As of October 16, 2026, builders hold 14.0% of the 50 homes for sale in Granite Shoals, so your home mostly competes with other resales, and most of those have already cut their price. In my read, a resale here is judged on condition, price position and the cuts already on the street, and builders list homes in Greencastle, Live Oak, Sherwood Shores and Tanglewood.
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.
Builders are a small part of the Granite Shoals market. The MLS shows 7 builder listings among the 50 homes for sale, from 4 builder names, and the table below lists all four.
Table 1. Builder listings in Granite Shoals by builder name on the MLS record, as of October 16, 2026; 7 builder listings of 50 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Casaperio | 2 | $279,000 to $309,000 | $294,000 |
| Hensel Homes | 1 | $445,000 to $445,000 | $445,000 |
| New Creations Remodeling | 1 | $359,900 to $359,900 | $359,900 |
| Tandem Builders | 1 | $435,000 to $435,000 | $435,000 |
Casaperio has the most, with two listings asking $279,000 to $309,000. Hensel Homes, Tandem Builders and New Creations Remodeling list one home each, and the builder asking range as a whole runs up to $1,150,000.
These listings are new to the market. Builder listings have been up a median 6 days, against 110 days for the resales, which makes them the newest listings on the market.
Builder listings sit in four communities: Greencastle, Live Oak, Sherwood Shores and Tanglewood. Live Oak and Tanglewood also have the most homes for sale of any subdivision, 6 each, so a listing in either one starts beside the most supply.
Table 2. Granite Shoals subdivisions by closings in the twelve months ending October 15, 2026, with the median build year of what sold and the count for sale as of October 16, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| Bel Air Sherwood Shores | 7 | $695,000 | 1975 | 3 |
| Woodland Hills | 6 | $725,000 | 2014 | 5 |
| Live Oak | 5 | $315,000 | 2020 | 6 |
| Clear Cove | 4 | n/a | n/a | 1 |
| Castle Hills | 3 | n/a | n/a | 2 |
| Greencastle | 3 | n/a | n/a | 2 |
| Kingswood | 2 | n/a | n/a | 0 |
| Tanglewood | 2 | n/a | n/a | 6 |
| Castle Hills (Sherwood Shores) | 1 | n/a | n/a | 0 |
| Beaver Island | 1 | n/a | n/a | 3 |
Bel Air Sherwood Shores closed the most homes over the past twelve months and has 3 for sale now. Woodland Hills comes next on closings and has 5 for sale.
Tanglewood stands out the other way. It has 6 homes for sale and closed only 2 over the same twelve months, so a seller there lists into more supply than recent sales to point to, and a pricing call needs the homes around it more than the town figure.
Builders compete in only a few price ranges. The $400,000 to $449,999 range, which has the most homes for sale, holds 2 builder listings, and most ranges hold one or none.
Below $250,000 the MLS shows no homes for sale at all, builder or resale, so a seller at those prices has no listing to price against today. Past sales at those prices are too few to read, and the walkthrough is the way to see where yours would land.
Most resale sellers in Granite Shoals have already cut. The 43 resale listings ask a median $825,000, and most of them have come down from their original asking price.
The $400,000 to $449,999 range has the most homes for sale and the most cut listings. Across the whole town, 56.0% of the homes for sale are below their original asking price.
The $350,000 to $399,999 range has the next most homes for sale, and fewer than half of those have cut. A seller there faces a field that has conceded less.
When the house next on a buyer’s list has already dropped, your first price has to hold up beside it. Whether that changes your timing is on Sell your Granite Shoals home now, or wait? Sales are up, but from a small base
In my read, a resale wins on condition and on a first price set to what has closed. Homes closed at 91.6% of original asking over the last three months, and that is the figure a first price can be set against.
I set out my view of the house a buyer tours the same afternoon on the Manor competition page. The town scoreboard is on Selling in Granite Shoals? What Bel Air Sherwood Shores and Live Oak sales show. How the two kinds of home compare per square foot is on Selling in Granite Shoals? What your home is worth in Woodland Hills or Live Oak How long homes here wait for a contract is on Why do homes wait longer for a contract in Granite Shoals than Marble Falls?
That depends on your price and your part of town, and an address tells us more than the town figures do. Run your address to see which homes sit near yours.
How the homes around you have done on price is on Selling in Granite Shoals? What your home is worth in Woodland Hills or Live Oak
Granite Shoals has 50 homes for sale, and a buyer looks at a handful of them. The ones that matter to you are within reach of your price, and in Tanglewood or Live Oak one of them may be a builder’s.
For your house, then: which listing would your buyer see right after yours, has it come down already, and what does yours show that it does not?
If you want to know which listings would be set beside yours, start by seeing the homes at your price. 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).
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).
You get the competing listings near you, which have cut, 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.
