Waiting for a better price has not paid off in Burnet: price per square foot was $204 over the twelve months ending October 15, 2026, against $220 in the twelve months before. In my read, list this fall if your home is move-in ready and you price it to the last three months of closings, because a finished new home in Creekfall is likely on your buyer’s tour the same afternoon. Wait only to finish repairs an inspector would flag, and get the walkthrough first if your price range reads differently from the town.
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?, and every number on this page is also broken out in the tables on Why does Burnet carry more months of inventory than Marble Falls or Bertram?
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.
Burnet closed 52 sales in the last three months, against 41 in the same three months last year, so buyers are active. A seller who held out for last year’s number has not been rewarded for it. The chart below sets this season beside the same season a year ago.
Over the past twelve months homes closed at 91.3% of original asking, and the twelve-month basis carries 9.6 months of inventory. The town reading holds on both bases, which I take as a sign the last three months are not a one-season quirk.
Buyers are still choosing homes in Burnet. Right now 14 homes are active under contract and another 13 are pending, so those buyers have picked a house and the sales are moving toward closing.
Those counts are a snapshot of one day, so I read them as proof that buyers are active and not as a forecast of the next three months.
The town reads as a buyer’s market overall, and a price point changes which market a home is in. Only one range, $300,000 to $349,999, had enough sales in the last three months to read on its own.
Table 1. 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 |
That range reads balanced, with homes closing at 96.0% of original asking, and the reading is for that range alone. In my read, builders shape it, since they hold most of the homes for sale in it.
Other ranges read from the twelve months, and the list below covers the ones that differ from the town or call for care. How new homes and resales compare on speed is on Why do Burnet homes wait so long for a contract, and which ones go fast?
Cuts are common enough in Burnet that a buyer who has watched listings for a few weeks knows an opening price is negotiable. In my read, a seller who opens at a price the closings support starts that negotiation from a number the buyer recognizes, and a seller who opens high starts it from a number the buyer expects to see cut.
The counts of homes that have cut, and how long they have been listed, are on Why do Burnet homes wait so long for a contract, and which ones go fast?
Builders affect timing most near their own communities. As of October 16, 2026, Meritage Homes and D.R. Horton list the most new homes in Burnet, and builders also list in Creekfall, Vanishing Texas and Highland Oaks.
A resale seller near those communities starts beside a finished home, which is a reason to price against what has closed. Which builders ask what, and where, is on Is the builder down the road really your biggest Burnet competitor?
The town reads one way overall, and a home’s own price range can read another, so I start by placing the home in its range. If that is you, the fastest way to know is to run your address.
What a buyer would pay for a resale beside a new home is on What would a buyer put on the contract for your Burnet home this month?
Burnet sellers meet a town that leans to the buyer, one range that reads balanced, and new homes in Creekfall and other builder communities that a buyer can walk through on the same tour. The range your home sits in decides which of those facts applies to you.
For your home, the question is this: at the price you would open at, which homes would a buyer tour that afternoon, and would yours be the one they choose?
If you cannot tell whether to list this fall or hold off, start by seeing what your home would be up against at its price. 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).
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 fast homes like yours have been selling, 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.
