In the three months ending October 15, 2026, a typical Marble Falls home took 65 days to reach a contract, against 56 for the Austin metro. In my read, the reason is supply and price more than demand: Marble Falls carries more months of supply than the metro, new builds in Thunder Rock among them, and a seller who opens above recent sales waits while buyers correct the number.
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
26 Marble Falls 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 is also broken out in the tables on 78654 housing market: is the ZIP the same market as Marble Falls?
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.
In my read, the wait is longer because supply is heavier. Marble Falls has 8.0 months of inventory against 6.0 for the Austin metro, and the metro reads balanced overall. Months of inventory is the time it would take to clear today’s listings at the recent pace of sales, if nothing new came on.
What buyers paid against the first asking price sets the reading, and supply supports it. Homes in Marble Falls sold for 93.9% of original asking, a buyer’s market reading for the town overall. That reading is for the whole town, and a price point changes which market a home is in.
The year as a whole points the same way. Over the past twelve months homes sold for 91.1% of original asking, with 7.5 months of inventory on that basis.
Price cuts are already common. Nearly half the homes for sale, 48.4% of them, are priced below where they started, so a new listing arrives beside neighbors who have conceded once. The chart below sets the town, the 78654 ZIP code and the metro side by side.
Builders sit on both sides of this market. On the listing side, Lennar and D.R. Horton hold most of the builder homes for sale. On the sales side, new builds were close to half of the homes that closed in the last three months, 48.9% of them, and over the past twelve months the share was 54.7%.
The busiest community is a new one, since Thunder Rock leads the town for closings over the past twelve months. The builders, their asking ranges, the other communities and the price ranges where builders are absent are on Which price ranges in Marble Falls have no builder homes competing with yours?
The ZIP code is slower and looser than the town. Homes in the ZIP code took a median 93 days to go under contract, against 65 for the town, and 51.3% of the homes for sale there are priced below their original asking price.
It is also less builder-driven, with builders at 21.5% of its homes for sale. The ZIP code covers every home in 78654 whatever city the listing carries, so it counts more of the sales in Meadowlakes than the town does. Every figure behind the comparison is tabled on 78654 housing market: is the ZIP the same market as Marble Falls?
Price per square foot was $171 over the past twelve months, lower than the $199 of the twelve months before.
The median sale price was $340,000 over the past twelve months, against $369,995 over the twelve months before.
Those are measurements of the past year. What they mean for your own number is on What is your Marble Falls home worth next to new builds that sell for less?
Last year’s number is the easiest trap. Quoting what a neighbor got a year ago asks for a number the recent sales do not support, and the figures above show why.
A new home at a similar price is the next. In the lower-priced ranges the house a buyer tours right after yours is often a Lennar or D.R. Horton home, and which ranges have builders and which do not is on Which price ranges in Marble Falls have no builder homes competing with yours?
Thin ranges are the quietest risk. Only 4 homes sold in the $500,000 to $549,999 range in the last three months.
The twelve-month record is the better guide there, with 13 sales and a buyer’s market reading for that range, and most higher ranges look the same. The timing question range by range is on Should you sell your Marble Falls home now, or wait for a faster market?
Sellers usually arrive with one worry. For timing, read Should you sell your Marble Falls home now, or wait for a faster market? For the new construction, read Which price ranges in Marble Falls have no builder homes competing with yours? For a neighbor’s listing that has been up for months, read Do Marble Falls new builds really sell faster than resales? For the number a buyer would put on your house, read What is your Marble Falls home worth next to new builds that sell for less?
The town reading averages many different homes, and your price range and your street decide how much of it applies. Run your address to see which part of Marble Falls a buyer would compare you with.
The other Marble Falls pages are listed at the end of this page.
What a buyer sees right after your house depends on your price. Below $350,000 it is often a new Lennar or D.R. Horton home, and in Thunder Rock, the busiest community, the median build year of what closed is 2026.
The question to settle before you list is concrete: if you listed at your best number, who stands beside you on a buyer’s list, and what do you show them that they cannot?
If you are not sure how your home reads against the new builds and the neighbors who have already cut, start with the homes a buyer would tour instead of yours. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Marble Falls arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 26 homes sold by Watters International Realty in Marble Falls (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 buyers in that quote are still closing here. Marble Falls closed 201 homes over the past twelve months, against 200 in the twelve months before, and the gap the quote describes shows up in what they paid.
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. 26 homes sold by Watters International Realty in Marble Falls (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 Marble Falls and ZIP code 78654; the Burnet Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Marble Falls builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Marble Falls has no neighborhood pages yet; and the MLS does not record why an individual listing failed to sell.
You get the competing listings near you, how your part of Marble Falls compares with the town, 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.
