Over the twelve months ending October 15, 2026, Manchaca homes closed at 96.4% of original asking, while 67.7% of the homes for sale have already come down from their first price. Sell now, in my read, if you price to the last three months of closings, since a price set from the full year competes with those listings. Whether they clear is not something the numbers can show.
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.
What these numbers mean if you are selling is on Selling in Manchaca? How a town of resales reads beside its ZIP's new builds, and 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.
The same three months last year closed at 92.2% of original asking, against 92.4% in the three months ending October 15 this year. A buyer’s-market reading in this season has happened before in Manchaca, and it is the reading for the town overall, since a price point changes which market a home is in.
The chart below sets the two seasons side by side, with the median sale price and the median days to contract. How many homes closed in each is on Selling in Manchaca? How a town of resales reads beside its ZIP’s new builds
The last three months are part of the twelve, yet they closed at 92.4% of original asking against 96.4% for the year.
The longer reading includes seasons that closed nearer to asking, and the data I have does not split the year month by month. In my read, the year is useful context for direction, and the last three months are the better guide to a first price.
Right now 3 homes are active under contract and 1 is pending, which means buyers have already picked those houses.
That is a small pipeline beside the homes for sale, and new listings keep arriving next to it. How many arrive, and when, is not something I forecast.
In Manchaca 67.7% of the homes for sale are priced below their original asking price, against 58.9% across the Austin metro.
The metro’s share is lower, so a larger share of Manchaca listings has come down than of the metro’s. Each cut is a seller’s correction, and your first price decides whether you will make one. Why some listings never reach a contract is on Why do Manchaca homes go under contract within a month or after three?
It means opening at a number the last three months of closings support. In my read, a first price set from the full year sits above what recent buyers paid.
It also means looking at the listings near your street before you choose, since your number is read against them. Ashbrook and Hills of Bear Creek are among the neighborhoods where Manchaca homes change hands, and recent sales there are the first place to test a price.
The town reads as a buyer’s market over the last three months and as balanced over the twelve, and your price range can put you in a third place. Only 12 homes closed in the last three months, so I read each range on the twelve-month basis.
The $350,000 to $399,999 range reads balanced on twelve months, the same as the town over those twelve months.
The $450,000 to $499,999 range reads balanced too, and it holds more homes for sale than any other range.
The $500,000 to $549,999 range reads as a buyer’s market for that range, looser than the town’s twelve months.
The $400,000 to $449,999 range reads as a seller’s market for that range, with no homes for sale in it today.
Each reading covers its range as a whole, and your street and condition can move it. The scoreboard that sets the town beside its ZIP code and nearby towns is on How does 78652 differ from Manchaca itself, and which one is your market? and the whole Manchaca picture is on Selling in Manchaca? How a town of resales reads beside its ZIP’s new builds
I answer by price range first, since the town reads one way over three months and another over twelve. If that is you, the fastest way to know is to run your address.
What a buyer would pay for your home is on Why does the Manchaca median say so little about what your home is worth? and who your buyer is touring instead is on Do builders elsewhere in 78652 still compete with your Manchaca home?
A buyer comparing homes in Ashbrook or Bear Creek Crossing reads your first price against recent sales there and the listings beside yours.
So ask it of your own house: if you listed this week at the price you have in mind, would a buyer see a number that those sales support?
If you are weighing a listing now against waiting, start by seeing which cut listings your home would sit beside. 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).
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).
You get the nearby listings that have already cut, how homes in your range have closed, 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.
