Manchaca reads as a buyer’s market for the town overall in the three months ending October 15, 2026, with homes closing at 92.4% of original asking and no builder listing a home in town. In my read, a Manchaca home competes with other resales while the ZIP code around it carries new construction, and a price point changes which market a home is in. The twelve months ending that day read balanced at 96.4%.
Sources: Unlock MLS, pulled October 16, 2026.
11 Manchaca 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.
Every number on this page is also broken out in the tables on How does 78652 differ from Manchaca itself, and which one is your market?
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.
Manchaca is a buyer’s market on the last three months, and that is the reading for the town overall. Homes closed at 92.4% of their original asking price, under the 94% line where a market becomes balanced by the rule I use. A price point changes which market a home is in, and the ranges are laid out on How does 78652 differ from Manchaca itself, and which one is your market?
Months of inventory points the same way: Manchaca carries 7.8 against 6.0 for the Austin metro, and months of inventory means how long it would take to sell every home on the market if no new ones came on. The chart below sets the town beside its ZIP code and the metro.
Ashbrook and Bear Creek Crossing closed the most homes of any Manchaca subdivision over the past twelve months, 5 each. A seller in either has a few recent sales to point to, and a seller in a smaller neighborhood has fewer.
No builder lists a home in Manchaca right now, all 31 homes for sale are resales, and none of the 12 homes that closed over the last three months was a new build.
The sales that did close lean toward older houses. Most were built before 2000, 7 in all, so an owner of an older Manchaca house has recent sales of its own kind to read. Builders do list elsewhere in the ZIP code, and what that means for your price is on Do builders elsewhere in 78652 still compete with your Manchaca home?
The ZIP code that covers Manchaca spans more than the town and reads as a buyer’s market for the ZIP overall too, at 93.1% of original asking. That reading is for the ZIP as a whole, and a price point changes which market a home is in.
It carries 4.8 months of inventory, tighter than the town, and its closings include new builds where Manchaca had none. Every ZIP figure sits in the tables on How does 78652 differ from Manchaca itself, and which one is your market?
Fewer homes closed over the last three months than in the same three months last year, 12 against 21.
The twelve months run the other way. Manchaca closed 56 homes over the past twelve months, against 53 in the twelve months before. What that did to prices, and what it means for your number, is on Why does the Manchaca median say so little about what your home is worth?
The first is pricing to a sale you remember. A neighbor’s closing from earlier in the year was set in a different stretch from the one a buyer is shopping in now, and the three-month and twelve-month readings above show how far apart those stretches can sit.
The second is the street itself. Most homes for sale in Manchaca have already dropped from their first price, so a new listing opens beside sellers who have conceded once.
The third is a price range with few sales. In the $400,000 to $449,999 range only 3 homes sold in the last three months, so I read it on the twelve-month basis, where it reads as a seller’s market for that range. The timing question is on Should you sell your Manchaca home now, or wait? This season read the same last year
Start with whatever is bothering you most. If it is timing, read Should you sell your Manchaca home now, or wait? This season read the same last year If it is the neighbors’ listings, read Do builders elsewhere in 78652 still compete with your Manchaca home? If a house down the road has been up for months, read Why do Manchaca homes go under contract within a month or after three? If you want a number, read Why does the Manchaca median say so little about what your home is worth?
The town picture is a starting point, and your price range decides how well it fits. Run your address to see your part of Manchaca.
Every page that helps you decide what to do in Manchaca is linked in the list at the end of this page.
A Manchaca buyer who looks at your house has Ashbrook, Bear Creek Crossing and Hills of Bear Creek to look at as well, so your first price is read against recent sales across several small neighborhoods.
For your house, then: if a buyer walked through one of those neighborhoods this week, what would they expect to pay for yours?
If you worry your first price will land beside listings that have already cut, start by seeing what your home would be measured against. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Manchaca arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 11 homes sold by Watters International Realty in Manchaca (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.
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. 11 homes sold by Watters International Realty in Manchaca (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 Manchaca and its ZIP code; the Travis Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Manchaca builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Manchaca 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 Manchaca sales show, 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.
