As of October 16, 2026, the homes a Point Venture buyer weighs against yours are other resales, 31 of them asking a median $379,900, and more than half have already cut their price. In my read, you price against the cut listings in your own price range and not the first prices beside them.
Sources: Unlock MLS, pulled October 16, 2026.
12 Point Venture 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.
Every number on this page comes from Unlock MLS and is dated in the box at the top of the page.
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Other resales are. Builders hold 3.1% of the homes for sale, and the resale listings ask a median $379,900. A resale here means a home that is not new construction.
The one builder listing is in Point Venture Sec 01 and asks $2,499,000. No resale is listed in the $2,000,000 to $2,499,999 range, so a seller at that level shares the shelf with no other resale.
None of the 7 homes that closed in the last three months was a new build, so the record has no sold price for new construction to measure a resale against. What a Point Venture resale is worth is on What is your Point Venture home worth when one section sells far above the next?
The MLS shows one builder name, Vogel Custom Homes, with a single listing in Point Venture Sec 01. The table below shows the whole builder record.
Table 1. Builder listings in Point Venture by builder name on the MLS record, as of October 16, 2026; 1 builder listings of 32 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Vogel Custom Homes | 1 | $2,499,000 to $2,499,000 | $2,499,000 |
WIR’s own new construction sheet has no rows for Point Venture, so this page shows presence and asking range from the MLS only. How I read builder competition in towns where builders hold most of the shelf is on What is your Manor home competing against? The houses your buyer tours that same afternoon.
It has been listed 4 days so far and has not cut its price. Its asking price puts it in a range of its own, at $566 per square foot.
In my read, it competes with almost no resale in town. A home asking between $300,000 and $349,999, or between $350,000 and $399,999, is priced for a different buyer, and the neighbors on those streets are the shelf that matters.
Over twelve months the most closings were in Point Venture Sec 02, with 8, and in Point Venture and Point Venture Sec 01, with 7 each. The table below sets each section beside what is for sale now.
Table 2. Point Venture subdivisions by closings in the twelve months ending October 15, 2026, with the median build year of what sold and the count for sale as of October 16, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| Point Venture Sec 02 | 8 | $422,500 | 2003 | 6 |
| Point Venture | 7 | $269,000 | 2001 | 2 |
| Point Venture Sec 01 | 7 | $650,000 | 1996 | 4 |
| Comanche Point Sec 3-A At Poin | 4 | n/a | n/a | 3 |
| Point Venture Sec 03-2 | 4 | n/a | n/a | 3 |
| Indian Point At Point Venture | 2 | n/a | n/a | 4 |
| Point Venture Sec 02-B | 2 | n/a | n/a | 1 |
| French Quarter Sub | 1 | n/a | n/a | 0 |
| Point Venture Sec 2-B | 1 | n/a | n/a | 0 |
| Point Venture Sec 02-A | 1 | n/a | n/a | 0 |
Point Venture Sec 02 also has the most homes for sale. Indian Point at Point Venture and Point Venture Sec 03-1 each have more homes for sale than they had sales over the twelve months. The three busiest sections are established ones, with a newest median build year of 2003, so what a seller meets in them is other resales.
More than half of the resale listings are priced below where they started, and the typical resale listing has been up 92 days so far.
The cuts are uneven. In the $300,000 to $349,999 range most of the homes for sale have already cut. In the $350,000 to $399,999 range only one has, though the two ranges have the same number of homes for sale.
How the homes that closed handled their first price is on Why are Point Venture homes slow to sell, and what did the sold ones accept?
In my read, a resale comes out ahead on price position and on condition. A buyer touring Point Venture Sec 02 or Indian Point at Point Venture sees resales side by side, and the one priced to what has closed, and move-in ready, is the one that stands out.
The MLS does not record condition, so that part of the picture comes from the walkthrough, where I see the roof, the floors and the finish for myself. Whether to list now or wait is on What does waiting cost a Point Venture seller, and what does listing now risk?
The town scoreboard is on Selling in Point Venture? What sellers in Sec 01 and Sec 02 are up against.
The shelf you join depends on your price range. Run your address to see the listings nearest yours.
Vogel Custom Homes has the town’s only builder listing, and it sits in Point Venture Sec 01. Everything else a buyer tours in Point Venture Sec 02, Indian Point at Point Venture or the other sections is a resale priced by a neighbor.
For your house: which neighbor’s listing sets the price a buyer will measure yours against, and has it cut yet?
If you worry a neighbor’s cut listing is pulling buyers toward another house, start by seeing which homes a buyer would tour instead of yours. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Point Venture arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 12 homes sold by Watters International Realty in Point Venture (Unlock MLS, all time).
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 16, 2026. 12 homes sold by Watters International Realty in Point Venture (Unlock MLS, all time).
You get the competing listings near you, the sections closest to your street, and a walkthrough before any pricing talk.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
