Forest Creek Real Estate Market Report
Round Rock TX · Updated April 2026
Forest Creek is not a single market. It's a collection of sections built over three decades by over a dozen builders at a range of price points. Most market reports average everything together and produce a number that describes very little of what's actually happening on specific streets. Here is the section-aware version.
Sources: Realtor.com, Orchard, Ownwell, Williamson County (April 2026). Forest Creek is a small market — monthly snapshots can swing significantly on a single transaction. Effective tax rate varies by exemptions. Deemed reliable but not guaranteed.
The Shift Worth Naming
Forest Creek is in a clear buyer's market as of April 2026. Active inventory is up roughly 54% year-over-year, median days on market has climbed from the mid-30s to ~80 days, and months-of-supply has expanded well beyond the 6-month buyer/seller balance threshold.
Sale-to-list ratio is holding near 98%, which means well-priced homes are still closing close to ask — but the homes anchored to 2022 peak comps are sitting. Price per square foot is essentially flat year-over-year (~$211), so the softness is showing up in days on market and negotiation room rather than headline pricing.
This is a small market. A single transaction can move monthly medians 20–30%. That's why blended averages mislead and why section-specific comps matter more than ever right now.
Section-by-Section Pricing
Golf course lots carry premiums that vary significantly based on orientation, visibility, and fairway proximity. Rob runs builder-specific and section-specific comps on every transaction.
Is Now a Good Time to Buy?
With ~80 days on market and inventory up 54% year-over-year, buyers have meaningful leverage in April 2026 — particularly in entry and mid-range sections where homes anchored to 2022 comps are sitting. Premium sections (Toll Brothers, Drees, golf course lots) have held value better, so you're entering those at a fair-but-not-discounted moment. Inspect thoroughly. Use the longer DOM as negotiating leverage on closing costs and repairs.
Is Now a Good Time to Sell?
Sale-to-list ratio is still ~98% for homes priced correctly on day one — but the penalty for overpricing has gotten steep. Median DOM is now ~80 days and climbing. Premium golf course lots in showroom condition continue to generate interest. Entry-section homes priced on 2022 peak comps are accumulating weeks. Rob prices Forest Creek homes by section, by builder, and by golf course orientation — not by neighborhood-wide blended averages.
Get Your Section-Specific Home Valuation
Rob provides complimentary, section-aware home valuations for Forest Creek sellers. No blended averages. No obligation.
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