Brushy Creek: Where Prices Were Cut Most in October

In Brushy Creek, nearly every home sold this year came with a price reduction before it found a buyer. Across the rolling six months ending October 31, 2026, 95% of closed sales occurred below the original list price, a sharp increase from 65% in the prior six-month period. This shift marks a significant change in negotiation dynamics for both buyers and sellers in this master-planned community. ALEX Intelligence analyzed listing history to identify which subdivisions saw the most price cuts. The data shows that while the median sale price rose 13% compared to the prior six months, the frequency of reductions has surged. In the "Brushy Creek" subdivision specifically, 95% of homes sold below their initial asking price, with a median sale price of $362,000. By contrast, the "Ranch At Brushy Creek" phase saw 83% of sales below list, with a higher median price of $824,000. The average size of these cuts and the time properties spent on the market also provide clues for buyers. Homes in the "Woods Brushy Creek" section took a median of 77 days to sell, the longest among active subdivisions, suggesting that initial pricing may have been aggressive. Meanwhile, "Meadows Brushy Creek" moved faster with a median of just 14 days on market, though 75% of those sales still required price reductions. For sellers, this data suggests that listing at or slightly below current market value is critical to avoiding extended time on the market. For buyers, the high rate of reductions indicates room for negotiation, particularly in phases where inventory has lingered longer than average. The median days on market across all Brushy Creek sales remained steady at 21 days, but the prevalence of price cuts signals a more cautious pricing environment than earlier in the year. Want a closer look? Reply or call George at 713.918.9951 and we'll set up a 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