Granite Shoals closed 19 homes in the three months ending October 15, 2026, against 4 in the same three months last year, but that is a small base. In my read, listing now makes sense at a price that closings in Bel Air Sherwood Shores and Live Oak support, because buyers are paying below original asking. A price point changes which market a home is in.
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
12 Granite Shoals 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.
More homes sold in Granite Shoals this season than in the same season last year, 19 against 4 across the same three months. A small base makes that gap easy to overread, and the same comparison over twelve months is on Selling in Granite Shoals? What Bel Air Sherwood Shores and Live Oak sales show
A few contracts either way move a number that small a long way, so I take it as evidence that buyers are present and nothing more. The chart below lays this season beside the one a year before.
Right now, 4 homes are active under contract and 2 are pending, against 50 homes for sale.
The homes under contract or pending are the ones a buyer has already chosen, and every other listing is still waiting for that choice.
Sellers also keep adding homes. New listings came to 22 in the same three months that closed 19, and both counts are in the scoreboard on Selling in Granite Shoals? What Bel Air Sherwood Shores and Live Oak sales show
Granite Shoals as a whole reads as a buyer’s market, with homes closing at 91.6% of original asking over the last three months. That is the reading for the town overall, and your range can put you somewhere else.
Only two price ranges have a reading at all, and both come from twelve months of sales, because each had fewer than 10 sales in the last three months.
A home that would list from $250,000 to $299,999 sits in a balanced range on that basis, a step better than the town’s buyer’s market over the same twelve months.
A home from $300,000 to $349,999 sits in a buyer’s range, as the whole town does.
For a home that would list at $350,000 or more, there is no range reading to lean on, and the walkthrough carries more weight.
Waiting has a cost the tables do not show, and I cannot put a number on it. What they do show is that most of the homes for sale have already cut, so a seller who waits lists later beside homes that conceded earlier. Waiting also means a later listing date for your own home, and a later date does not change the price the closings support. Those listings are laid out on What is your Granite Shoals home competing against, and who has already cut?
The other cost is time. How long the homes that sold took to reach a contract, and why some listings stall, is on Why do homes wait longer for a contract in Granite Shoals than Marble Falls?
Price to the closings. Most of the homes that closed in the last three months came in below their original asking price, so a first price near those closings starts closer to where sales have landed.
A seller in Tanglewood or Live Oak sits in a community where builders list homes, while one in Bel Air Sherwood Shores sits in the town’s older stock. Both want a first price that already allows for what has closed nearby.
What a buyer would pay next to those listings, with the appraisal question handled the right way, is on Selling in Granite Shoals? What your home is worth in Woodland Hills or Live Oak
The town reading points one way and your price range can point another, so I sort a home by its range before answering. Run your address and I will place yours.
The competing listings are on What is your Granite Shoals home competing against, and who has already cut?
Granite Shoals has buyers, and a seller who reads the town as one market is the one most likely to misjudge it. In Live Oak or Tanglewood the supply beside you is the heaviest in town, and in Bel Air Sherwood Shores it is lighter.
Your question is narrower than the town’s: if you listed this month, which of the nearby homes has cut already, and would your first price hold up beside them?
If you are torn between listing now and holding off, start by seeing which homes your listing would sit beside. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Granite Shoals arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 12 homes sold by Watters International Realty in Granite Shoals (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. 12 homes sold by Watters International Realty in Granite Shoals (Unlock MLS, all time).
You get the listings near you, how recent sales landed against their first price, 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.
