Burnet is a buyer’s market overall: homes sold for 91.2% of their original asking price in the three months ending October 15, 2026, and a price point changes which market a home is in. A seller competes here by pricing to what has actually closed, because 56.4% of the homes for sale have already cut their price. In my read, a home near Creekfall is up against new construction, and a home in an older neighborhood such as Council Creek is up against other resales.
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
50 Burnet 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 Why does Burnet carry more months of inventory than Marble Falls or Bertram?
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.
A market is a buyer’s market when homes close below 94% of what sellers first asked, and Burnet is on that side of the line. Supply agrees, since Burnet carries 9.5 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.
That is the reading for the town overall, and a price point changes which market a home is in. The ranges are tabled on Why does Burnet carry more months of inventory than Marble Falls or Bertram?
The chart below sets the town beside the metro.
Builders list a minority of Burnet’s homes for sale. They list 37 homes under 8 builder names, led by Meritage Homes and D.R. Horton, and every other home for sale is a resale.
On the sales side, 21.2% of the homes that closed in the last three months were new builds. Creekfall, where the typical home was built in 2026, closed more homes over the past twelve months than any other subdivision in town.
A seller of an older home has a narrow record to lean on. Only 17 homes built before 2000 sold in the last three months, spread across the whole town, so a seller in Council Creek has few sales of its own kind close by. The builders, their asking ranges and their communities are on Is the builder down the road really your biggest Burnet competitor?
Burnet prices are lower on the twelve-month figures: the median sale price was $339,898 over the past twelve months, against $352,405 in the twelve months before.
A seller who remembers last year’s number is pricing against a figure buyers have already moved down from. What that means for your own number is on What would a buyer put on the contract for your Burnet home this month?
78611 is Burnet’s ZIP code, and it reads almost the same as the town. It lists 166 homes for sale against the town’s 165, and the two track each other on every measure in the tables.
Nearby towns tell a related story. Marble Falls, Bertram and Liberty Hill each read as a buyer’s market for the town overall, and Burnet carries the most months of inventory of the four.
The first is reading the town as one market. Only the $300,000 to $349,999 range had enough sales in the last three months to read on its own, and it reads balanced for that range, so the town’s buyer’s-market reading does not describe a home priced there.
The second is a thin record at your price. Every other range reads from the twelve months instead, and some of those ranges rest on only a handful of sales, so a number from a neighbor’s street may not describe yours.
The third is the wait. Burnet homes take a long time to reach a contract, and the split between the quick sales and the slow ones is on Why do Burnet homes wait so long for a contract, and which ones go fast?
Start with the question that is costing you sleep. If it is timing, read Should you list your Burnet home this fall, or wait for a better price? If it is the new homes in Creekfall and elsewhere, read Is the builder down the road really your biggest Burnet competitor? If a neighbor’s listing has been up for months, read Why do Burnet homes wait so long for a contract, and which ones go fast? Every exact figure is in the tables on Why does Burnet carry more months of inventory than Marble Falls or Bertram?
The town picture is a starting point, and your home decides how closely it fits. Run your address to see your part of Burnet.
Burnet buyers can choose between a finished home in Creekfall and a resale in Council Creek, and the price you open at decides which of them your home is measured against. Sellers who open above what recent buyers paid are joining the many listings that have already come down.
For your house, then: at the price you would open at, which homes would a buyer tour the same afternoon, and what does yours offer that they do not?
If you worry your home will end up among the listings that cut their price, start by seeing what it would be up against. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Burnet arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 50 homes sold by Watters International Realty in Burnet (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.
Buyers are still buying in Burnet: the town closed 206 homes over the past twelve months, against 176 in the twelve months before.
The gap sits in the price. A seller who wants last year’s number is asking a buyer to pay more than buyers have been paying.
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. 50 homes sold by Watters International Realty in Burnet (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 Burnet and its ZIP code, 78611; the Burnet Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Burnet builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Burnet 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, what recent Burnet sales show, 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.
