Manor has more homes for sale than its buyers are absorbing, and Chris Watters’s position is that the reason is affordability. In the 90 days ending September 8, 2026, ZIP 78653 carried 7.5 months of inventory against 5.4 for the Austin metro, and 147 of the 367 homes for sale on September 9 were builder listings. His read is that there is pent-up demand on the sidelines, held there by the gap between what sellers want and what a buyer can afford at current interest rates.
Manor’s 78653 ZIP is carrying more homes for sale than the Austin metro, 7.5 months of inventory against 5.4 for the 90 days ending September 8, 2026, and 40% of those homes are builder listings; new builds are the majority of what is for sale in three price ranges, $350,000 to $399,999, $400,000 to $449,999 and $450,000 to $499,999. The homes that did sell moved at metro speed, a median 49 days against 48, and at 94.6% of their initial asking price against 94.9%, so our read is that the pressure is supply at a given price, felt hardest between $350,000 and $500,000 where new builds are 58% to 78% of what is for sale. What changes the answer for you is your price point, the condition of the house, whether you are on acreage, and how long you can wait.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 9, 2026; WIR New Construction Inventory tracking; Manor ISD Bond 2026; City of Manor public hearing notices; TxDOT FM 973 realignment; Whisper Valley master association FAQ; Travis Central Appraisal District 2026 notices.
Every figure on this page is tabled, with its period and query ID, on the 78653 housing market report.
Last updated September 9, 2026. Sales data covers the 90 days ending September 8, 2026 (Unlock MLS via MLS Grid); listing inventory as of September 9, 2026; builder pricing and incentives read September 8, 2026.
More supply than the buyers at current rates are absorbing. In the 90 days ending September 8, 2026, 147 homes closed in 78653 at a median sale price of $330,000, and 367 were for sale on September 9, which is 7.5 months of inventory: if no more homes came on the market, how long it would take to sell everything listed at the current pace. The Austin metro sat at 5.4, and the label WIR puts on the gap, with its caveat, is on is 78653 a buyer’s market or a seller’s market? Chris’s rule for reading any of it is that the right company sells faster than the average listing. The 78653 ZIP is a wider line than the city limits, and every figure here describes the ZIP.
The supply has a specific shape. Of the 367 homes for sale on September 9, 2026, the MLS flags 147 as new construction, under construction, or to be built, 40% of the market, under 16 builder names, with D.R. Horton holding 57; they run from $247,900 to $545,331. The effect on resale values is on is new construction hurting Manor resale values?; the inventory by builder, community and price is on what is your Manor home competing against right now?
A little down on the one comparison on file: the median sale price in 78653 was $330,000 in the 90 days ending September 8, 2026, against $339,990 in the same 90 days of 2025, on 147 closings against 162. What the ZIP median says about your own house is on what is your Manor home worth next to a brand-new house?
Only what the city, TxDOT and the school district publish. The City of Manor’s posted hearing notices include the Manor Town Center PUD at 13301 E US Highway 290, 84.30 acres, notices published August 21, 2026. TxDOT’s FM 973 realignment, about 5.6 miles between US 290 and SH 130, is approved with no construction schedule published.
The Manor ISD Bond 2026 puts $400 million on the November 3, 2026 ballot, Proposition A at $391.5 million and Proposition B at $8.5 million. The district’s math on a $331,764 average home shows about $9.56 a month less than last year, on its assumptions, for a home that is not yours.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID assessment on your lot, or what the November 3 bond would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What WIR can tell you is what a buyer would pay.
Whisper Valley carries a 78653 address, sits inside the Del Valle ISD boundary, and the developer’s documents describe a PID on each lot set by lot size; the tax-adviser note above applies. On the MLS the subdivision closed 10 homes in the 90 days ending September 8, 2026 at a median $349,900, with 28 for sale, or 8.4 months of inventory. What it means for an owner is on Whisper Valley real estate market: what sellers should know.
ShadowGlen is the other subdivision with enough sales to read on its own: 12 closed in those 90 days at a median $398,500, in a median 46 days, with 33 for sale, or 8.2 months. What that looks like from inside the subdivision, including how many of its listings ended without a sale, is on ShadowGlen real estate market: what sellers should know.
Village at Manor Commons is Pacesetter’s second Manor community, published on WIR’s inventory sheet at $329,900 to $411,900 with an HOA of $33 a month and no PID noted, which puts the ZIP’s $330,000 median $100 above that published floor. On the MLS, Manor Commons closed 3 homes in the 90 days and 14 over the twelve months at a median $370,520. The builder-versus-resale split of what is for sale there is on Village at Manor Commons real estate market: what sellers should know.
Four more Manor subdivisions have their own pages: Presidential Meadows, Presidential Glen and Presidential Heights, the ZIP’s largest block of resale listings under $300,000; Stonewater, which carries the most supply relative to its sales of any subdivision here; Briarcreek and Bell Farms, the one pocket in 78653 selling on a seller’s terms; and Carillon, where the builders hold 30 of the 35 listings.
Acreage runs on its own numbers: 31 parcels of 10 acres or more were for sale in 78653 on September 9, 2026 against 9 sales in the twelve months ending September 8, which is 41.3 months of supply. That market and the above-$420,000 resale market are on should you sell acreage or a higher-priced home in Manor now, or wait?
This is WIR’s read. The risk that costs the most is ending up among the listings that do not sell: in the 90 days ending September 8, 2026, 89 listings in 78653 expired or were withdrawn, and the price, promotion or product reasons are on why aren’t homes selling in 78653? Close behind it is competing with a finished spec without knowing it, since between $350,000 and $449,999 new builds are 59% to 78% of what is for sale. Reaching on price and correcting late follows from that: 190 of the 367 homes for sale on September 9, 2026 had already cut from their original list price, and the first thirty days are on how long are homes taking to sell in Manor? Listing a house an inspector will flag is the last of them, and what to fix is on how much should you spend fixing your Manor home before selling?
If you already have a likely price, start with the decision: should you sell your Manor home now, or wait? weighs everything on this page for a homeowner in 78653.
The case for now if your likely price sits under $300,000, where new builds are 4% to 12% of what is for sale and the $200,000 to $249,999 range is a seller’s market at 4.6 months, a label for that range only, since a price point changes which market a homeowner is in. The case for now if the house is ready, with nothing an inspector will flag, because the homes that sold in those 90 days did so in a median 49 days at 94.6% of their initial asking price. The case for now if a finished spec stands at your price and the builder has already cut, as 61 of the 147 builder listings had. If that is you, the fastest way to know is to run your address.
The case for waiting if your likely price is above $420,000 and your timeline is open, because 92 homes were for sale there on September 9, 2026 against 20 sales in the 90 days, and 48 of the 92 are new builds; that segment is read on should you sell acreage or a higher-priced home in Manor now, or wait? The case for waiting if the house needs work you cannot fund before listing, since it would compete with a finished spec the same afternoon.
A market report describes a ZIP. You are selling one house, at one price, to the buyers looking at that price during the weeks you are listed, and they can tour a finished builder house the same afternoon. So: at the price your home would list for in Manor today, what is the buyer choosing between, and what does yours have that the new house does not?
Every figure on this page is the ZIP’s. Whether Manor’s supply is costing you anything on your own house depends on your price, your street, and which builder homes a buyer at that price tours the same afternoon. Give us your address and we run the process behind this page against your actual property. You get:
No obligation. An analyst runs your address, your part of 78653, and the timeline you name. Estimates are estimates; nothing here promises a price, a timeline, or an outcome. 118 homes sold by Watters International Realty in 78653.
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.
The 78653 figures beside that read: 367 homes for sale on September 9, 2026, 7.5 months of inventory for the 90 days ending September 8, 2026, and 190 of the 367 already cut from their original list price.
Watters International Realty is a Texas real estate brokerage based in Austin, with Chris Watters as broker of record. This page is written from ACTRIS data pulled through MLS Grid and analyzed by WIR on September 9, 2026, and from the WIR New Construction Inventory sheet. 118 homes sold by Watters International Realty in 78653.
The primary records behind this page are the Manor ISD bond program pages, the Travis Central Appraisal District’s 2026 notices, the City of Manor’s posted hearing notices, the Whisper Valley master association documents, and TxDOT’s project page for the FM 973 realignment, all read September 8, 2026. What we do not have is stated too: no builder incentive data beyond Pacesetter’s two communities on the sheet, and no price-band rows above $450,000 on the 90-day basis, so those ranges use the twelve months ending September 8, 2026 wherever they appear in this cluster.
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No obligation. Estimates are estimates; nothing here promises a price, a timeline, or an outcome.
