those who can wait or offer below list. Want to see this home? Call or text George at 713.918.9951 for a private showing. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. Read more Central Texas market data on the ALEX blog: https://alex-companies.com/blog