As of October 16, 2026, the Dale homes competing with yours are mostly other resales, 47 of them, with a handful of builder homes in Los Milagros, Savannah Oaks and a few other communities.
Resale listings ask a median $395,000, and 24 are priced below where they started. In my read, your price is judged against the resale that already cut more than against any builder.
Sources: Unlock MLS, pulled October 16, 2026.
19 Dale 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 Dale, TX? What resales from Los Milagros to Forister Ranch face, and every number on this page is also broken out in the tables on What can a Dale seller learn from 78616 numbers when few homes close?
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.
Of the homes for sale in Dale, 47 are resales and 8 are builder listings, so the nearest competitor to your house is usually another lived-in house. In my read, a buyer weighing yours has a resale on the list far more often than a new home.
The comparison a seller makes is therefore with the listing down the road: its condition, its price and whether it has come down. A builder’s price list matters less here than in a town where builders fill the street, though Los Milagros and Savannah Oaks do have builder homes. The chart below shows who the builders are.
Builders are a small group in Dale. The MLS shows 3 builder names among the 8 listings, and Wild Oak Homes has the most with 2.
Clayton Homes and Titan have 1 each, and the rest carry no builder name on the record.
Table 1. Builder listings in Dale by builder name on the MLS record, as of October 16, 2026; 8 builder listings of 55 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Wild Oak Homes | 2 | $599,900 to $648,900 | $624,400 |
| Clayton Homes | 1 | $299,995 to $299,995 | $299,995 |
| Titan | 1 | $332,085 to $332,085 | $332,085 |
Builder listings ask from $172,900 to $648,900, so a builder home can sit near many resales. They list in Los Milagros Phase 3, Savannah Oaks, Tumbleweed Estates, Mesquite Meadows, Cool Waters and Ranches of Colony Line Trail.
Los Milagros has the most homes for sale of any subdivision on the closings list, 4, matching the 4 that closed over the past twelve months. Forister Ranch closed 4 as well and has 1 for sale.
Table 2. Dale 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 |
|---|---|---|---|---|
| Los Milagros | 4 | n/a | n/a | 4 |
| Forister Ranch | 4 | n/a | n/a | 1 |
| Los Milagros Ph 4 Sub | 3 | n/a | n/a | 1 |
| Legend Oaks Ph One | 2 | n/a | n/a | 0 |
| Los Milagros Ph 1 | 2 | n/a | n/a | 1 |
| Windmill Hollow | 2 | n/a | n/a | 1 |
| None | 2 | n/a | n/a | 1 |
| Chamberlin Ranch Subd | 2 | n/a | n/a | 0 |
| Blalock, James B | 1 | n/a | n/a | 0 |
| Austin Skyline | 1 | n/a | n/a | 3 |
The MLS spells Los Milagros several ways, with phase names added, so the table splits one neighborhood across rows.
A builder listing counts for most when it shares a community with your street. Los Milagros Phase 3 is on the list of communities with builder listings, while homes have closed in the other Los Milagros phases, so in my read a seller there can end up beside a new home on the same visit. Savannah Oaks and Tumbleweed Estates are on that list too.
Forister Ranch is not among them. Builders hold 14.5% of the homes for sale across the town, which leaves the neighbor’s resale as the home a buyer is likeliest to weigh against yours.
Builder listings are spread thinly across the price ranges, with the most in the $300,000 to $349,999 and $550,000 to $599,999 ranges, so a builder home is rarely the only thing near your price.
A good many Dale resales have cut: 24 resale listings are priced below where they started, and so are 4 builder listings.
Every home for sale in the $650,000 to $699,999 range has cut, and so has every one in the $700,000 to $799,999 range.
In my read, a buyer who has seen a cut listing reads your first price against the lower number. Timing is the subject of When should a Dale seller list, with so few recent sales to go on?
A resale comes out ahead on condition and on an opening price tied to what has closed. In my read, that is how it holds its place beside the cut listings: a price recent sales support, and a house with little to negotiate over.
What the competing listings ask, and how that sits beside what homes sold for, is on What is your Dale home worth when listings ask more than homes sell for? The wait for a contract is on Why do Dale sellers rarely get their first price? The tables behind every figure are on What can a Dale seller learn from 78616 numbers when few homes close?
My view of what a buyer compares, drawn from Manor’s builder-heavy numbers, is on What is your Manor home competing against? The houses your buyer tours that same afternoon
That depends on your part of town, and an address says more than the town figures do. If that is you, the fastest way to know is to run your address.
How the sales around you split between quick and slow is on Why do Dale sellers rarely get their first price?
Dale has 55 homes for sale, from Los Milagros to Forister Ranch, and a buyer looks at a handful of them. The ones that matter to you sit near your price, and most are resales, many of which have already come down.
Picture the tours: which listings would a buyer see before yours, and what does your house show them that those do not?
If you worry a buyer will see a cheaper resale first, start by seeing which homes your listing would stand beside. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Dale arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 19 homes sold by Watters International Realty in Dale (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. 19 homes sold by Watters International Realty in Dale (Unlock MLS, all time).
You get the competing listings near you, which have cut, 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.
