The Manchaca median hides a wide spread: over the twelve months ending October 15, 2026, a typical Ashbrook sale was $311,000 and a typical Bear Creek Crossing sale was $460,000. In my read, a buyer prices your home against the listings near your street, so the town median, a blend of neighborhoods and home sizes, is context for your number and not the number itself.
Sources: Unlock MLS, pulled October 16, 2026; Travis Central Appraisal District for the parcel record.
11 Manchaca homeowners have trusted my real estate team to sell their home, 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 Selling in Manchaca? How a town of resales reads beside its ZIP's new builds, and every number on this page is also broken out in the tables on How does 78652 differ from Manchaca itself, and which one is your market?
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.
Manchaca’s neighborhoods were built in different decades. The typical home that sold in Bear Creek Crossing was built in 2019 and the typical home in Ashbrook in 2009, so a single town number blends houses of different ages as well as different prices.
Size adds to it. The typical home that sold in the last three months had 2,062 square feet, and a different mix of sizes would shift the dollar figure without any change in what a square foot sells for. Only a dozen homes close in a season here, so one or two sales can move a median.
That is why I read price per square foot first for direction and keep the dollar median beside it. The tables behind these figures are on How does 78652 differ from Manchaca itself, and which one is your market?
Price per square foot was higher over the past twelve months, $238 against $219 in the twelve months before.
The median sale price was higher too, $480,000 against $470,000.
The last three months were lower. The typical home sold for $422,500, against $445,000 in the same three months last year, and the homes that sold in those three months went for $202 per square foot, as the chart below shows.
The year covers 56 sales and the last three months cover 12, so in my read the longer stretch is the better guide to direction and the shorter one the better guide to where a buyer is today.
Homes closed at 92.4% of their original asking price over the last three months. That is what buyers paid against the first number on the sign, and in my read it is the best guide to a first price.
It differs by range. On the twelve-month basis the $450,000 to $499,999 range reads balanced, while the $500,000 to $549,999 range reads as a buyer’s market for that range, one step up the price ladder.
No new build closed in the last three months, so these are resale prices. What sellers are asking right now is on Do builders elsewhere in 78652 still compete with your Manchaca home? Why some listings take months is on Why do Manchaca homes go under contract within a month or after three? and the timing question is on Should you sell your Manchaca home now, or wait? This season read the same last year
In my read, the year’s price per square foot marks the outer edge of what to hope for, and the last three months of closings are the test your first price has to pass.
Then check the listings nearest your street, since a buyer sees them next to yours, and let the walkthrough settle what condition does to the number. That order keeps the town median in its place as background and puts your own street at the center.
It looks at the house. Condition, the street and the light in the rooms are not in any median, and in my read they separate a home that closes near its first price from one that closes under it.
It also looks at the listings your buyer will see next, which depend on your price and your street.
The appraisal district’s number is set for the tax roll, and a buyer’s number is set in the contract. I do not predict how an appraisal will come out.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID or MUD assessment on your lot, or what a bond election would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What WIR can tell you is what a buyer would pay.
The answer for a Manchaca house comes from its range, its condition and the listings beside it. If that is you, the fastest way to know is to run your address.
What you are competing with is on Do builders elsewhere in 78652 still compete with your Manchaca home?
A buyer looking in Ashbrook or Bear Creek Crossing compares your house with the homes for sale near it, and every figure above is a middle value of other houses. The walkthrough is the only route to a number for yours.
So which number would a buyer write on an offer for your house as it stands today, and which listing would they be comparing it with?
If you worry the town median is not the price a buyer will pay for your house, start by seeing what a buyer would compare it with. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Manchaca arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 11 homes sold by Watters International Realty in Manchaca (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.
Your appraised value and recent sold comps is where the market was yesterday. Tomorrow, the market is where your competition stands on price and features.
In Manchaca the twelve-month sales are where the market was yesterday. What a buyer weighs today is the set of listings near your street.
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. 11 homes sold by Watters International Realty in Manchaca (Unlock MLS, all time).
You get the comparable listings near you, what recent Manchaca sales show, and a walkthrough before any pricing talk.
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.
