Blanco buyers paid more per square foot over the twelve months ending October 15, 2026, $258 against $243 the twelve months before, even though the town reads as a buyer’s market overall. That is the reading for the town as a whole. A price point changes which market a home is in, and in my read the last three months hold too few sales to stand alone.
Sources: Unlock MLS, pulled October 16, 2026.
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
9 Blanco homeowners have trusted my real estate team to sell their home in the MLS, and that count doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
Every number on this page comes from Unlock MLS and is dated in the box at the top of the page.
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Blanco is a buyer’s market over the past twelve months: homes closed at 92.8% of their original asking price across 35 sales. That is the reading for the town overall, and it covers Rockin J Ranch, the busiest subdivision by closings, along with every other street in town. A price point changes which market a home is in.
Only 8 homes closed in the last three months, which is too few to carry a reading by itself, so I read the twelve months and use the quarter as a check. The quarter lands on the same side.
Supply agrees. Blanco has 12.4 months of inventory against 6.0 for the Austin metro, and months of inventory is the time every home now listed would need to sell if no new listing arrived. The chart below sets Blanco beside Johnson City, Wimberley and the metro.
The table sets the last three months in Blanco beside the Austin metro, from days to contract to the share of homes for sale that have already come down.
Table 1. Blanco compared with the Austin metro. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. “Failed to sell” means the listing expired or was withdrawn without selling. Source: Unlock MLS.
| Measure | Blanco | Austin metro |
|---|---|---|
| Homes sold | 8 | 8,186 |
| Median sale price | $545,575 | $405,000 |
| Median days on market | 125 days | 56 days |
| What homes sold for relative to their initial asking price | 90.6% | 94.3% |
| Price per square foot (median) | $246 | $204 |
| Homes for sale | 33 | 16,289 |
| Months of supply | 12.4 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 15 | 5,425 |
| Share of listings that failed to sell | 65.2% | 39.9% |
| Active under contract | 8 | 1,416 |
| Pending | 4 | 2,034 |
| New listings in the last 90 days | 13 | 12,212 |
| Homes for sale priced below their original asking price | 22 (66.7%) | 58.9% |
Beside those rows sits the share of listings that failed to sell. Its definition, with the metro’s share, is on Why aren’t homes selling in Blanco? What sellers asked first and what buyers paid.
The longer record agrees with the quarter: on twelve months of sales Blanco carries 11.3 months of inventory, against 5.6 for the metro.
Johnson City sits above Blanco on supply, 13.7 months, and reads as a buyer’s market, while Wimberley sits at 12.6 and reads balanced. Each town is its own market, and so is each price range inside it.
Price per square foot is the first number I check. It was $258 over the past twelve months, against $243 over the twelve months before.
The median sale price went the same way, $536,000 against $468,450 over those two periods. A few large or small houses can move a median when the base is this small, which is why the square-foot figure comes first.
Fewer homes closed over the past twelve months than over the twelve months before, 35 against 40.
How a buyer weighs your asking price against those sales is on What is your Blanco home worth to a buyer who has watched the listings around it come down?
Very little. Builders hold 6.1% of the 33 homes for sale, under two builder names, Herradura Homes and Tejas Heritage Homes, and the MLS shows Greenlawn Place and Provedor Ranch as the communities with builder listings. This is a market of resales competing with resales.
The sales side looks the same. None of the homes that closed in the last three months was a new build, and over the past twelve months new builds were 2.9% of closings.
Who else a buyer may tour, and in which price ranges, is on Homes for sale in Blanco, TX: which listings compete with a resale at your price?
One risk is pricing against listings that have already conceded. Most of the homes for sale have come down from their first price, and yours would open beside them.
Another is the wait. How long Blanco homes took to reach a contract, and what the ones that closed did, are on Why aren’t homes selling in Blanco? What sellers asked first and what buyers paid.
A third is a price range with little behind it. Over the past twelve months, only $550,000 to $599,999 has the five sales I want before I give a range its own reading, and it reads balanced.
One quarter can mislead as well: 8 homes closed in the last three months, against 7 in the same three months a year earlier. What that means for timing is on Should you sell your Blanco home now, or wait? Homes are still going under contract.
Pick the page that matches the question you keep asking yourself. For timing, read Should you sell your Blanco home now, or wait? Homes are still going under contract. For the homes around yours, read Homes for sale in Blanco, TX: which listings compete with a resale at your price? For a neighbor’s listing that has sat for months, read Why aren’t homes selling in Blanco? What sellers asked first and what buyers paid. For your number, read What is your Blanco home worth to a buyer who has watched the listings around it come down?
Thirty-five sales over twelve months is a small base, so your price range and your street matter more here than the town picture does. Run your address to see where your street sits.
Every page for Blanco sellers is listed at the bottom, from timing to worth.
A seller in Rockin J Ranch or The Divide prices against a short list of nearby sales and meets buyers who have seen other listings come down. The first price is the part a seller controls, and the neighbors have already shown where they landed.
For your house, then: which homes would a buyer see beside it at your first price, and what in yours gives a reason to stop there first?
If you cannot tell what a buyer’s market means at your price, start by seeing what your home would be measured against. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Blanco arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 9 homes sold by Watters International Realty in Blanco (Unlock MLS, all time).
Chris Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
Blanco’s listings show that gap. With 12.4 months of inventory, sellers here are waiting on buyers, and most of the homes for sale have already come down from their first price.
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 16, 2026. 9 homes sold by Watters International Realty in Blanco (Unlock MLS, all time). Primary records used: Unlock MLS (ACTRIS) listing and closing records via MLS Grid for Residential properties in the MLS city of Blanco; the Blanco County Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Blanco builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Blanco has no neighborhood pages yet; the data block carries no ZIP-by-ZIP breakdown, so this page gives none; the MLS does not record why an individual listing failed to sell; and with 8 closings in the last three months, any single-quarter figure is a thin read.
You get the listings a buyer would set beside yours, which of them have already come down, and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
