Is new construction hurting Manor resale values? What the prices show
Quick answer
Resale prices in Manor’s ZIP code have fallen further than new-build prices, so the concern is fair. Resale homes sold for 9.7% less per square foot over the last ninety days than in the same ninety days a year earlier, against 3.4% less for new builds. The sales cannot prove new construction is the cause.
What we analyzed
- 72 resale homes and 68 new builds sold in ZIP 78653 in the 90 days ending October 1, 2026
- Price per square foot for each, against the same 90 days in 2025 and for the twelve months ending October 1, 2026
- Size-adjusted price per square foot by original asking price, twelve months ending October 1, 2026
- Homes for sale as of October 2, 2026, split into new builds and resales
Sources: Unlock MLS, pulled October 2, 2026.
124 Manor 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 the Manor, TX market report, and every number on this page is also broken out in the tables on the Manor ZIP code scoreboard.
Last updated October 3, 2026. Sales data covers the 90 days ending October 1, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 2, 2026.
Is new construction pulling down what Manor resales sell for?
Resale homes sold for $155 a square foot over the last ninety days, against $172 in the same ninety days a year earlier.
New builds sold for $180 over the same ninety days, against $186 a year earlier.
The twelve-month comparison in the table points the same way, with resale falling further.
Table 1. Median price per square foot in 78653, resale against new build. Each period is compared with the same period a year earlier. Source: Unlock MLS, pulled October 2, 2026.
| Homes | 90 days ending Oct 1, 2026 | Same 90 days, 2025 | Change | Twelve months ending Oct 1, 2026 | Prior twelve months | Change |
|---|---|---|---|---|---|---|
| Resale | $155 (72 sold) | $172 (72 sold) | -9.7% | $162 (306 sold) | $177 (371 sold) | -8.5% |
| New build | $180 (68 sold) | $186 (73 sold) | -3.4% | $181 (278 sold) | $189 (301 sold) | -4.4% |
| All homes | $168 (140 sold) | $182 (145 sold) | -7.4% | $170 (584 sold) | $183 (672 sold) | -7.0% |
The sales cannot tell you why. Resales are larger than new builds at the same price in every range up to $500,000, so a larger house is part of the picture, and I adjust for it in the next section.
How do new builds and resales compare at the same price and size?
Size adjusted means I restate each sale to a home of the median size, so a bigger house is not mistaken for a better price per foot. In all five price ranges in the table, new builds sold for more per square foot than resales of the same size. The gap runs from $13 to $26 a square foot.
Table 2. New builds against resales in 78653 by original asking price. Only price ranges with 10 or more sales in the last 90 days are shown. The other columns use the twelve months ending October 1, 2026, so each group has enough sales to size-adjust. Size adjusted means each sale is restated to a home of the median size, about 2,000 square feet, so a larger house is not mistaken for a better price per foot. Source: Unlock MLS, pulled October 2, 2026.
| Original asking price | Sold, last 90 days | Sold, twelve months | New build, size-adjusted price per sq ft | Resale, size-adjusted price per sq ft | Median size, new / resale (sq ft) | New build, sale price as share of original asking | Resale, sale price as share of original asking |
|---|---|---|---|---|---|---|---|
| $250,000 to $299,999 | 28 | 13 new, 93 resale | $173.7 | $155.8 | 1,524 / 1,556 | 98.6% | 94.7% |
| $300,000 to $349,999 | 30 | 48 new, 72 resale | $177.6 | $151.9 | 1,743 / 1,934 | 95.4% | 95.2% |
| $350,000 to $399,999 | 29 | 86 new, 37 resale | $182.4 | $159.2 | 2,031 / 2,239 | 96.6% | 94.4% |
| $400,000 to $449,999 | 20 | 76 new, 17 resale | $176.5 | $163.9 | 2,321 / 2,644 | 94.2% | 93.5% |
| $450,000 to $499,999 | 12 | 35 new, 15 resale | $185.9 | $169.9 | 2,529 / 2,759 | 92.4% | 90.2% |
Over the last ninety days, resales also went under contract faster than new builds, in a median 42 days against 80.
How does new construction change prices for resale homes?
Here is how I think about it.
In the short term, new construction increases supply. As supply grows, prices can trend down past a certain inflection point. When inventory exceeds five to six months, resale homes get hit hard.
Supply in the ZIP, measured as months of supply over the last ninety days, runs 6.8, which is above the five to six months I described. That is one period’s measurement, and I do not forecast prices.
What should a Manor resale owner do about it?
Do not set a resale price from a builder’s price per square foot. Resales here are usually larger than new builds at the same price, so a buyer gets more space for the money. Size-adjusted, resales still sold for less per foot in every range in the table over the last twelve months, so size alone does not close the gap, and the resales that sold at your size are a better guide to your number. What a buyer would pay for your house next to a new one is on What is your Manor home worth next to a new build?
The builders you would be listed against are on What is your Manor home competing against?. How your price range reads as a market is on Is Manor a buyer’s market or a seller’s market?
Owners with acreage or a home above $500,000 should start with Selling acreage or a higher-priced Manor home?. If you live in Whisper Valley, I have a page on that community.
Does this affect your home?
It affects your home most when your price range is one where builders list a lot of the homes for sale. Builders list most of the homes for sale in the $400,000 range and few in the lowest range, and the counts by range are on What is your Manor home competing against? Run your address to see which side you are on.
Where builders are scarce, a resale competes mostly with other resales. Where builders hold most of the listings, a buyer has a finished new home to compare with yours that afternoon.
Your situation
New construction is part of Manor’s market, and the sales show resale prices per square foot falling further than new-build prices. What that means for your house depends on your size, your price range and the homes a buyer would tour beside yours.
The report below shows those homes for your address.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are wondering how the builders near you affect your price, start by seeing the specific homes your buyer would compare with yours. Request my complimentary Home Competitor Analysis for your address. You get:
- The homes currently competing for buyers in your area
- What they’re asking
- How long they’ve been sitting on the market
- Which homes have already reduced their price
- How your home may compare
Your report arrives instantly as a PDF, and someone from my team will call you within 24 hours to walk through it.
No obligation. The report shows the homes competing with yours. It does not include a price opinion or a valuation, and nothing here promises a price, a timeline, or an outcome. 124 homes sold by Watters International Realty in 78653 (Unlock MLS, all time).About Watters International Realty in Manor
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. 124 homes sold by Watters International Realty in 78653 (Unlock MLS, all time).
Questions Manor sellers ask about new construction and resale prices
Does new construction nearby pull down what my house sells for?
It can pull on the price per square foot a buyer will pay. Over the last ninety days resale homes in the ZIP sold for $155 a square foot, against $172 in the same ninety days a year earlier. The sales cannot prove a cause, and the better guide to your own number is the resales that sold at your size.
See the homes you’d be competing against
The report shows the competing listings near you, new and resale, and how fast homes like yours have been selling.
Your report arrives instantly as a PDF, and someone from my team will call you within 24 hours to walk through it.
No obligation. The report shows the homes competing with yours. It does not include a price opinion or a valuation, and nothing here promises a price, a timeline, or an outcome.More for Manor sellers
- What the Manor housing market looks like for sellers
- How is the Manor ZIP code market doing?
- What is your Manor home competing against?
- Is Manor a buyer’s market or a seller’s market?
- What is your Manor home worth next to a new build?
- Selling acreage or a higher-priced Manor home?
- The Austin seller hub
