You do not have to cut your price to compete with Manor’s builders in 78653 this fall if your first number is set against them. On September 9, 2026, 190 of the 367 homes for sale in 78653 sat below their original asking price, 129 of the 220 resales and 61 of the 147 builder listings. The 147 homes that closed in the 90 days ending September 8 sold at 94.6% of original asking in a median 49 days. Our read is that the cut which decides a Manor sale is the first one, set against the spec down the street and the rate advertised with it.
You do not have to cut if the first number is set against the right competitor. On September 9, 2026, 190 of the 367 homes for sale in 78653 were below their original asking price, 129 of 220 resales and 61 of 147 builder listings, while the 147 homes that closed in the 90 days ending September 8 sold at 94.6% of original asking in a median 49 days. Builder listings are 59% of what is for sale between $350,000 and $399,999 and 78% between $400,000 and $449,999, and they come with advertised financing, as low as 4.99% (terms apply, subject to change) at Pacesetter’s two Manor communities against the Freddie Mac survey rate of 6.71% on September 3, 2026. A resale priced against that spec on day one competes on condition and lot; one priced against the neighbor’s asking price cuts later, after the buyers who were waiting have seen the first number.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 9, 2026; NAHB’s August 2026 builder survey: 35% of builders cutting prices, average cut 6%, 63% using incentives; Freddie Mac PMMS, 6.71% on September 3, 2026; WIR New Construction Inventory sheet, read September 8, 2026.
The wider Manor story is on the Manor, TX real estate market report, and every figure on this page is tabled on Why are 367 homes for sale in 78653 when 147 sold in 90 days?.
Last updated September 17, 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 September 9, 2026, 367 homes were for sale in 78653 and 190 of them, 51.8%, were priced below their original asking price. Split by who is selling: 129 of the 220 resale listings had cut and 61 of the 147 builder listings had. The Austin metro as a whole was at 57.2% on the same measure. The resale listings had been on the market a median 43 cumulative days so far and the builder listings a median 60. Those are listings still waiting for a buyer, so the count says how many sellers changed their number, and nothing yet about whether the new number worked.
What worked is in the closings. The 147 homes that closed in 78653 in the 90 days ending September 8, 2026 sold at a median 94.6% of their original asking price, in a median 49 cumulative days on the market, at a median $330,000. The same 90 days a year earlier had 162 closings at 94.6% and 56 days. 94.6% is measured against the first price the buyer saw, so it already contains every cut those sellers made along the way. WIR’s read is that the sellers who closed were the ones whose first number was close enough to what a buyer would pay for the negotiation to stay inside that gap. Why a listing fails, and Chris’s position on it, is on why aren’t homes selling in 78653?
The 147 builder listings on the MLS on September 9, 2026 came from 16 builders, asking $247,900 to $545,331 with a median of $390,470, and 61 of the 147 were below their original list price. Builders are 4% of what is for sale between $200,000 and $249,999 and 12% between $250,000 and $299,999, then 34% between $300,000 and $349,999, 59% between $350,000 and $399,999, and 78% between $400,000 and $449,999. Above $420,000, 48 of the 92 homes for sale were new builds. Which builder stands at which price, by community, and Chris’s position on what your buyer is actually comparing, is on what is your Manor home competing against right now?
A builder’s cut usually takes the form of financing and closing costs. The WIR New Construction Inventory sheet, read September 8, 2026, shows Pacesetter Homes advertising a rate as low as 4.99% (terms apply, subject to change) at Whisper Valley and Village at Manor Commons, against the Freddie Mac survey rate of 6.71% on September 3, 2026. Nationally, NAHB’s August 2026 builder survey found 35% of builders cutting prices, by an average of 6%, and 63% using incentives of some kind. Chris’s position on how builders compete and what that supply does to resale values is on is new construction hurting Manor resale values?, with the 78653 supply figure beside it.
So the competitor a resale seller is pricing against in the $350,000 to $449,999 ranges is a finished house with a warranty and an advertised payment. WIR’s read is that a resale wins there on what the spec cannot offer, a finished lot, a finished street, no construction next door, and a first price that accounts for the payment gap.
The MLS records both prices. The 129 resale listings that had cut by September 9, 2026 had been on the market a median 43 cumulative days so far, and the buyers who were waiting at the new price saw the old one first. The sold homes’ median of 49 days, and Chris’s position on what decides speed, are on how long are homes taking to sell in Manor?
WIR’s read on the headline question is that a price cut follows a first price set against the wrong comparison, usually a neighbor’s listing that has itself cut. The comparison that holds is the spec at your square footage, the builder’s advertised rate beside the survey rate, and the resale listings in your range. What that comparison does to a home’s worth is on what is your Manor home worth next to a brand-new house?
WIR’s read is that the ranges with the most builder inventory, at 8.2 and 9.6 months, are the ones where a resale that opens high sits longest. 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. Between $350,000 and $399,999, 33 homes closed in the 90 days ending September 8, 2026 against 90 for sale, 8.2 months of inventory, and builders hold 59% of those listings; between $400,000 and $449,999, 14 closed against 45 for sale, 9.6 months, 78% builder. Between $300,000 and $349,999, 35 closed against 67 for sale, 5.7 months, balanced, 34% builder. Under $300,000 the picture flips: $200,000 to $249,999 sat at 4.6 months, a seller’s market under WIR’s rule, with builders at 4% of the listings, and $250,000 to $299,999 at 6.8 months with builders at 12%. Each label is for its range, a price point changes which market a homeowner is in, and Chris’s position on that is on is 78653 a buyer’s market or a seller’s market?
Condition moves a house inside its range and does not move it out of one. Chris’s position on what to fix, with the inspection as the test, is on how much should you spend fixing your Manor home before selling? Each subdivision page on this cluster carries its own cut count and ended-without-a-sale count, from ShadowGlen to Manor’s established subdivisions.
It does if your likely price sits between $350,000 and $449,999, where builders hold 59% and 78% of what is for sale and a spec at your number carries an advertised rate your buyer cannot get on your house. It does if you set your asking price against a neighbor’s listing that is one of the 129 resales that have already cut. It does if your house needs the kind of work a buyer will see the same day as a finished spec; what to fix first is on how much should you spend fixing your Manor home before selling? If that is you, the fastest way to know is to run your address.
It applies less if your likely price sits under $300,000, where builders are 4% and 12% of the listings and the $200,000 to $249,999 range read as a seller’s market at 4.6 months in the 90 days ending September 8, 2026; there the inspection decides and the builder’s rate does not, as the pages for Briarcreek and Bell Farms and Manor’s established subdivisions show. It applies less if you own something the spec cannot offer, a lot, a finished street, a location inside an older subdivision; WIR’s read is that a buyer pays for that when the first price already accounts for the builder’s rate. It applies differently above $420,000, where 48 of the 92 homes for sale were new builds and 92 homes sat against 20 sales in 90 days; that segment’s page is should you sell acreage or a higher-priced home in Manor now, or wait?
The ZIP figures give the pattern: 190 of 367 listings cut, 147 homes sold at 94.6% of asking in 49 days. Your house sits at one price, in one range, on one street, against one set of specs and one set of resales that have already cut. What would that number have to be, set against the spec at your square footage and the builder’s advertised rate, for your house to sell in the first 49 days instead of joining the 190?
Whether your house sells at its first number or joins the 190 that cut comes down to which competitor that number was set against. Give us your address and we run the process behind this page against your actual property. You get:
No obligation. The report for your part of 78653 arrives within a minute; the pricing analysis comes after we walk the home. 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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