As of October 16, 2026, the listing your buyer visits next is most likely another Johnson City resale, because builders hold only 7.3% of the 41 homes for sale. In my read a buyer weighing yours also finds resales that have already cut their price, while the few builder listings in Legacy Hills and Stanton Vistas ask well above the typical resale.
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.
Very few builders list here. The MLS shows 3 builder listings under 2 builder names: Sierra Classic Custom Homes and Weston Dean have one each, and the third listing carries no builder name. Table 1 shows the two with a name.
Table 1. Builder listings in Johnson City by builder name on the MLS record, as of October 16, 2026; 3 builder listings of 41 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Sierra Classic Custom Homes | 1 | $1,367,000 to $1,367,000 | $1,367,000 |
| Weston Dean | 1 | $2,999,900 to $2,999,900 | $2,999,900 |
Builder listings ask $1,367,000 to $2,999,900, and the communities with builder listings are Legacy Hills and Stanton Vistas.
Builders ask well above resale sellers per square foot, and what that means for your number is on How do you price a Johnson City home when the median and the price per square foot disagree?
Most of what a buyer can tour is a resale. The MLS shows 38 resale listings, asking a median $722,250, and the typical one has been listed 107 days so far.
Most of those resale listings are below their original asking price. That puts a first price beside several that have already come down.
How long homes take to reach a contract is on Why do so many Johnson City homes wait over three months to reach a contract?
Builders compete only at the top of the price ladder. Every builder listing sits in a range of $1,250,000 or more.
The $1,250,000 to $1,499,999 range has 3 homes for sale.
The $1,500,000 to $1,749,999 range has 2, so even up there a buyer has few listings to weigh.
Below $1,250,000 no range holds a builder listing, so the competition there is other resales.
In several ranges every home for sale has already cut. In the $550,000 to $599,999 range all 3 listings have.
The $700,000 to $799,999 range is the same, with both of its listings cut. No home in either range is still at its first price.
What those cuts mean for your own number is on How do you price a Johnson City home when the median and the price per square foot disagree?
Two ranges are crowded. The $300,000 to $349,999 range has 4 homes for sale.
The $2,000,000 to $2,499,999 range has 4 as well, and no other range has more.
Some ranges are empty. No home is for sale in the $450,000 to $499,999 range, though 4 homes closed there over the twelve months.
A seller who lists in that empty range today would be the only home listed in it. That is a smaller crowd than a buyer meets anywhere else on the ladder, and it does not change what the buyer will pay.
Over the twelve months, Homesteads At Deer Creek closed 3 homes and has none for sale now; the table shows it again under a second spelling. Legacy Hills closed 2 and has 3 for sale. Table 2 lists the busiest places.
Table 2. Johnson City 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 |
|---|---|---|---|---|
| None | 5 | $756,000 | 2017 | 2 |
| N/A | 3 | n/a | n/a | 1 |
| Homesteads At Deer Creek | 3 | n/a | n/a | 0 |
| Johnson City | 2 | n/a | n/a | 3 |
| Oak Forest | 2 | n/a | n/a | 1 |
| Homesteads at Deer Creek | 2 | n/a | n/a | 0 |
| Creekview Estates | 2 | n/a | n/a | 0 |
| Legacy Hills | 2 | n/a | n/a | 3 |
| Creek View Estates, Sec 2 | 1 | n/a | n/a | 1 |
| Hardman | 1 | n/a | n/a | 0 |
The MLS subdivision field is typed in by agents, so the table shows some names twice, some spelled two ways and some homes under no name.
Oak Forest and Creekview Estates each closed 2 homes, and Creekview Estates has none for sale. A seller in either has few recent sales next door to point to.
In my read, a resale here wins on condition and on a first price set to what has closed. Beside another resale that has already cut, a home that is move-in ready and priced where the closed sales sit gives a buyer a reason to stop at yours.
I explain how I think about the exact house a buyer tours next in a builder-heavy town 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 Is your Johnson City home in a price range where sellers still have the edge?
The town-level picture is on What should a Johnson City seller know before listing in a market this thin?
In Johnson City that turns on one line: $1,250,000, below which no builder lists. If that is you, the fastest way to know is to run your address.
What a buyer would pay for your home beside these is on How do you price a Johnson City home when the median and the price per square foot disagree?
Johnson City has 41 homes for sale, and a buyer looks at a handful. In Legacy Hills, one of the two communities with builder listings, a buyer may find a new home among the 3 for sale.
For your house, then: at the price you would open at, which resales would a buyer weigh against yours, and have they already cut?
If you worry a neighbor’s price cut has already set the bar for your listing, start by seeing which homes 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 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 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.
