ShadowGlen is the subdivision with the most resale closings of any on this cluster in Manor’s 78653, a 1,400-acre community on US 290 with a public golf course inside it. In the 90 days ending September 8, 2026, 12 homes closed there at a median sale price of $398,500 in a median 46 days, while 33 sat for sale, which is 8.2 months of inventory. Our read is that ShadowGlen is two markets under one name. The homes that reach a buyer’s price sell in that month and a half; over the twelve months ending the same day, 68 listings ended without a sale against 67 that closed.
ShadowGlen, in Manor’s 78653, had 12 homes close in the 90 days ending September 8, 2026 at a median sale price of $398,500, a median of 46 cumulative days on the market, and 95.2% of original asking. On September 9, 2026 it had 33 homes for sale, none of them builder listings, and 8.2 months of inventory; 24 of those 33 had already cut from their original asking price. Over the twelve months ending September 8, 68 ShadowGlen listings ended without a sale against 67 that closed, so the community splits into homes that sold near asking and homes that never found their price. What changes it for you is which phase you own in, and where your asking price lands against the 33 already on the market.
Sources: Unlock MLS (ACTRIS) via MLS Grid, WIR analysis, pulled September 9, 2026; Travis County MUD No. 2 board minutes, September 3, 2025; ShadowGlen community site and ShadowGlen Golf Club, read September 14, 2026; Manor ISD campuses; Travis Central Appraisal District.
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; district minutes and community sites read September 14, 2026.
On the MLS, the ShadowGlen subdivision rows show 12 closings in the 90 days ending September 8, 2026 at a median sale price of $398,500, a median of 46 cumulative days on the market, and a median 95.2% of original asking price. On September 9 the subdivision had 33 homes for sale and 8.2 months of inventory. Over the twelve months ending September 8, 67 homes closed at a median of $392,500 and 68 days, with 5.9 months of inventory on that longer 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.
The same 90 days one year earlier, June 11 to September 8, 2025, had 22 ShadowGlen closings at a median of $383,000 and 84 days. The twelve months before the current twelve had 77 closings at $387,000 and 76 days. Fewer homes sold in each current period than in the matching earlier one, 12 against 22 and 67 against 77, and the sold homes went faster, 46 days against 84 and 68 against 76. The medians, $398,500 against $383,000 on the 90-day pair and $392,500 against $387,000 on the twelve-month pair, were measured on different houses in each period, so WIR makes no price claim from them.
In the 90 days ending September 8, 2026, 10 ShadowGlen listings expired or were withdrawn against 12 that closed, which is 45.5% of every listing that reached an outcome either way. Over the twelve months ending the same day the count is 68 ended without a sale against 67 closed, 50.4%. That figure counts listings, so a house listed twice and pulled 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 33 homes for sale on September 9 tell the same story from the front end. Their median asking price was $380,000 and their median time on the market so far was 89 days, about double the 46 days the sold homes needed. 24 of the 33 had already cut from their original asking price. The pattern WIR sees in those rows is a subdivision where the sold homes were priced close to what a buyer would pay from day one, and a larger group started above it and is still working its way down. How long a Manor home takes when it is priced to the market is on how long are homes taking to sell in Manor?
ShadowGlen was built in phases over two decades, and the closings show it. Of the 67 homes that closed in the twelve months ending September 8, 2026, 18 were built before 2010, 17 between 2010 and 2019, and 32 in 2020 or later; the build years run from 2004 to 2025. A house from the first phase and a house from the second share a subdivision name and a golf course. WIR’s read is that a buyer compares kitchens and roofs, and those differ by phase.
The price bands inside the community show where the depth is. Over those twelve months, 24 homes sold between $300,000 and $349,999 with 9 for sale on September 9, or 4.5 months of inventory on the twelve-month basis, a seller’s market under WIR’s rule; 13 sold between $450,000 and $499,999 with 7 for sale, 6.5 months, balanced; 10 sold between $350,000 and $399,999 with 7 for sale, 8.4 months, a buyer’s market; 8 sold at $500,000 and above with 5 for sale, 7.5 months, a buyer’s market; and 7 sold between $400,000 and $449,999 with 2 for sale, 3.4 months, a seller’s market. Each label is for its own band inside one subdivision on the twelve-month basis, a price point changes which band a homeowner is in, and the bands under 10 sales are thin. The ZIP-wide version of that table, with WIR’s label rule, is on is 78653 a buyer’s market or a seller’s market?
No builder had a listing on the MLS in ShadowGlen on September 9, 2026. The district’s September 3, 2025 minutes record one remaining section, 18A, under development by Perry Homes. A ShadowGlen resale owner is selling against other resales inside the community and against the 147 builder listings among the 367 homes for sale across 78653 on September 9. What that inventory does to a resale, and Chris’s position on what happens once builder supply pushes a market past five to six months, is on is new construction hurting Manor resale values?
ShadowGlen is served by Travis County Municipal Utility District No. 2, which lists ShadowGlen among the areas it serves. The district’s board adopted its 2025 tax rate on September 3, 2025 at $0.8310 per $100 of value, made up of $0.2625 for debt service, $0.2185 for operations and maintenance, and a $0.35 contract tax, as recorded in the district’s minutes of that meeting. A buyer’s agent will ask about that line in writing, and whether your own parcel sits inside the district, and what the line is on your own bill, is on your record at the appraisal district.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID assessment on your lot, or what the November 3 bond would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What WIR can tell you is what a buyer would pay.
The community sits in Manor ISD. 64 of the 67 ShadowGlen listings that closed in the twelve months ending September 8, 2026 recorded ShadowGlen Elementary as the campus, and Manor ISD lists ShadowGlen Elementary School among its campuses. The community’s own site describes 1,400 acres on US 290 about 12 miles northeast of Austin, with an 18-hole public course, ShadowGlen Golf Club, inside it. 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 33 already on the market, because your asking price is being measured against 12 recent sales at a median of $398,500 and against the rest of those 33, 24 of which have already come down. It does if you own in the first phase, built before 2010, and your kitchen and baths read as that generation next to a house built in 2020 or later at a similar price. It does if your likely price sits between $350,000 and $399,999, where the community carried 8.4 months of inventory on the twelve-month basis. If that is you, the fastest way to know is to run your address.
It applies less if your likely price lands between $400,000 and $449,999, where 7 homes sold and 2 were for sale, or between $300,000 and $349,999, the community’s deepest band at 24 sales. It applies less if your house is one of the 2020-and-later homes and shows like one. It applies differently if you own on the course or on a lot the second phase cannot offer; WIR’s read is that a buyer pays for that and the MLS rows do not show it. 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 give the range for ShadowGlen and the build year gives the comparison. Your house sits somewhere specific inside that, in one phase and on one street, where the 33 current sellers are asking a median $380,000 and 24 have already cut. In the twelve months ending September 8, 2026, 68 ShadowGlen listings ended without a sale and 67 closed. What would your asking price have to be, and what would your house have to show, for yours to be one of the 67?
Whether your house lands with the 67 that closed or the 68 that ended without a sale comes down to your phase and where you price against the 33 already listed. 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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