Granite Shoals reads as a buyer’s market for the three months ending October 15, 2026, with homes closing at 91.6% of original asking. The sales that carry the town split between older homes in Bel Air Sherwood Shores and newer ones in Live Oak, and most of the homes for sale have already cut. In my read, a seller here prices against listings that have already come down, and 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
12 Granite Shoals 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.
Granite Shoals is a buyer’s market overall on the rule I use, which reads a market from what buyers paid against original asking. Homes closed at 91.6% of original asking over the last three months, and the town carries 7.9 months of inventory against 6.0 for the Austin metro. Months of inventory means how long it would take to sell every home on the market if no new ones came on. That is the reading for the town as a whole, and a price point changes which market a home is in.
Bel Air Sherwood Shores leads the town’s sales over the past twelve months. The typical home that sold there was built in 1975 and went for $695,000.
Live Oak is among the busiest places to sell too, and it is a community where builders list homes. The typical home that sold there was built in 2020 and went for $315,000. One town reading covers both, which is why I would not price a home from the town reading alone.
Marble Falls, Burnet and Spicewood are all buyer’s markets on the same rule over the same three months. Granite Shoals carries the least inventory of the four, with Marble Falls next at 8.0 months and Burnet and Spicewood higher still.
On what buyers paid against original asking, Granite Shoals sits between Burnet at 91.2% and Marble Falls at 93.9%, with Spicewood lowest at 90.2%. Each of those places is its own MLS city, and each reading is for the town as a whole.
The scoreboard below sets the last three months for Granite Shoals beside the Austin metro. Sale price against original asking is the figure I read first, and months of inventory sits beside it as support.
Table 1. Granite Shoals 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 | Granite Shoals | Austin metro |
|---|---|---|
| Homes sold | 19 | 8,186 |
| Median sale price | $573,000 | $405,000 |
| Median days on market | 113 days | 56 days |
| What homes sold for relative to their initial asking price | 91.6% | 94.3% |
| Price per square foot (median) | $382 | $204 |
| Homes for sale | 50 | 16,289 |
| Months of supply | 7.9 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 12 | 5,425 |
| Share of listings that failed to sell | 38.7% | 39.9% |
| Active under contract | 4 | 1,416 |
| Pending | 2 | 2,034 |
| New listings in the last 90 days | 22 | 12,212 |
| Homes for sale priced below their original asking price | 28 (56.0%) | 58.9% |
Most of the homes for sale have already cut, and the last row of the table sets that share beside the metro’s.
Sales are up on the twelve-month figures. Granite Shoals closed 52 homes in the past twelve months, against 29 in the twelve months before.
How the price of a square foot compares with a year ago, and what that means for your own number, is on Selling in Granite Shoals? What your home is worth in Woodland Hills or Live Oak
How the last three months compare with the same three months last year is on Sell your Granite Shoals home now, or wait? Sales are up, but from a small base
Builders are a small part of it. The MLS shows 7 builder listings among the 50 homes for sale, from 4 builder names, so a seller here is mostly measured against other resales. Which builders list, and in which communities, is on What is your Granite Shoals home competing against, and who has already cut?
The homes that sold lean older too. More of the homes that closed in the last three months were built before 2000 than in any later period, which fits a town with established streets such as Bel Air Sherwood Shores.
The first is a first price that assumes the market will meet you. Most of the homes that closed in the last three months closed below their original asking price, and most of the homes for sale have already cut.
The second is a long wait. Most of the homes that sold took more than 90 days to reach a contract, and why that happens is on Why do homes wait longer for a contract in Granite Shoals than Marble Falls?
The third is a price range with little to read. Only two ranges carry a reading, and both rest on the twelve-month basis.
The $250,000 to $299,999 range reads balanced on that basis.
The $300,000 to $349,999 range reads as a buyer’s market on the same basis, matching the town over those twelve months. Each had fewer than 10 sales in the last three months, so neither has a three-month reading. Range by range, the timing question is on Sell your Granite Shoals home now, or wait? Sales are up, but from a small base
Start with the question that is bothering you most. If it is whether to list this fall, read Sell your Granite Shoals home now, or wait? Sales are up, but from a small base If it is the listings around you, read What is your Granite Shoals home competing against, and who has already cut? If a neighbor’s home has been up for months, read Why do homes wait longer for a contract in Granite Shoals than Marble Falls? If you want to price a home, read Selling in Granite Shoals? What your home is worth in Woodland Hills or Live Oak
The town picture is a starting point, and your home decides how well it fits. Run your address to see your part of Granite Shoals.
Every page that helps you decide what to do in Granite Shoals is linked in the list at the end of this page.
A seller in Bel Air Sherwood Shores and a seller in Live Oak read the same town and meet different buyers. A listing is decided by the price it opens at and by the homes that have already cut beside it.
So for your house: at the price you would open at, which homes would a buyer compare it with, and has any of them already come down?
If you worry that your home will join the listings that have already cut, start by seeing what it would sit beside. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Granite Shoals arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 12 homes sold by Watters International Realty in Granite Shoals (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.
Buyers are closing in Granite Shoals, with 52 homes sold over the past twelve months against 29 in the twelve months before. Most of the homes now for sale started higher, which is the gap between what sellers want and what buyers pay.
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. 12 homes sold by Watters International Realty in Granite Shoals (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 Granite Shoals; the Burnet Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Granite Shoals builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Granite Shoals has no neighborhood pages yet; and the MLS does not record why an individual listing failed to sell.
You get the listings near you, what recent Granite Shoals sales show, 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.
