Yes, now is a workable time to sell in Lagos, as long as you price against the new Pulte homes for sale nearby. Over the last 90 days, Lagos homes in Manor sold for a median 94.6% of their original asking price, which makes Lagos a balanced market. That describes the neighborhood as a whole, and the market your own home is in depends on its price and how it stacks up against the new builds. Supply in Lagos is tight at 2.3 months, much tighter than across Manor, yet buyers here pay about the same cents on the dollar as in the rest of town. Most of what sells here is new construction, and I would set a Lagos resale price from the builder’s current homes first and the recent resales second.
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
123 Manor homeowners have trusted my real estate team to sell their home in the MLS, and that count does not include a single buyer my team has represented. Everything on this page comes from the same MLS record I use to price those homes.
Lagos buyers have paid about ninety-five cents on the dollar of the first asking price in every period I track, and the chart puts the three periods side by side.
Buyers paid 94.2% of original asking in the prior twelve months and 94.4% in the last twelve months, which means the gap between first price and sale price is about where it was a year ago. I build that gap into the first pricing conversation I have with a Lagos owner.
The most recent three months rest on 14 closings, enough for a real median. Those months fall mostly in summer, the strongest selling season, yet the share of asking in that stretch sits only slightly above the twelve-month figure, and I treat the two as the same market.
Price per square foot in Lagos fell from $169 in the prior twelve months to $166 in the last twelve months. I use price per square foot for direction because the median price moves with whichever floor plans happened to close in a given stretch.
The homes that sold also got smaller, with the median living area going from 2,514 square feet in the prior twelve months to 2,252 in the last twelve months.
Smaller homes usually sell for more per square foot, because the lot is a fixed cost spread over fewer square feet. Price per foot fell anyway, and I read that drop as buyers paying less for the same kind of home.
The most recent three months came in at $164 per square foot. That window overlaps the last twelve months, and I read it as part of the same level.
I see the same pressure in the homes for sale today, where five of the nine Lagos listings have already come down from their original asking price.
Lagos homes are taking longer to go under contract than a year ago, with the median rising from 52 days in the prior twelve months to 64 days in the last twelve months. I measure that as cumulative days to contract, which keeps counting when a home comes off the market and is listed again.
For an owner, the slower pace means more weeks of carrying the home and keeping it ready for showings before a buyer commits, and I put that time into the plan from the first day.
The most recent three months came in at 58 days to contract. When I plan a Lagos listing, I still build the calendar around the twelve-month figure because it covers every season.
Most of what sells in Lagos is new construction, with 32 of the 46 closings in the last twelve months coming from builders.
Pulte Homes has four of the nine homes for sale in Lagos right now. A buyer who tours your house can walk through a brand-new Pulte home in the same neighborhood that afternoon.
I price a Lagos resale against those new homes first and against comparable sales second. There were 14 resales in the last twelve months, and that is the full set of comparable sales I have to work with here.
Lagos has far less supply than the rest of town, where Manor as a whole has 6.0 months of homes for sale.
Buyers still paid about the same share of asking in both places. Over the last twelve months, Lagos homes sold for 94.4% of original asking and Manor homes for 95.0%, and I read that as builder competition holding Lagos prices in line with the rest of town even with tighter supply.
Price per square foot over the last twelve months was $166 in Lagos and $169 across Manor. Lagos homes that sold were larger and newer than the Manor median, and larger homes usually cost less per foot, which explains part of that gap. Even so, a buyer here is not paying extra per foot for a brand-new home, and I would not price yours as if they were.
When my team walks through your home for a Home Competitor Analysis, you learn:
No obligation. The report for Lagos comes first. Then I walk the home with you before we talk about price.
If your home was built recently and Pulte is still selling new homes near you, I would tour the builder’s current listings before setting your price, because those are the homes your buyer walks through the same weekend. Your home is move-in ready today with no wait for construction, and I would price it close to the new homes it competes with so that advantage gets weighed.
If your home is one of the older homes in Lagos, you are in a small group, since 9 of the 46 twelve-month sales were older homes like yours. I would handle repairs before listing, because your buyer is comparing your house with one nobody has lived in.
If you are already listed and have not had an offer, you are in the same spot as most of the homes for sale here, which have already come down from their first price. I would set your next price from the Lagos resales closest to your home’s size and condition and check it against the Pulte homes buyers are touring now. I would rather make one cut set from those comparable sales than several small round-number cuts.
The Home Competitor Analysis shows the homes you would have to beat, what they are asking, how long they have been on the market, which have cut their price, and how your home may compare.
Sources: Unlock MLS (ACTRIS) via MLS Grid, my analysis, pulled October 15, 2026. The neighborhood is the MLS subdivision name, combined across 3 recorded spellings and section names. Homes are counted by closing date. Prices as a share of original asking use each home’s original list price.
Last updated October 15, 2026. Closings: twelve months ending October 15, 2026 and the 90 days ending October 15, 2026. Homes for sale: as of October 15, 2026.
