Briarcreek and Bell Farms are two older subdivisions in Manor’s 78653, most of their homes built before 2010, and together they are the one resale subdivision on this cluster with a seller’s-market label. In the 90 days ending September 8, 2026, 14 homes closed there at a median sale price of $257,500, in a median 27 days, at 98.2% of original asking, while 10 sat for sale, which is 2.1 months of inventory. Our read is that these homes sell fast because they are priced under the lowest new build in the ZIP, so the buyer at this price has no spec to compare them with.
Briarcreek and Bell Farms, in Manor’s 78653, had 14 homes close in the 90 days ending September 8, 2026 at a median sale price of $257,500, a median of 27 cumulative days on the market, and 98.2% of original asking. On September 9, 2026 the two subdivisions had 10 homes for sale, none of them builder listings, and 2.1 months of inventory, with 4 homes under contract and 2 pending; the label for that supply is a seller’s market, the only resale subdivision on this cluster carrying one, and it is for these two subdivisions, since a price point changes which market a homeowner is in. Over the twelve months ending September 8, 45 homes closed at a median of $255,000 and 15 listings ended without a sale. What changes it for you is whether your likely price stays under the ZIP’s lowest builder listing at $247,900, and what you plan to buy next.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 9, 2026; Manor ISD campuses.
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 14, 2026. Sales data covers the 90 days ending September 8, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of September 9, 2026; builder pricing and incentives read September 8, 2026.
On the MLS, the combined rows for Briarcreek and Bell Farms show 14 closings in the 90 days ending September 8, 2026 at a median sale price of $257,500, a median of 27 cumulative days on the market, and a median 98.2% of original asking price. On September 9 the two subdivisions had 10 homes for sale and 2.1 months of inventory, with 4 homes under contract and 2 pending. Over the twelve months ending September 8, 45 homes closed at a median of $255,000 and 49 days, at 96.3% of original asking, with 2.7 months of inventory on that basis. Months of inventory means: if no more homes came on the market, how long it would take to sell everything listed at the current pace. Chris’s rule beside it: the right company sells faster than the average listing. Under WIR’s rule, anything under 5.5 months is a seller’s market, and that label is for these two subdivisions; a price point changes which market a homeowner is in.
The same 90 days one year earlier had 11 closings at a median of $275,000 and 21 days, also at 98.2% of original asking. The twelve months before the current twelve had 40 closings at $275,000 and 44 days. More homes closed in each of the current periods than in the matching earlier one, 14 against 11 and 45 against 40, and the two medians in each pair were measured on different houses, so WIR reports both figures and makes no price claim from them. The 45 recent closings were built between 2002 and 2017, with 31 of the 45 built before 2010 and a median build year of 2007; the median home that sold was 1,580 square feet.
The 78653 builder inventory starts at $247,900, the lowest builder list price on the MLS on September 9, 2026, and most of it stands well above that. In the $200,000 to $249,999 band across the ZIP, new builds were 4% of the homes for sale, and the band carried 4.6 months of inventory on 17 closings and 26 listings in the 90 days ending September 8. In the $250,000 to $299,999 band, new builds were 12% of the listings and the band carried 6.8 months on 33 closings and 75 listings. Briarcreek and Bell Farms sell across those two bands, 43 of their 45 twelve-month closings under $300,000 with 10 for sale, or 2.8 months on that basis. A buyer at $257,500 in Manor is choosing among resales, because the builder inventory on the MLS starts above that number. Where the builders do reach, and what happens to a resale at their prices, is on what is your Manor home competing against right now?
The listing outcomes point the same way: in the 90 days ending September 8, 3 listings across the two subdivisions expired or were withdrawn against 14 that closed, 17.6% of every listing that reached an outcome either way, the lowest share of the resale subdivisions on this cluster. Over the twelve months the count was 15 ended against 45 closed, 25.0%. The figure counts listings, so a house listed twice counts twice. The 10 homes for sale on September 9 had a median asking price of $244,500, under the median of the homes that sold, and a median of 23 days on the market so far; 5 of the 10 had cut from their original asking price. How that compares with the ZIP, and Chris’s position on why a listing fails, is on why aren’t homes selling in 78653?
In Briarcreek and Bell Farms the competition is a house of similar age and size on the next street, since 31 of the 45 homes that closed in the twelve months were built before 2010, so condition and first price do most of the work. The 14 homes that closed in the 90 days did it at 98.2% of what they first asked, which means the sellers who priced to the market kept nearly all of it. WIR’s read is that on a house built before 2010 the mechanicals are what the inspection turns up, and that is the point where a fast contract gets renegotiated. Chris’s position on spending where the inspector will look, and the Watters Ready-Fund for a seller who needs to do that work before listing, are on how much should you spend fixing your Manor home before selling?
The two subdivisions sit in Manor ISD; the campus recorded on the listings varies by street. Schools appear here as geography, because a buyer’s agent searches by them; nothing on this page describes them beyond their names. How fast a Manor home moves across the whole ZIP, against the 27 days here, is on how long are homes taking to sell in Manor?
It does if your likely price sits under $247,900, the ZIP’s lowest builder listing, because the buyer at your price is choosing among resales and the last 14 sales here closed in a median 27 days at 98.2% of asking. It does if you are one of the 10 listed now, because 4 homes went under contract and 2 pending around you while you waited, and the median asking price of the 10 is under what the sold homes fetched. It does if the mechanicals are original to a house built before 2010, because that is what the inspection on a fast contract turns up. If that is you, the fastest way to know is to run your address.
It applies less if your likely price has moved above $300,000, because only 1 of the 45 twelve-month closings here landed between $300,000 and $349,999, and at that price you are in a different band with builder inventory in it; that band’s picture is on is 78653 a buyer’s market or a seller’s market? And it changes if the reason you are selling is to move up inside Manor, because the fast side of your move is this one and the slow side is the one you are buying into; the timing of that pair is the question in the FAQ below. If you do not know your likely price, start with what your Manor home is worth next to a brand-new house.
The MLS rows for Briarcreek and Bell Farms show 27 days at the median, 98.2% of asking, 2.1 months of supply, and 4 homes under contract and 2 pending beside the 10 for sale. Your house is one case inside that: a price against $257,500 and a set of mechanicals on a house most likely built before 2010. The selling side here is the fast side, so what do you need to have in place on the purchase side before the first offer arrives?
Whether your house sells like the last 14 comes down to your price against them and what an inspection finds; what happens after comes down to where you are going. 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.
In Briarcreek and Bell Farms the selling side is the fast side, so the timing risk sits on the purchase. The last 14 sales here closed in a median 27 cumulative days at 98.2% of original asking in the 90 days ending September 8, 2026, with 2.1 months of inventory, while 78653 as a whole took a median 49 days and the Austin metro 48 in the same 90 days, so the sale side of a move from here is the faster side of it. Selling first with a leaseback, an agreement that lets you stay in the house for a period after closing, or with a closing date set to your purchase, keeps you out of two mortgages; buying first means carrying both until this house closes, which at 27 days is a shorter carry than in most of Manor. WIR does not promise a timeline for any home. What we can tell you is your likely price and days here against the market you are buying into, which is the input the decision needs, and that analysis is what the form on this page requests.
You get your likely price range, the Briarcreek and Bell Farms listings you compete with, and what we would fix and skip before you list.
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No obligation. Estimates are estimates; nothing here promises a price, a timeline, or an outcome.
