Presidential Meadows, Presidential Glen and Presidential Heights are three subdivision names for what the MLS shows as one market in Manor’s 78653: homes mostly built between 2010 and 2019, mostly selling under $300,000. In the 90 days ending September 8, 2026, 18 homes closed across the three at a median sale price of $277,500 while 57 sat for sale, which is 9.5 months of inventory. Our read is that this is where the ZIP’s entry-price resale supply is concentrated, and the sellers who reached their price did it in a median 41 days, about six weeks.
Presidential Meadows, Presidential Glen and Presidential Heights, in Manor’s 78653, had 18 homes close in the 90 days ending September 8, 2026 at a median sale price of $277,500, a median of 41 cumulative days on the market, and 94.3% of original asking. On September 9, 2026 the three subdivisions had 57 homes for sale, none of them builder listings, and 9.5 months of inventory; 38 of the 57 had already cut from their original asking price. Over the twelve months ending September 8, 70 listings ended without a sale against 63 that closed. What changes it for you is where your asking price lands against the other sellers among those 57, and whether your house shows like the 18 that sold.
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 Presidential Meadows, Presidential Glen and Presidential Heights show 18 closings in the 90 days ending September 8, 2026 at a median sale price of $277,500, a median of 41 cumulative days on the market, and a median 94.3% of original asking price. On September 9 the three subdivisions had 57 homes for sale and 9.5 months of inventory. Over the twelve months ending September 8, 63 homes closed at a median of $280,000 and 49 days, with 10.9 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, 9.5 and 10.9 months are both a buyer’s market, and that label is for these three subdivisions; a price point changes which market a homeowner is in.
The twelve months before those had 97 closings at a median of $303,000 and 48 days, at 97.5% of original asking. Fewer homes closed in the current twelve months than in the prior twelve, 63 against 97, and the two medians were measured on different houses in different years, so WIR reports both and makes no price claim from them. The build years of the 63 recent closings run from 2004 to 2022, with 46 of the 63 built between 2010 and 2019; the median home that sold was 1,660 square feet.
In the 90 days ending September 8, 2026, 18 listings across the three subdivisions expired or were withdrawn against 18 that closed, which is 50.0% of every listing that reached an outcome either way. Over the twelve months ending the same day the count is 70 ended without a sale against 63 closed, 52.6%. The figure counts listings, so a house listed twice counts twice, and a house that was pulled and later sold appears on both sides. How the ZIP as a whole compares, and Chris’s position on why a listing fails, is on why aren’t homes selling in 78653?
The 57 homes for sale on September 9 had a median asking price of $279,990 and a median of 43 days on the market so far, and 38 of the 57 had already cut from their original asking price. 6 homes were under contract and 1 was pending. What WIR sees in those rows is a group where the sold homes were priced near what a buyer would pay and went in about six weeks, and a larger group started above that and is still coming down. The 41 days the sold homes needed is under the 49-day median for 78653 as a whole; how a priced-right Manor home moves is on how long are homes taking to sell in Manor?
Over the twelve months ending September 8, 2026, 40 of the group’s 63 closings were under $300,000, with 35 of the 57 active listings priced there on September 9, or 10.5 months of inventory on the twelve-month basis, a buyer’s market under WIR’s rule. 19 closings landed between $300,000 and $349,999 with 13 for sale, 8.2 months, also a buyer’s market. 4 closings landed between $350,000 and $399,999 with 8 for sale, a thin band named with its twelve-month period. Each label is for its own band inside these three subdivisions, and a price point changes which one a homeowner is in.
Across 78653, the $250,000 to $299,999 band had 33 closings in the 90 days ending September 8, 75 homes for sale, and 6.8 months of inventory, with new builds 12% of the homes for sale in it; the $200,000 to $249,999 band had 17 closings, 26 for sale, 4.6 months, and new builds 4% of its listings. 35 of the group’s 57 listings were priced under $300,000 on September 9. A seller here competes mostly with other resales in the same three subdivisions, and only at the top of the range with builder inventory, whose lowest MLS list price in the ZIP was $247,900 on September 9. The ZIP’s band table with WIR’s label rule is on is 78653 a buyer’s market or a seller’s market?, and the builder list is on what is your Manor home competing against right now?
The three subdivisions sit in Manor ISD. 47 of the 63 closings in the twelve months recorded Presidential Meadows Elementary as the campus, and Manor ISD lists Presidential Meadows Elementary among its campuses. Schools appear here as geography, because a buyer’s agent searches by them; nothing on this page describes them beyond their names.
It does if your house is one of the 57 already listed, because your asking price is being measured against 18 recent sales at a median of $277,500 and against the rest of those 57, 38 of which have already come down. It does if your likely price sits under $300,000, where the group carried 35 active listings against 40 sales in a year. It does if your house was built in the 2010 to 2019 stretch that 46 of the 63 recent sales came from and shows its age next to a newer one at the same price. If that is you, the fastest way to know is to run your address.
It applies less if your likely price lands between $300,000 and $349,999, where 19 homes sold and 13 were for sale, 8.2 months against 10.5 in the band below. It applies less if your house is one of the newer builds in the group, up to 2022, and shows like one. It applies differently if you have a lot or a finished yard that a house of similar age and size on the next street does not; WIR’s read is that a buyer pays for that here. If you do not know your likely price, start with what your Manor home is worth next to a brand-new house, and if the house needs work first, with how much should you spend fixing your Manor home before selling?
The MLS rows give the range for the three subdivisions: 57 sellers, 35 of them under $300,000, 38 of them already below their first price. Your house is one case inside that, on one street, with a house of similar age and size for sale nearby. In the twelve months ending September 8, 2026, 70 Presidential listings ended without a sale and 63 closed. What would your asking price have to be, and what would your house have to show, for yours to close?
Whether your house lands with the 18 that closed in 41 days or the 38 that have already cut comes down to where you price against the houses of similar age and size around you. 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.
