To a Blanco buyer, a home is worth what the closed sales support: homes that closed in the three months ending October 15, 2026 sold at 90.6% of their original asking price, at a median sale price of $545,575. In my read your appraised value and recent comps show where the market was yesterday, and the homes listed beside yours show where it is today.
Sources: Unlock MLS, pulled October 16, 2026; Blanco County Appraisal District for the parcel record.
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
9 Blanco 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.
In the last three months, the homes that closed went for a median $246 a square foot, and a typical one measured 2,380 square feet. With so few sales, one large house can move that median.
Over the past twelve months the median was $258 per square foot, against $243 over the twelve months before.
The median sale price climbed from $468,450 in the twelve months before to $536,000 in the past twelve months. I price from the square-foot figure and use the median as a check, because a square foot is the same measure for a small house and a large one.
Resale sellers are asking a median $825,000 today, which is $353 a square foot.
Builders ask more. Their two listings, from Herradura Homes and Tejas Heritage Homes, carry a median asking price of $1,287,500, or $416 a square foot, and two houses are too few to call a pattern.
The gap between $353 asking and the $246 that sold compares two different groups of homes, one listed today and one sold in the last three months, so I do not read it as a discount. Asking prices record what sellers hope for today, and closed sales record what buyers agreed to on earlier dates.
Buyers closed at 90.6% of the original asking price in the last three months, so the sign price was where the talking started.
What matters to you is what buyers paid at your price. Only $550,000 to $599,999 has enough twelve-month sales, 6, for a reading of its own, and it reads balanced for that range. Across the rest of the ladder the record is thin, and the walkthrough is the only route to a number.
A seller who prices at the original asking level of a cut listing next door is pricing against a number that listing has already given up, and a buyer can see the cut. Why some homes wait past that first price is on Why aren’t homes selling in Blanco? What sellers asked first and what buyers paid.
Sales are scarce in Blanco, 35 over the twelve months, so a single unusual sale can pull a comparison off course.
The quarter’s 8 sales and the year’s cover different spans, so I keep them apart and look at both. For any one home I want several closed sales near its size and price, the homes listed beside it, and what each of those sellers has done with an asking price.
Who those neighbors are is on Homes for sale in Blanco, TX: which listings compete with a resale at your price?
An appraised value and a contract price come from different people on different dates, and I do not predict how an appraisal will come in.
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 Blanco County Appraisal District (https://www.blancocad.com). What WIR can tell you is what a buyer would pay.
If your question is timing, read Should you sell your Blanco home now, or wait? Homes are still going under contract.
A neighbor’s sale is one data point, and your range and your home decide how much it tells you. Run your address to see what a buyer would set beside yours.
How Blanco reads overall, and why your range can read differently, is on Does a Blanco buyer’s market still pay more per square foot than a year ago?
A buyer who tours a home in Rockin J Ranch or The Divide compares it with what is listed next, and a tax record is not on the tour. What the seller next door asks sets the bar a buyer carries into your house.
For your home, then: if a buyer set your price beside the resales that have already cut, would yours look like the better value?
If you worry your appraised value and your comps are older than your buyer’s view of the market, start by seeing what a buyer would compare yours with. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Blanco arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 9 homes sold by Watters International Realty in Blanco (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 Blanco, the competition a buyer sees today is the 31 resale listings, most of which have already come down from their first price.
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. 9 homes sold by Watters International Realty in Blanco (Unlock MLS, all time).
You get the sales and listings nearest your home, how they compare per square foot, 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.
