Burnet carries 9.5 months of inventory in the three months ending October 15, 2026, more than Marble Falls or Bertram carry.
In my read, the reason is price: Burnet homes closed at a smaller share of original asking than homes in either town, and only the $300,000 to $349,999 range reads balanced for that range, so the town reads as a buyer’s market while a price point changes which market a home is in.
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
50 Burnet 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.
What these numbers mean if you are selling is on Is Burnet a hard place to sell when so many homes are below their first price?
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.
Table 1 puts Burnet and the Austin metro side by side, and the chart below it shows months of inventory. Burnet’s price per square foot sits close to the metro’s, while its homes close at a smaller share of original asking.
Table 1. Burnet 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 “Failed to sell” means the listing expired or was withdrawn without selling.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 | Burnet | Austin metro |
|---|---|---|
| Homes sold | 52 | 8,186 |
| Median sale price | $332,500 | $405,000 |
| Median days on market | 96 days | 56 days |
| What homes sold for relative to their initial asking price | 91.2% | 94.3% |
| Price per square foot (median) | $202 | $204 |
| Homes for sale | 165 | 16,289 |
| Months of supply | 9.5 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 40 | 5,425 |
| Share of listings that failed to sell | 43.5% | 39.9% |
| Active under contract | 14 | 1,416 |
| Pending | 13 | 2,034 |
| New listings in the last 90 days | 83 | 12,212 |
| Homes for sale priced below their original asking price | 93 (56.4%) | 58.9% |
The closed sales, the pipeline and the months of inventory bear on whether to list now, which is the subject of Should you list your Burnet home this fall, or wait for a better price?
Median price, price per square foot and the share of original asking that buyers paid are read beside a new home on What would a buyer put on the contract for your Burnet home this month?
Days to contract and the listings that failed to sell are explained on Why do Burnet homes wait so long for a contract, and which ones go fast?
The competition, meaning homes for sale, price cuts and new listings, is the subject of Is the builder down the road really your biggest Burnet competitor? The whole Burnet story is on Is Burnet a hard place to sell when so many homes are below their first price?
78611 is the ZIP code Burnet sits in, and Table 2 shows it reading almost like the town.
Table 2. Burnet by ZIP code, covering the whole ZIP, 90 days ending October 15, 2026. Your price range can put you in a different market than the ZIP as a whole. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market | Homes that cut their price | New builds for sale |
|---|---|---|---|---|---|---|---|---|---|
| 78611 | 52 | $332,500 | 96 days | 91.2% | 166 | 9.6 | buyer’s market | 94 (56.6%) | 37 of 166 |
Builders account for nearly the same share of the ZIP’s homes for sale as of the town’s. Which builders list where is on the competition page linked above.
Table 3 gives each period its own row: the same 90 days last year, the past twelve months and the twelve months before. The price-per-square-foot direction and what it means for timing are on Should you list your Burnet home this fall, or wait for a better price?
Table 3. Burnet sales in each period. Each row stands on its own. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 15, 2026 | 52 | $332,500 | 96 days | 91.2% | $202 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 41 | $469,000 | 88 days | 91.5% | $238 |
| Twelve months ending October 15, 2026 | 206 | $339,898 | 82 days | 91.3% | $204 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 176 | $352,405 | 92 days | 93.6% | $220 |
All three nearby towns read as a buyer’s market for the town overall, and each reading is for that town only, since a price point changes which market a home is in. Burnet carries the most months of inventory of the four and closed at the smallest share of original asking, as Table 4 shows.
Table 4. Nearby towns, 90 days ending October 15, 2026. Source: Unlock MLS.
| Town | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| Burnet | 52 | $332,500 | 96 days | 91.2% | 165 | 9.5 | buyer’s market |
| Marble Falls | 47 | $344,900 | 65 days | 93.9% | 126 | 8.0 | buyer’s market |
| Bertram | 42 | $285,500 | 55 days | 93.5% | 82 | 5.9 | buyer’s market |
| Liberty Hill | 258 | $499,900 | 81 days | 91.7% | 495 | 5.8 | buyer’s market |
Table 5 lists the price ranges that have enough recent sales to read. A range needs at least 10 sales in the last 90 days to appear, and in Burnet only one clears that bar.
Table 5. Burnet homes by price range. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. A range is a seller’s market when homes sell for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Each reading is for that price range only; a different price point changes which market a home is in. Only price ranges with at least 10 sales in the last 90 days are shown. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $300,000 to $349,999 | 15 | $310,000 | 32 | 20 | 14 | 6.4 | balanced |
Homes in the $300,000 to $349,999 range closed at 96.0% of original asking, which is balanced for that range, while the town reads as a buyer’s market. Every other range with at least 5 closings over the twelve months has a reading on that longer basis, and each reading below is for that range only:
Choosing between listing now and waiting, range by range, is the subject of Should you list your Burnet home this fall, or wait for a better price?
The tables are rebuilt from a fresh MLS pull each time the pages are refreshed, and the pull date for this edition is in the last-updated line near the top.
The tables average a whole town and ZIP code, and one house is a single sale inside that average. Run your address and I compare it with the homes a buyer would weigh it against.
Everything above measures Burnet and 78611 in aggregate. It does not show the listings a buyer would tour on the afternoon they see yours, such as a finished new home in Creekfall, or where your price would land among them.
Table 5 gives a three-month reading for only one range, so for most homes the walkthrough supplies the rest.
If you are not sure which of these numbers applies to your house, start with the homes a buyer would weigh against it. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Burnet arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 50 homes sold by Watters International Realty in Burnet (Unlock MLS, all time).
Chris’s position, WIR positions library, approved September 9, 2026.
Months of supply is the number I watch. It means: if no more homes came on the market, how long would it take to sell everything listed at the pace homes are selling now. Seven-plus months sounds bad and for the average listing it is.
Read it beside the share of original asking that buyers paid, because that share is what sets the reading for a price range.
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. 50 homes sold by Watters International Realty in Burnet (Unlock MLS, all time).
You get the competing listings near you, how your part of Burnet compares with the town, 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.
