If you sell a home in Monarch Ranch in Manor, you are competing with DR Horton, because 29 of the 34 homes that sold in the last twelve months were new builds and every home for sale today is a DR Horton listing. I would price a resale against what homes here actually sold for, and I would walk the builder’s homes for sale before I set that price.
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
123 Manor homeowners have trusted my real estate team to sell their home in the MLS, and that count does not include a single buyer my team has represented. Everything on this page comes from the same MLS record I use to price those homes.
A resale in Monarch Ranch competes with brand new homes on the same streets. Only 5 of the homes that sold in the last twelve months were resales, and every home that sold was built in 2025 or later.
Your house is close to new too, but a buyer who has just walked through a new DR Horton home has nothing to fix in it, and I want your home to hold up against that.
When I price a resale in a neighborhood like this, I start by walking the builder’s homes for sale. Buyers hold a resale up against those room by room, and I want to see what they see before they do.
Most of the homes that sold here in the last year were new builds, so the market reading below mostly reflects how buyers paid for DR Horton homes.
On the twelve-month basis, homes in Monarch Ranch sold for 96.4% of their original asking price, which makes it a balanced market. That reading covers the neighborhood as a whole, and a resale asking more than most of the new homes for sale meets a tougher buyer than that figure suggests.
Buyers also gave up less of the asking price than a year earlier: homes sold for 94.5% of original asking in the prior twelve months and 96.4% in the last twelve months. For an owner, that means a well-priced home here lost less to negotiation this year than last.
Price per square foot rose from $182 in the prior twelve months to $186 in the last twelve months. The median home size was the same in both years, so I read that rise as buyers paying a little more for the same amount of house.
The last three months show $187 per square foot, but that comes from only 7 sales, which is a thin sample. With that few closings, I read the market from the twelve-month figures and treat the recent months as a check on them.
In the last twelve months, the median home in Monarch Ranch took 42 cumulative days to contract, down from 67 days in the prior twelve months. I count from the first time a home hit the market, even if it was taken off and relisted, and by that count a seller here spent several fewer weeks with a listing than a year earlier.
The few sales in the last three months, a thin sample, came in at 48 days to contract. I would not read much into a handful of sales, but I take it to mean buyers here still take several weeks to decide.
Half of them have. Of the 14 homes for sale today, 7 were already priced below their original asking.
The median asking price for homes on the market is $414,665. The median sale over the last twelve months was $367,670, and I show that gap to any owner who wants to list near the top of what is for sale.
Every one of those listings is a DR Horton home, and buyers compare a resale against them on the same streets. I set a resale price from what homes here sold for, with those listings in front of me.
When I compare Monarch Ranch with Manor as a whole, the neighborhood has a little less supply. It sits at 4.9 months of supply, against 6.0 months for the town.
Buyers also paid more per square foot here. Homes sold for $186 per square foot in Monarch Ranch over the last twelve months, compared with $169 across Manor.
Part of that gap is the age of the houses. The median home sold across Manor was built in 2022, and the homes here are newer than that.
Across the town, homes sold for 95.0% of original asking. Buyers in Monarch Ranch gave up a little less of the asking price than that, in a year when nearly every sale here was a brand new home.
I would list now if your home is move-in ready. Monarch Ranch is a balanced market for a home priced against closed sales, and I would rather you sell into that than hold out for one of today’s higher asking prices.
Waiting makes more sense to me if your home needs work before it can stand next to new construction. I would rather you finish that first than list a home that tours poorly beside a brand new one.
My Home Competitor Analysis puts your house next to the homes a buyer tours alongside it, including the builder’s listings. Here is what you get:
No obligation. The report for Monarch Ranch comes first. Then I walk the home with you before we talk about price.
If you bought new from DR Horton in the last year or two, I would tour the builder’s homes for sale before setting your price. Your house sits beside floor plans a buyer can walk through the same day, and anything you added since closing is your clearest edge.
If you need to move by a set date, I would price inside what homes actually sold for and well below the median asking price. Half of the homes for sale here have already cut, and I would rather you start where buyers are paying than come down later.
If you have no fixed timeline, I would keep an eye on how many builder homes are for sale in Monarch Ranch. Right now all 14 listings are DR Horton homes, and the fewer new homes a buyer can tour next to yours, the more your house stands on its own.
The Home Competitor Analysis shows the homes you would have to beat, what they are asking, how long they have been on the market, which have cut their price, and how your home may compare.
Sources: Unlock MLS (ACTRIS) via MLS Grid, my analysis, pulled October 15, 2026. The neighborhood is the MLS subdivision name. Homes are counted by closing date. Prices as a share of original asking use each home’s original list price.
Last updated October 15, 2026. Closings: twelve months ending October 15, 2026 and the 90 days ending October 15, 2026. Homes for sale: as of October 15, 2026.
