Two Medians, One ZIP Code: What South Barton Creek Pricing Really Says in 2026
July 9, 2026
July 9, 2026
Open two market reports on 78735 this month and you will get two different answers. One says the median fell 18 percent year over year. The other says values in Barton Creek proper are up about 3 percent. Both are sourced from MLS data. Both are current. Only one of them describes the house you are actually buying or selling.
The reason those numbers disagree is the whole point of this post, and it is the reason a portal median is a poor tool for pricing a home inside the gates.
Here is what the June 2026 data actually shows for the same ZIP code, pulled from two separate analyses of ACTRIS.
| Source & window | Geography | Median or average | YoY change |
|---|---|---|---|
| Team Price, YTD 2026 vs. 2025 | 78735 (all SFR) | $1,246,905 median | down 18.1% |
| Keenan Group, trailing 12 months as of Jun 19, 2026 | 78735 (all SFR) | $900K median | n/a in that view |
| Seely Group, Q1 2026 | Barton Creek proper | $2.18M to $2.22M average | up 3.1% |
| Keenan Group, live snapshot | Barton Creek proper only | $2.9M median sold | n/a |
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