Johnson City is a buyer’s market overall: homes closed at 92.0% of original asking over the twelve months ending October 15, 2026, and only 9 sold in the last three months. In my read that is a thin record, so a seller should lean on the twelve months, and a price point changes which market a home is in. The few builder listings sit in Legacy Hills and Stanton Vistas.
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
2 Johnson City 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.
Johnson City is a buyer’s market overall. Homes closed at 92.0% of their original asking price over the past twelve months and at 91.7% over the last three, and both sit below the line I use for a balanced market. That is the reading for the town as a whole, and a price point changes which market a home is in.
Supply points the same way. Johnson City carries 13.7 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. The chart below sets the town beside Marble Falls, Blanco and the metro.
Builders list only a few homes here, in Legacy Hills and Stanton Vistas, so most of what a seller competes with is another resale.
A quarter this small can mislead. Only 9 homes closed in the last three months, against 12 in the same three months a year earlier, so a single sale at a high or low price moves every figure for the period.
The twelve months are steadier. 40 homes closed over the past twelve months, against 43 in the twelve months before, a little lower on a small base.
I read the twelve months first and use the last three as a check. Blanco, one of the two nearby towns I compare, closed 8 homes in the same three months, so Johnson City is not alone in having a thin record.
The table sets the last three months for Johnson City beside the Austin metro. The table shows a slower market than the metro on time to contract, and the last rows show how many homes for sale have already cut their price.
Table 1. Johnson City 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 | Johnson City | Austin metro |
|---|---|---|
| Homes sold | 9 | 8,186 |
| Median sale price | $492,000 | $405,000 |
| Median days on market | 83 days | 56 days |
| What homes sold for relative to their initial asking price | 91.7% | 94.3% |
| Price per square foot (median) | $301 | $204 |
| Homes for sale | 41 | 16,289 |
| Months of supply | 13.7 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 24 | 5,425 |
| Share of listings that failed to sell | 72.7% | 39.9% |
| Active under contract | 3 | 1,416 |
| Pending | 1 | 2,034 |
| New listings in the last 90 days | 22 | 12,212 |
| Homes for sale priced below their original asking price | 22 (53.7%) | 58.9% |
The table also carries the share of listings that failed to sell. That measure, with its definition and the metro beside it, is on Why do so many Johnson City homes wait over three months to reach a contract?
The two price measures point in opposite directions. Price per square foot fell over the past twelve months while the median sale price rose, $457,865 against $400,000 over the same two periods.
Which of the two to price from is on How do you price a Johnson City home when the median and the price per square foot disagree?
Builders hold only a few of the homes for sale, and just two builder names appear on them, so this is a resale-led market.
The closed sales lean newer than the listings do. New builds were 33.3% of the homes that closed in the last three months, and 20.0% over the twelve months.
Just 2 homes that closed in the last three months were built before 2000, so an owner of an older home has few sales of its own kind to point to. Which builders list, and where, is on Which Johnson City listings are your buyer’s next stop after yours?
The first is pricing to a first price that other sellers have already given up. More than half of the homes for sale are listed below where they started.
The second is a long wait to reach a contract, and the reasons are on Why do so many Johnson City homes wait over three months to reach a contract?
The third is a price range with too few sales to read: only one range on the ladder, $350,000 to $399,999, has enough sales over the twelve months for a reading of its own, and how that shapes the timing question is on Is your Johnson City home in a price range where sellers still have the edge?
Start with whatever is bothering you most. If it is timing, read Is your Johnson City home in a price range where sellers still have the edge? If it is the homes around yours, read Which Johnson City listings are your buyer’s next stop after yours? If a neighbor’s listing has been up for months, read Why do so many Johnson City homes wait over three months to reach a contract? If it is your number, read How do you price a Johnson City home when the median and the price per square foot disagree?
Johnson City’s twelve months rest on 40 sales. Run your address to see your part of Johnson City.
The sales spread from the $200,000 to $249,999 range to the $2,500,000 to $2,999,999 range. Your price range and street decide how closely the town picture fits.
The pages for timing, competition, wait times and worth are linked at the end of this page.
A seller in Legacy Hills, Oak Forest or Creekview Estates has very few closed sales next door to price from, while a buyer has dozens of listings to choose among. A listing here is decided by the price it opens at and by how many neighbors have already come down.
For your house, then: at the price you would open at, how many homes would a buyer find that have already cut, and does yours give a reason to pick it first?
If you cannot tell how a thin market treats a home like yours, start by seeing what it 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 Johnson City arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 2 homes sold by Watters International Realty in Johnson City (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.
The gap shows in the sales. Only 1 home that closed in the last three months sold at or above its original asking price, 11.1% of the closings.
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. 2 homes sold by Watters International Realty in Johnson City (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 Johnson City; the Blanco County Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Johnson City builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Johnson City has no neighborhood pages yet; the MLS does not record why an individual listing failed to sell; and with 9 closings in the last three months, any single-quarter figure is a thin read.
You get the homes closest to yours, what recent Johnson City sales show and where they run thin, 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.
