In Johnson City only one price range, $350,000 to $399,999, reads as a seller’s market, and it reads that way only on the twelve months ending October 15, 2026, because the last three months hold too few sales. Every other range has too few sales for a reading, so the town’s buyer’s market is the backdrop there. In my read a seller outside that range has little reason to hold out for a better first price, ; in Legacy Hills, for one, more homes are for sale than have closed there over the twelve months. 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
2 Johnson City 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.
The $350,000 to $399,999 range is the one place in Johnson City that reads as a seller’s market for that range, and it reads that way on the twelve-month basis only. The three-month record is too thin to say.
That reading rests on what those homes sold for against their first asking price, on just 5 sales. Supply there is 2.4 months against 12.3 for the town over the same twelve months.
The one home for sale in that range has already cut its price, so even the best-reading range is not a place where a first price holds. The chart below puts the latest three months beside the same three months a year earlier. With 9 sales on one side and 12 on the other, it shows the shape of the quarter and little more.
The record gives a seller little reason to hold out for the first price. More than half of the homes for sale have already come down from their first price, and why that happens here is on Why do so many Johnson City homes wait over three months to reach a contract?
22 new listings came on in the last three months against 9 closings, so each new seller joins a list that is long next to how many homes close.
How prices moved against a year ago is on How do you price a Johnson City home when the median and the price per square foot disagree?
Buyers are still picking houses. As of October 16, 2026, 3 homes are active under contract and 1 is pending, which means a buyer has already chosen those.
That is a market with buyers in it and few of them at any one time.
It does, and in Johnson City the price ladder has more gaps than readings. A range needs at least 5 sales over the twelve months before I give it a reading, and only $350,000 to $399,999 gets there.
Where a range has no reading, the town’s buyer’s market overall is the backdrop and the walkthrough has to do the work. The competing homes in each range are on Which Johnson City listings are your buyer’s next stop after yours?
Why some homes wait is on Why do so many Johnson City homes wait over three months to reach a contract?
The town-level story behind all of this is on What should a Johnson City seller know before listing in a market this thin?
Marble Falls carries 8.0 months of inventory, Blanco 12.4 and Johnson City 13.7, so Johnson City is the loosest of the three.
Marble Falls reads as a buyer’s market over the last three months on what homes sold for against their original asking price, and Johnson City reads the same way over the twelve months; Blanco’s three months hold too few sales for a reading. A Johnson City seller hoping the town will soon look like its neighbors has no reading from this record to lean on.
The community can change the picture more than the town does. In Legacy Hills more homes are for sale now than have closed there over the twelve months, so a seller lists into more supply than the community has recently absorbed.
In my read, sellers in Oak Forest and Creekview Estates face few listings to price against and the same few closed sales to price from. The counts are on Which Johnson City listings are your buyer’s next stop after yours?
The town reads one way and a price range can read another, so I sort a home by its range before answering. Run your address to see yours.
What a buyer would pay for your home is on How do you price a Johnson City home when the median and the price per square foot disagree?
A buyer in Legacy Hills or Oak Forest can choose among a handful of houses. Whether to list now or later comes down to the price you open at and what the other sellers around you have done.
For your home, the question is this: at the price you could open at, is yours in a range where buyers have paid first prices, or one where the record is too thin to say?
If you cannot tell whether to list this fall or hold off, start by seeing which reading applies at your price. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Johnson City arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 2 homes sold by Watters International Realty in Johnson City (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. 2 homes sold by Watters International Realty in Johnson City (Unlock MLS, all time).
You get the competing listings near you, which range your home falls in, 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.
