Published October 2, 2026 in Market Update

Which Price Range Gets Full Price in Vibes Pro?

By Cyndi Bell

Real estate, Vibes Pro

I pulled every listing in Vibes Pro, Cedar Park, Texas, through October 1, 2026, and counted how many sellers actually got what they asked. The short answer is: most did not get full price, but one price range came closer than any other. The $500,000 to $650,000 range had 27.6% of its sellers walk away at or above their asking price. Every other range fell short of that. That number stopped me.

The $500,000 to $650,000 range is where sellers held the most ground

When I split the market by price range, 27.6% of sellers in the $500,000 to $650,000 range got at or above their asking price. That is the best result of any range in the file. The next closest was under $400,000, at 24.1%.

The $400,000 to $500,000 range came in at 19.5%. And at $650,000 and up, only 17% of sellers got their number. That means 83 out of every 100 sellers in that top range left something on the table.

Getting full price in Vibes Pro is possible, but it is not the norm, and it depends heavily on where you price. The common mistake I see is sellers in the upper range pricing with confidence and then being surprised when the offer comes in low. The numbers say that surprise is almost guaranteed above $650,000.

How much you first asked matters just as much as which range you landed in

I also cut the data by what sellers first asked, not just where they ended up. Homes first listed between $500,000 and $600,000 closed at 96.5% of that first price. Homes first listed between $600,000 and $750,000 closed at 96.4%. Both of those beat the market average of 95.9%.

Homes first listed under $400,000 closed at 95% of their first asking price. Homes first listed at $750,000 and up closed at 95.5%. So sellers who started in the middle of the market held their ground better than those who started at either end.

The lesson here is plain. If you price in the middle, buyers compete a little harder. If you price at the top, you are more likely to negotiate down. That gap between 95% and 96.5% sounds small, but it shows up in the final check at closing.

Spring sellers got the closest to full price, and the gap by season is real

The month a home closed made a real difference. May 2026 was the strongest month in the file. Sellers who closed then averaged 98.1% of their first asking price. April 2026 was close behind at 97.5%. June 2026 came in at 97.2%.

Compare that to October 2025, the weakest month in the file at 94%. December 2025 was 94.2%. February 2026 was 94.3%. Sellers who closed in those months gave up roughly 4 cents more on every dollar than spring sellers did.

The two halves of the file tell the same story. From August 2025 through March 2026, sellers averaged 94.5% of their first asking price. From March 2026 through October 2026, that rose to 96.9%. Timing your close for spring is not a guarantee, but the data says it is worth planning for.

Right now, none of the 219 homes for sale have dropped their price yet

There are 219 homes for sale in Vibes Pro right now. Not one of them has dropped their price yet. That is 0% with a cut. At the recent pace of about 67.7 sales a month, all of them would be gone in 3.2 months. Under 4 months of supply generally favors sellers.

That said, bidding wars have gone quiet. The last home that sold 3% or more over its asking price went under contract on August 15. In the 47 days since, 39 lived-in homes went under contract and none cleared that bar. The biggest bidding war in the whole file pushed $47,736 over asking. That kind of result is not happening right now.

One fair note: homes that went under contract in the last few weeks have not closed yet, so they are not counted. The picture could shift a little as those sales finish.

What sellers and buyers should each do with this

If you are selling, your best shot at full price is a home in the $500,000 to $650,000 range, priced right the first time, and closed in spring. Sellers who priced between $500,000 and $600,000 got 96.5% of their first asking price, the best result in the file. Sellers who priced above $750,000 got 95.5%. That difference is real money. Do not start high and plan to come down: the data says your first price is the one that sticks closest to your final number.

If you are buying, the market still leans toward sellers at 3.2 months of supply, but full-price offers are not always required. The typical home sold for 95.9% of what it first asked, which means there is usually room to negotiate. Rates are not helping: the 30-year fixed averaged 7.28% as of October 1, 2026, up from 6.34% a year ago, according to Freddie Mac's weekly rate survey. That makes your offer price matter even more. Know what range you are shopping in before you write a number.