Whisper Valley is the master-planned community inside Manor’s 78653 where the builder is still selling next to the resales. In the 90 days ending September 8, 2026, 10 homes closed there at a median sale price of $349,900 while 28 sat for sale, which is 8.4 months of inventory. Our read is that a resale owner inside the community competes with their own builder’s specs, and an owner elsewhere in 78653 competes with a finished house standing at their price.
Whisper Valley, in Manor’s 78653, had 10 homes close in the 90 days ending September 8, 2026 at a median sale price of $349,900 and a median of 269 cumulative days on the market. On September 9, 2026 it had 28 homes for sale and 8.4 months of inventory. Pacesetter publishes finished homes in the community from $242,900 to $419,900 with at least 9 move-in ready, so a resale owner there sells beside the builder’s own specs, and the ZIP’s $330,000 median sale price sits inside that published range. What changes it for you is whether you own inside the community and, if not, whether your likely price lands inside that range.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 9, 2026; WIR New Construction Inventory tracking; Whisper Valley master association FAQ; Freddie Mac PMMS; Travis Central Appraisal District.
The wider Manor story is on the Manor, TX real estate market report, and every figure on this page is tabled on the 78653 housing market report.
Last updated September 9, 2026. Sales data covers the 90 days ending September 8, 2026 (Unlock MLS via MLS Grid); listing inventory as of September 9, 2026; builder pricing and incentives read September 8, 2026.
The master association FAQ, which the developer publishes and WIR read on September 8, 2026, describes a community of over 2,062 acres planned for approximately 5,000 single-family homes plus 2,500 multifamily units, with 700 acres of green space. The homes carry the developer’s EcoSmart package, geothermal plus solar, and the FAQ puts HERS ratings typically at 25 or below, averaging 16, against about 60 for a standard new home. A lower HERS number means less modeled energy use, and it is on the flyer a buyer carries from the model home into your resale.
The same FAQ places the community in Del Valle ISD, with the high school opening in fall 2027 as the developer publishes it, even though the mailing address says Manor. That is a district-boundary fact, and it belongs in your listing paperwork. Master association dues are $82 a month, billed quarterly at $246, with increases capped at 10% a year.
The FAQ states that a public improvement district assessment applies to each lot, that the amount is based on lot size, and that it runs roughly 25 years while the bonds are outstanding. It is tied to the lot, so it stays with the property through a sale, and WIR does not publish a per-lot dollar figure. A buyer’s agent will ask about it in writing, usually alongside the school district, and both belong in the disclosure before the listing goes live.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID assessment on your lot, or what the November 3 bond would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What WIR can tell you is what a buyer would pay.
On the MLS, the Whisper Valley subdivision rows show 10 closings in the 90 days ending September 8, 2026 at a median sale price of $349,900 and a median of 269 cumulative days on the market. On September 9 the subdivision had 28 homes for sale and 8.4 months of inventory. Over the twelve months ending September 8, 53 homes closed at a median of $399,000 and 183 days, with 6.3 months of inventory. Months of inventory means: if no more homes came on the market, how long it would take to sell everything listed at the current pace. Chris’s rule beside it: the right company sells faster than the average listing.
Our read of the 269 days is builder specs that sat. A builder lists a house on the MLS while it is still going up, and the cumulative day count runs from that date, so a spec listed early and closed late carries every one of those days into the median. A resale owner in Whisper Valley should not read 269 as their own likely timeline, and should not ignore it either: the finished houses behind that number are the ones a buyer tours the same afternoon as theirs.
The WIR New Construction Inventory sheet, read September 8, 2026, shows Pacesetter Homes at 9900 Petrichor Blvd publishing finished homes from $242,900 to $419,900, 1,149 to 2,184 square feet, with at least 9 move-in-ready specs and an HOA of $82 a month plus the PID. The builder advertises a rate as low as 4.99% (terms apply, subject to change) against the Freddie Mac survey rate of 6.71% on September 3, 2026. The MLS counts Pacesetter at 10 active listings across Whisper Valley and Village at Manor Commons together, while the sheet’s at least 9 is the builder’s own count of finished homes in Whisper Valley; this page uses the MLS for counts and the sheet for terms. If you own a resale inside the community, that spec list is your competition, priced by a builder who can move the buyer’s rate in a way you cannot. Why a builder can do that, and Chris’s position on what builder supply does to a resale market once it passes five to six months, is on is new construction hurting Manor resale values?
It is part of the reason 78653 carries the supply it does. On September 9, 2026, 147 of the 367 homes for sale in the ZIP were builder listings, the ZIP sat at 7.5 months of inventory against 5.4 for the Austin metro, and Whisper Valley is one of the communities where that builder inventory stands. The 78653 median sale price of $330,000 sits inside Pacesetter’s published Whisper Valley range, so a buyer touring a resale at the ZIP’s median can stand in a finished new house at that number the same afternoon. The full list of builders, communities and prices a Manor home competes with is on what is your Manor home competing against right now?
What that does to the number a buyer pays for your home is on what is your Manor home worth next to a brand-new house? Chris’s read on why so many buyers are on the sidelines, the pent-up demand and affordability position, opens the Manor, TX real estate market report. If you own acreage, or your likely price sits above $420,000, Pacesetter’s published range does not reach you, and that decision is on should you sell acreage or a higher-priced home in Manor now, or wait?
It does if you own a resale inside Whisper Valley, because the buyer touring your house has at least 9 finished Pacesetter specs to see the same day, with a builder warranty and an advertised rate you cannot match. It does if your home is elsewhere in 78653 and your likely price lands between $242,900 and $419,900, because a finished house at your price is standing whether or not you can see it from your street. It does if your kitchen and baths read as an older generation next to a spec. If that is you, the fastest way to know is to run your address.
It does not, or far less, if your likely price sits under $250,000: new builds are 4% of the homes for sale between $200,000 and $249,999, and Pacesetter’s published range starts at $242,900. It does not if you own acreage or a home above $420,000, where the Whisper Valley range stops and the competition is a different set of listings. And it competes less if you own a lot, a mature street, or a location a builder cannot reproduce, the things a spec’s payment cannot buy. If you do not know your likely price, start with what your Manor home is worth next to a brand-new house.
The developer’s documents set the condition and the builder sheet sets the range. Your house decides the rest: inside Whisper Valley or across the ZIP, inside $242,900 to $419,900 or outside it, and how your lot and condition look next to a finished spec. That leaves one question. A finished house at your price is standing in 78653 right now. What does your house do better than that spec, and what would it cost to make that true before it goes live?
Whether the specs in Whisper Valley are the houses your buyer tours instead of yours depends on where you own, what your home would list for, and how it reads next to a finished new build. Give us your address and we run the process behind this page against your actual property. You get:
No obligation. An analyst runs your address, your part of 78653, and the timeline you name. Estimates are estimates; nothing here promises a price, a timeline, or an outcome. 118 homes sold by Watters International Realty in 78653.
Watters International Realty is a Texas real estate brokerage based in Austin, with Chris Watters as broker of record. This page is written from ACTRIS data pulled through MLS Grid and analyzed by WIR on September 9, 2026, and from the WIR New Construction Inventory sheet. 118 homes sold by Watters International Realty in 78653.
It stays with the lot. The developer’s published FAQ describes the Whisper Valley PID assessment as based on lot size and running roughly 25 years while the bonds are outstanding. A buyer who purchases your home takes the lot with the assessment attached, and it appears in the disclosure a buyer’s agent will ask you for. WIR does not publish a per-lot dollar figure, and whether any amount comes due at your own closing depends on your parcel’s record and your settlement statement, which is a question for a tax professional and the Travis Central Appraisal District.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID assessment on your lot, or what the November 3 bond would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What WIR can tell you is what a buyer would pay.
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No obligation. Estimates are estimates; nothing here promises a price, a timeline, or an outcome.
