Acreage in 78653 carried 41.3 months of supply on September 9, 2026, and homes above $420,000 carried 11.6 months on the twelve months ending September 8, 2026. Our read is that a seller in either group is choosing between a market that can be measured now and a holding period nobody can measure. Nothing on this page says where prices go, because at these counts that is not reportable.
For an acreage owner in 78653 the choice is to sell now or plan to hold, because parcels of 10 acres and up carried 41.3 months of supply on September 9, 2026, with 9 sales in the twelve months ending September 8 against 15 the twelve months before. For a home above $420,000 it is the same choice at a smaller scale: 95 closings in those twelve months against 156, 92 homes for sale with 48 of them new builds, and 11.6 months of supply. What changes it for you is how long you can hold, and whether your price sits where the sales cleared or where the actives are asking.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 9, 2026; WIR New Construction Inventory tracking; Travis Central Appraisal District, 2026 notices; Manor ISD Bond 2026.
The wider Manor story is on the Manor, TX real estate market report, and every figure on this page is tabled 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.
In the twelve months ending September 8, 2026, 9 parcels of 10 acres or more sold in 78653, counting residential, land and farm listings with duplicate records removed, against 15 in the twelve months before. On September 9, 2026, 31 were for sale: 17 listed as farm, 12 as land and 2 as residential. Divide the 31 actives by the trailing twelve months’ sales per month and you get 41.3 months of supply, meaning: if no more acreage came on the market, how long it would take to sell everything listed at the current pace. The right company sells faster than the average listing, which is Chris’s standing rule; the ZIP’s numbers are on the 78653 housing market report.
The 9 parcels that sold in the twelve months ending September 8, 2026 took a median of 152 days to go under contract, against 129 days for the 15 that sold the twelve months before, and they closed at 84.2% of their original asking price, against 82.0%. The median sale was $1,000,000 this year and $920,000 last year, on a median parcel of 15.1 acres this year and 18.2 last year. The 31 parcels for sale look different: median asking price $2,400,000, median size 34.7 acres, and 9 of the 31 already cut from their original list price. Part of that gap is size, and part of it is asking.
We cannot tell you, and neither can anyone working from these counts. Nine sales against fifteen, on parcels from 10 to 285 acres, is a set where one parcel moves the median on its own, so $1,000,000 against $920,000 says which parcels sold in each year and nothing more. What is reportable is supply at 41.3 months, a median 152 days to contract, a sale at 84.2% of original asking, and a $2,400,000 asking median above a $1,000,000 sale median.
Our read is tied to the supply number: with 41.3 months of supply, an acreage seller in 78653 is choosing between selling into a market that can be measured now and holding through a period nobody can measure. Sell now if the reason you held the land is gone, if you would need the equity inside the next few years anyway, if the improvements are due for a repair a land buyer will not pay you back for, and if you can price where the sales cleared instead of where the actives are asking. If that is you, the fastest way to know is to run your address.
Hold if you can plan on staying and the carrying cost of the improvements fits your budget without the sale. Hold if the only number you would accept is one the active list is asking and the sales record is not showing, because a listing priced where the actives are asking instead of where the sales cleared is the one that sits; 9 of the 31 have already cut once.
Volume and supply. In the twelve months ending September 8, 2026, 95 homes closed above $420,000 in 78653, against 156 in the twelve months before. On September 9, 2026, 92 were for sale, 48 of them new builds. Supply above $420,000 is 11.6 months on the twelve-month basis and 13.8 months on the 90 days ending September 8, 2026. Inside the segment, $450,000 to $499,999 is the crowded range: 25 sales in the twelve months, 38 for sale, 18.2 months of supply, against 13 sold, 7 for sale and 6.5 months at $500,000 to $549,999 and 26 sold, 21 for sale and 9.7 months at $550,000 and above, all on the same twelve months. What those months mean as a label, with the caveat that goes with any label, is on is 78653 a buyer’s market or a seller’s market? The 48 new builds among the 92 listings above $420,000 come from the builders listed on what is your Manor home competing against right now?
The median sale above $420,000 was $489,545 in the twelve months ending September 8, 2026 and $465,000 in the twelve months before, and we do not call that appreciation. It came on 95 sales instead of 156, with more of them at the top of the segment, and when fewer homes sell and more of them are the expensive ones, the median rises without any single house being worth more. What is reportable is the volume and the supply. Chris’s stated read on why buyers are on the sidelines is on the Manor, TX real estate market report, and his stated position on what supply past five to six months does to resale homes is on is new construction hurting Manor resale values?
Appraised value is the figure the Travis Central Appraisal District puts on your property for tax purposes; market value is what a buyer would pay against the 92 other homes above $420,000 they could tour. TCAD’s 2026 notices put the countywide median market value at $493,449, with market value for houses down 1.8% from the year before in TCAD’s own comparison, and no Manor breakout. Manor ISD has a $400 million bond on the November 3, 2026 ballot; the district’s math is on its bond page. 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. How that number is worked out next to a new build is on what is your Manor home worth next to a brand-new house?
Sell now if your timeline is set by a job, a school year or a purchase elsewhere, because the segment shows 11.6 months of supply on the twelve months ending September 8, 2026. Sell now if your likely price sits between $450,000 and $499,999, where 38 homes are for sale against 25 sales in twelve months, so a home priced at that step is one of 38 the buyer can choose from, and your house reads as finished next to the 48 new builds above $420,000. Sell now if you can price where the 95 sales cleared instead of where the actives are asking.
Wait if nothing forces the move and you can carry the house for as long as it takes. Wait if your only acceptable number sits above where the sales cleared, because that listing joins the 92 waiting. Above $550,000 the MLS shows no builder inventory and 21 homes for sale against 26 sold in the twelve months, a different shelf from $450,000.
The numbers above are the segment’s. Yours are narrower: how many of the 31 parcels, or the 92 homes, a buyer with your budget would tour the same week as yours, and where your number sits against what your segment’s sales cleared at. If you had to write down the date you would be gone by, and the number you would take to be gone by then, what would each say?
Whether now or later is the right call for your parcel or your house depends on where your price sits against the sales that actually closed in your segment, and on how long you can hold. 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.
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.
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No obligation. Estimates are estimates; nothing here promises a price, a timeline, or an outcome.
