Circle C Ranch home prices are holding steady and homes are selling faster than they did a year ago. Over the last 12 months (Sept. 27, 2025 to Sept. 26, 2026), 172 homes sold in Circle C subdivisions at a median price of $788,000, up 5.6% from $746,250 the year before, according to Unlock MLS data. The median home went under contract in 14 days and sold for 98.9% of its list price. With 32 active listings, Circle C has about 2.2 months of inventory… tight for a market where much of Austin has been giving buyers room to negotiate.
By Clay Byrne, Founder and Principal Broker, Byrne Real Estate Group. 29 years selling homes in Austin. Data pulled from Unlock MLS on September 26, 2026.
Circle C Ranch at a Glance (September 2026)
- Median sale price, last 12 months: $788,000 (172 sales), up from $746,250 the prior 12 months
- Median price per square foot: $299
- Median days on market: 14 (down from 19.5 a year earlier)
- Sale-to-list price: 98.9%, and 39 homes (23%) sold above list price
- Inventory right now: 32 active, 5 active under contract, 2 pending… about 2.2 months of supply
- Schools: Austin ISD, including Clayton Elementary, Gorzycki Middle and Bowie High for much of the neighborhood
- Featured listing: 8008 Ladera Verde Dr, 4 bed, 3 bath, 3,124 sq ft in Alta Mira, $899,900
What Is Circle C Ranch?
Circle C Ranch is a master-planned community in Southwest Austin, in ZIP codes 78739 and 78749, stretching along MoPac and Slaughter Lane just north of State Highway 45. Development started in 1982 and the first homes went up in 1986. Today it covers about 7.2 square miles with more than 5,600 homes. The City of Austin annexed it in 1997, so residents have Austin city services and an Austin mailing address while living next to some of the best green space in Central Texas.
Circle C is made up of dozens of smaller sections… Alta Mira, Avana, Greyrock, Hielscher, Park West and the original Phase A, B and C sections among them. Most homes were built between 1988 and 2010, with newer construction in Avana and Greyrock. Lots run about a fifth of an acre on average, and many streets end in cul-de-sacs.
Circle C Amenities
The Circle C HOA runs four pools: the Community Center Pool and Circle C Swim Center on La Crosse Avenue, the Avana Swim Center and the GreyRock Amenity Center. There are six playscapes, a sport court and sand volleyball at the Swim Center, and a community center with a catering kitchen that residents can reserve.
The bigger draw is what surrounds the neighborhood. Circle C Ranch Metropolitan Park, off Slaughter Lane, has soccer fields, basketball courts and trailheads into the Slaughter Creek greenbelt. The Veloway, a 3.1-mile paved loop reserved for cyclists and skaters, sits inside the park. The Lady Bird Johnson Wildflower Center is right next door. For families, that means kids can ride bikes to the pool, practice at the park and never get on MoPac.
Circle C Schools
All of Circle C is in Austin ISD, with a handful of edge sections zoned to Hays CISD. Most homes feed into AISD elementary schools including Clayton, Kiker and Mills, then Gorzycki Middle School and Bowie High School. Austin ISD’s 2026-27 school consolidations closed or merged a group of campuses across the district, and Clayton, Gorzycki and Bowie were not on that list. Always confirm school zoning for a specific address with Austin ISD before you buy.
Circle C Home Prices: Four Years of MLS Data
We pulled every residential sale in subdivisions with “Circle C” in the name from Unlock MLS going back to August 2022… 657 closed sales in all. Here’s how the market has moved.
| Year | Homes Sold | Median Price | Median $/Sq Ft | Median Days on Market | Sale-to-List |
|---|---|---|---|---|---|
| 2022 (Aug.-Dec.) | 52 | $800,000 | $311 | 39 | 99.1% |
| 2023 | 147 | $782,500 | $301 | 18 | 98.8% |
| 2024 | 178 | $782,500 | $295 | 19 | 98.4% |
| 2025 | 147 | $750,000 | $296 | 19 | 99.0% |
| 2026 (Jan.-Sept. 26) | 133 | $799,999 | $300 | 11 | 98.9% |
A few things stand out. Circle C prices dipped in 2025 like most of Austin, then came back in 2026. The 2026 median is back near $800,000, and the median home is going under contract in 11 days, the fastest of any year in this four-year window. Price per square foot has barely moved, staying between $295 and $311 the entire time. That kind of stability is rare in Austin since 2022, and it’s a big reason families keep choosing Circle C.
Circle C Home Prices by Price Range (Last 12 Months)
| Price Range | Homes Sold | Median Price | Median $/Sq Ft | Median Days on Market | Sale-to-List |
|---|---|---|---|---|---|
| Under $600K | 17 | $555,000 | $295 | 27 | 97.5% |
| $600K-$800K | 73 | $716,000 | $295 | 17 | 98.6% |
| $800K-$1M | 53 | $865,000 | $287 | 11 | 100.0% |
| $1M and up | 29 | $1,175,000 | $336 | 11 | 98.6% |
The $800,000 to $1 million range is the strongest part of the Circle C market right now. Homes there sold at a median of 100% of list price in 11 days. That’s the bracket where larger four- and five-bedroom family homes live, and there are never enough of them. Homes under $600,000 took the longest to sell and gave up the most off list price, mostly smaller, older homes that need updating.
What a 4-Bedroom Circle C Home Costs
Over the past 12 months, 46 four-bedroom Circle C homes between 2,800 and 3,500 square feet sold at a median of $872,500, or $286 per square foot, in a median of 13.5 days. If you’re a family looking for room to grow in Circle C, that’s the realistic budget.
Alta Mira at Circle C: The Numbers
Alta Mira is one of the newer sections of Circle C, with homes built between 2005 and 2011 around Via Grande Drive, Ladera Verde Drive, Tornasol Lane, Via Verde Drive and Claro Vista Cove. Homes are mostly two-story stone elevations from 2,500 to 3,400 square feet on lots with mature oaks, and the section is zoned to Clayton Elementary.
- 23 Alta Mira homes sold since August 2022, at a median of $976,000 and $309 per square foot
- Median days on market: 7. When an Alta Mira home is priced right, it goes fast
- Last 12 months: 7 sales ranging from $800,000 to $1,275,000, median $965,000 and $309 per square foot
- Price per square foot over the last 12 months ranged from $251 to $409, depending on updates, pool and lot
Featured Listing: 8008 Ladera Verde Dr, Austin, TX 78739
This is our listing, and it’s one of the best-positioned homes in Alta Mira. It sits on a quiet street within walking distance of Clayton Elementary, and it’s been updated top to bottom by owners who took care of it.
| List price | $899,900 ($288 per sq ft) |
|---|---|
| Bedrooms / baths | 4 bedrooms (2 on the main level, including the primary suite) / 3 full baths |
| Living area | 3,124 sq ft, 2 stories, 2 living areas, 2 dining areas, study and upstairs game room |
| Lot | 0.215 acres (9,344 sq ft), fully fenced, mature trees, automatic sprinklers |
| Built | 2006, stone exterior, new roof and water heater in 2023 |
| Garage | 2-car attached |
| Schools | Clayton Elementary, Gorzycki Middle, Bowie High (Austin ISD) |
| HOA | Circle C HOA, $529 semi-annually |
| Estimated taxes | $15,469 per year (2.1449% rate, per MLS) |
| MLS # | 3905886 |
What’s Been Updated
- Kitchen: painted cabinetry, new countertops, extended island, marble backsplash, floor-to-ceiling pantry cabinet, gas cooktop and updated lighting
- Family room: refreshed mantle with custom floor-to-ceiling built-ins around the fireplace
- Study: custom cabinetry and a built-in desk, ready for working from home
- Bathrooms: painted cabinetry, new hardware, modern fixtures, mirrors and lighting throughout
- Big-ticket items: new roof and new water heater, both in 2023
The layout is what makes this home work for families. The primary suite and a second bedroom are downstairs. Upstairs you’ll find two more bedrooms and a large game room, so the kids have their own space and you have yours. The primary bath has dual vanities, a soaking tub and a separate walk-in shower.
Out back, a stone patio sits under big live oaks, with a full wood fence and plenty of grass for kids and dogs.
How 8008 Ladera Verde Compares
| Comparison | Median Price | Median $/Sq Ft |
|---|---|---|
| 8008 Ladera Verde Dr (list price) | $899,900 | $288 |
| Alta Mira sales, last 12 months (7) | $965,000 | $309 |
| Circle C 4-bed, 2,800-3,500 sq ft, last 12 months (46) | $872,500 | $286 |
| All Circle C sales, last 12 months (172) | $788,000 | $299 |
At $288 a square foot, 8008 Ladera Verde is priced below the Alta Mira median and in line with comparable four-bedroom homes across Circle C… with a new roof, a remodeled kitchen and a Clayton Elementary address. Every home is different, and I’m happy to walk you through the individual comps.
See 8008 Ladera Verde Dr
Call or text Clay Byrne at (512) 942-7880 to schedule a private showing.
Financing? Bring us a written offer from another lender and Buyer’s Rate Mortgage will work to beat it, not just match it. buyersrate.com
Is Now a Good Time to Buy in Circle C?
Here’s how I’d read it after 29 years in this market. Circle C isn’t a neighborhood where buyers get big discounts. Homes sell for close to 99% of list, and the good ones are gone in about two weeks. What’s changed is that there’s more to choose from than there was a few years ago, and sellers of homes that need work are negotiating. If you find an updated home in the right section, at a price in line with the comps, the smart move is to be ready with your financing and make a clean offer.
If you’re selling in Circle C, the data says the same thing from the other side. Updated homes priced right sell in days. Homes that are overpriced sit, and 30 days on the market in Circle C starts to look long to buyers.
Circle C Ranch FAQ: Most Asked Questions
Is Circle C Ranch a good place to live?
Yes, especially for families. Circle C Ranch has four community pools, six playscapes, direct access to the roughly 500-acre Circle C Ranch Metropolitan Park, the Veloway and the Slaughter Creek Trail, and it sits next to the Lady Bird Johnson Wildflower Center. Homes are in Austin ISD and inside Austin city limits, about 12 miles from downtown. Prices have also been among the most stable in Austin, with the median price per square foot staying between $295 and $311 every year since 2022.
What is the median home price in Circle C Ranch?
The median sale price in Circle C was $788,000 for the 12 months ending September 26, 2026, based on 172 sales in Unlock MLS. That is up 5.6% from $746,250 the year before. The 2026 year-to-date median is $799,999, and the median price per square foot is about $299.
How much does a 4-bedroom home cost in Circle C?
Over the last 12 months, 46 four-bedroom Circle C homes between 2,800 and 3,500 square feet sold at a median price of $872,500, or $286 per square foot. Four-bedroom homes in the Alta Mira section sell higher, at a median of about $309 per square foot.
How fast are homes selling in Circle C?
The median Circle C home went under contract in 14 days over the last 12 months, and in 11 days so far in 2026. Homes sold for a median of 98.9% of list price, and 23% of homes sold above list price.
Is Circle C a buyer’s market or a seller’s market?
Circle C leans toward sellers. With 32 active listings and about 14 sales a month, the neighborhood has roughly 2.2 months of inventory, well under the 6 months that usually marks a balanced market. Updated homes priced in line with recent sales still sell quickly, while homes that need work or are overpriced give buyers more room to negotiate.
Is Circle C Ranch in Austin city limits?
Yes. The City of Austin annexed Circle C Ranch in December 1997, so homes have Austin city services, City of Austin property taxes and an Austin mailing address.
What ZIP code is Circle C Ranch in?
Circle C Ranch is in Southwest Austin in ZIP codes 78739 and 78749.
How far is Circle C Ranch from downtown Austin?
Circle C Ranch is about 12 miles southwest of downtown Austin. Most residents take MoPac (Loop 1) north, and the drive typically runs 20 to 35 minutes depending on traffic. State Highway 45 on the south side connects to I-35 and Southwest Parkway.
What schools serve Circle C Ranch?
Most of Circle C is in Austin ISD, served by elementary schools including Clayton, Kiker and Mills, then Gorzycki Middle School and Bowie High School. A few sections are zoned to Hays CISD. None of Clayton, Gorzycki or Bowie were on Austin ISD’s 2026-27 school consolidation list. Always confirm zoning for a specific address with the district.
What are the HOA fees in Circle C Ranch?
The Circle C HOA bills assessments twice a year, and amounts can vary by section. For 8008 Ladera Verde Dr in the Alta Mira section, the Circle C HOA fee is $529 paid semi-annually, or $1,058 a year. Membership includes the community pools, playscapes, sport courts and the community center.
What amenities does Circle C Ranch have?
The Circle C HOA operates four pools (the Community Center Pool, Circle C Swim Center, Avana Swim Center and GreyRock Amenity Center), six playscapes, a sport court, sand volleyball and a community center. Next door, Circle C Ranch Metropolitan Park has soccer fields, basketball courts, the Veloway paved cycling loop and trailheads to the Slaughter Creek greenbelt.
What are property taxes in Circle C Ranch?
Circle C homes pay City of Austin, Travis County, Austin ISD, Austin Community College and Central Health taxes. As an example, the MLS lists a 2.1449% total tax rate and estimated annual taxes of $15,469 for 8008 Ladera Verde Dr. Your bill depends on the appraised value and the exemptions you qualify for, such as the homestead exemption.
How old are the homes in Circle C Ranch?
The first Circle C homes were built in 1986. Most homes sold since 2022 were built between 1988 and 2010, with a median build year of 1999. Newer construction is found in sections like Avana and Greyrock.
What is the Alta Mira section of Circle C?
Alta Mira is a newer section of Circle C with homes built from 2005 to 2011, mostly two-story stone homes of 2,500 to 3,400 square feet near Via Grande Drive, Ladera Verde Drive and Tornasol Lane. It is zoned to Clayton Elementary. Since August 2022, 23 Alta Mira homes have sold at a median of $976,000 and $309 per square foot, with a median of 7 days on market.
How much is 8008 Ladera Verde Dr in Austin?
8008 Ladera Verde Dr, Austin, TX 78739 is listed at $899,900 (MLS #3905886). It has 4 bedrooms, 3 full baths and 3,124 square feet on a 0.215-acre lot in Alta Mira at Circle C Ranch, with two bedrooms on the main level, a study, a game room, a remodeled kitchen and a new roof and water heater from 2023. It is listed by Clay Byrne of Byrne Real Estate Group; call (512) 942-7880 for a showing.
I post about the Austin market, and the strategies buyers and sellers are using right now, every day on Facebook. Follow me at facebook.com/clay.byrne.
About the data: Market statistics are based on residential sales in the City of Austin in subdivisions whose names include “Circle C,” as reported by Unlock MLS for August 18, 2022 through September 26, 2026 (657 closed sales, plus 39 active, active under contract and pending listings as of September 26, 2026). Days on market use cumulative days on market. “Last 12 months” means closings from September 27, 2025 through September 26, 2026. Alta Mira figures include sales with “Alta Mira” in the subdivision name. Information is deemed reliable but not guaranteed and should be independently verified. Listing details for 8008 Ladera Verde Dr are from the MLS and are subject to change; taxes are estimates.
Byrne Real Estate Group is affiliated with Keller Williams Realty, 1801 S. MoPac Expy., Suite 100, Austin, TX 78746. Buyer’s Rate Mortgage, NMLS #2565699. Equal Housing Lender. Rate offers are for qualified borrowers, subject to credit approval and program terms; not a commitment to lend. Buyer’s Rate Mortgage is affiliated with Byrne Real Estate Group, and you are not required to use Buyer’s Rate Mortgage to buy this or any home.
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