As of October 16, 2026, the listings that compete with a Blanco resale are mostly other resales, since builders hold 6.1% of the 33 homes for sale. In my read the ones that matter most have already come down from their first price, and the builder listings sit in Greenlawn Place and Provedor Ranch.
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
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.
Only two. The MLS shows two builder listings among the 33 homes for sale, one each from Herradura Homes and Tejas Heritage Homes, and Table 1 sets them out. A buyer who wants a new home in Blanco has two to look at, which is why builders are a small part of the picture here.
Table 1. Builder listings in Blanco by builder name on the MLS record, as of October 16, 2026; 2 builder listings of 33 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Herradura Homes | 1 | $1,999,999 to $1,999,999 | $1,999,999 |
| Tejas Heritage Homes | 1 | $575,000 to $575,000 | $575,000 |
The two listings ask from $575,000 to $1,999,999, and the MLS names Greenlawn Place and Provedor Ranch as the communities with builder listings. WIR’s New Construction Inventory sheet has no rows for Blanco, so I publish no builder price range, incentive or rate for this town.
Together the two have been listed a median 117 days so far, and one of them is below its original asking price. With two listings, that median describes only those two houses.
Almost everything a buyer can tour is a resale. The MLS shows 31 resale listings, and the typical one has been listed 75 days so far.
Most of those resale listings, 21, are below their original asking price already, so a buyer weighing yours has probably seen sellers move first.
In the $300,000 to $349,999 range, every home for sale has cut.
In $1,500,000 to $1,749,999, both homes for sale have cut.
How long homes take to reach a contract after that first move is on Why aren’t homes selling in Blanco? What sellers asked first and what buyers paid.
Builders compete in two places on the ladder. One builder listing sits in $550,000 to $599,999, where it is one of two homes for sale.
The other sits in $1,750,000 to $1,999,999. In both ranges a buyer can set a new home beside resales at a similar asking price, and every other range holds resale listings only.
The most crowded ranges are $700,000 to $799,999 and $1,750,000 to $1,999,999, and in the first of them most listings have already cut.
Some ranges have nothing listed at all. $450,000 to $499,999 and $600,000 to $649,999 both closed homes over the twelve months and have none for sale today, so a seller in either would, as of today, have no other listing in the range.
What a buyer would pay for yours beside these is on What is your Blanco home worth to a buyer who has watched the listings around it come down?
Over the twelve months, Rockin J Ranch closed 3 homes and has 3 for sale, the busiest place on the list. Table 2 lists the rest.
Table 2. Blanco 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 |
|---|---|---|---|---|
| Rockin J Ranch | 3 | n/a | n/a | 3 |
| Na | 2 | n/a | n/a | 1 |
| Country Estates | 2 | n/a | n/a | 0 |
| N/A | 2 | n/a | n/a | 0 |
| Pittsburg | 2 | n/a | n/a | 0 |
| The Divide | 2 | n/a | n/a | 1 |
| Rust Ranch | 2 | n/a | n/a | 0 |
| Blanco Heights Sub | 1 | n/a | n/a | 0 |
| Cielo Springs | 1 | n/a | n/a | 0 |
| A0001 | 1 | n/a | n/a | 0 |
The Divide closed two homes and has one for sale, while Country Estates, Rust Ranch and Pittsburg closed two each and have none listed. A seller in a place with few sales next door has little to point to.
Some rows in the table carry no real name, NA, N/A and A0001, because they are what agents typed into the MLS subdivision field.
In my read, a Blanco resale competes with the cut listings on its own street, so the first price is the argument, and a home a buyer finds in good repair keeps that argument from coming apart at the inspection.
A resale that sits at a price the closed sales support, beside neighbors who have already come down, gives a buyer a reason to stop at yours first. A resale priced above them has to explain the difference on the tour.
Where builders hold most of the listings, I put the same question differently on What is your Manor home competing against? The houses your buyer tours that same afternoon.
Whether any of this changes your timing is on Should you sell your Blanco home now, or wait? Homes are still going under contract.
In Blanco that turns on your price range and your street. Run your address to see which listings sit beside yours.
The town-level picture, with the caveat that a price point changes which market a home is in, is on Does a Blanco buyer’s market still pay more per square foot than a year ago?
Blanco has 33 homes for sale, and a buyer works through a handful of them. In Rockin J Ranch, where three are listed, a buyer may see several homes in one visit to the subdivision.
For your house, then: if a buyer drove from Rockin J Ranch to your street in one afternoon, which listing would look like the better buy at your first price?
If most of the listings around you have already come down, start by seeing which of them a buyer would tour beside yours. 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).
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 competing listings near you, which of them 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.
