Manor TX Real Estate Market Data 2026
Manor is a rapidly expanding city in Travis County, Texas, located approximately 12 miles northeast of downtown Austin along US Highway 290 East. According to U.S. Census Bureau estimates, Manor's population has surged from roughly 5,300 in 2010 to over 28,000 by 2025, representing one of the highest growth rates in the Austin metropolitan area. This east Austin suburb — positioned between Austin proper, Pflugerville, and Elgin in the eastern Travis County corridor — has transformed from agricultural land into one of Central Texas's most active affordable housing markets. According to the Austin Board of Realtors (ABoR), Manor's median home price remains among the lowest in Travis County, making it a primary absorption market for first-time buyers and families priced out of central Austin.
Key Takeaways
Manor's median home price of $310,000 represents a 31.1% discount to the Austin metro median of $450,000, according to ABoR data, the deepest discount among Travis County communities
Annual transaction volume exceeds 850 closings, according to MLS records, driven by sustained new construction and a high percentage of first-time buyer activity
Population growth of 15%+ annually over the past five years positions Manor as the Austin metro's fastest-growing eastern suburb, according to Census Bureau data
New construction comprises roughly 48% of transactions, according to permit data, as master-planned communities continue to expand along the US 290 corridor
US Tech Automations helps farming agents navigate Manor's high-volume market with automated lead scoring, new-listing alerts, and subdivision-specific campaign workflows
Market Fundamentals
Manor's market fundamentals reflect a community in the early stages of suburban maturation, with rapid growth creating both opportunity and complexity for farming agents. According to ABoR MLS data and Census Bureau statistics, the core market indicators paint a picture of sustained demand driven by affordability and proximity.
| Market Fundamental | Manor (78653) | Austin Metro | Travis County |
|---|---|---|---|
| Median Sale Price | $310,000 | $450,000 | $485,000 |
| Avg Price Per Sq Ft | $165 | $265 | $285 |
| Median Household Income | $78,000 | $85,000 | $92,000 |
| Owner-Occupied Rate | 72% | 55% | 48% |
| Annual Transactions | 850+ | 28,000+ | 14,500+ |
| Population Growth (5yr CAGR) | 15.2% | 3.8% | 2.9% |
| Months of Inventory | 3.5 | 2.8 | 2.5 |
| Median DOM | 32 | 42 | 38 |
According to the Texas A&M Real Estate Center, Manor's price-per-square-foot of $165 is the lowest among Travis County cities, reflecting the combination of newer construction (which tends to have larger floor plans) and the market's affordability positioning. This low per-square-foot cost attracts buyers seeking maximum space for their dollar.
What makes Manor TX one of Austin's fastest-growing suburbs?
According to economic development research from the Austin Chamber of Commerce, Manor's growth is driven by three converging factors. First, the community offers Travis County addresses — important for property tax rates and school district options — at prices 31% below the county median. Second, US 290 East provides direct corridor access to Austin employment centers and the expanding east-side tech campuses. Third, according to builder permit data, available developable land along the US 290 corridor supports continued new construction at competitive price points.
According to Travis County Appraisal District data, total assessed residential value in the Manor area increased 12.8% from 2024 to 2025, reflecting both rapid new construction additions and appreciation of existing housing stock. This rising tax base is funding infrastructure improvements that enhance long-term property values.
Transaction Volume Analysis
According to ABoR MLS records, Manor's transaction velocity has accelerated alongside population growth.
| Year | Closed Sales | Median Price | YoY Price Change | New Construction % |
|---|---|---|---|---|
| 2021 | 720 | $285,000 | +25.0% | 52% |
| 2022 | 780 | $325,000 | +14.0% | 55% |
| 2023 | 695 | $302,000 | -7.1% | 48% |
| 2024 | 760 | $305,000 | +1.0% | 46% |
| 2025 | 855 | $310,000 | +1.6% | 48% |
| 2026 (proj.) | 920 | $325,000 | +4.8% | 45% |
According to Zillow market data, Manor's 2023 price correction (-7.1%) was driven by interest rate sensitivity among first-time buyers — Manor's primary demographic. The subsequent recovery has been steady, and according to forecast models from the Texas A&M Real Estate Center, Manor is projected to return to moderate 4-5% annual appreciation as rate stabilization expands buyer qualification pools.
The US Tech Automations platform enables agents to track transaction velocity at the subdivision level, identifying which neighborhoods are heating up or cooling down. This granular data allows farming agents to shift resources toward the most active areas of their farm.
Inventory Dynamics
According to MLS data, Manor's inventory patterns show important trends for farming strategy.
| Inventory Metric | 2024 | 2025 | Change | Implication |
|---|---|---|---|---|
| Active Listings (avg) | 245 | 230 | -6.1% | Tightening supply |
| New Listings/Month | 82 | 88 | +7.3% | Builder activity rising |
| Pending/Active Ratio | 0.58 | 0.65 | +12.1% | Demand strengthening |
| Months of Inventory | 3.8 | 3.5 | -7.9% | Shifting toward sellers |
| Price Reductions (%) | 28% | 22% | -6.0% | Better pricing accuracy |
According to NAR market analysis frameworks, a pending-to-active ratio above 0.60 indicates strengthening demand relative to supply. Manor's ratio of 0.65 signals that the market is transitioning from balanced to seller-favorable conditions, which should support moderate price appreciation through 2026.
Subdivision Market Analysis
According to MLS data, Manor's master-planned communities represent the majority of transaction activity and offer the most productive farming targets.
| Subdivision | Total Homes | Annual Sales | Median Price | Builder(s) | Year Built Range |
|---|---|---|---|---|---|
| ShadowGlen | 3,200+ | 85-95 | $325,000 | Multiple | 2005-present |
| Presidential Meadows | 2,800+ | 75-85 | $305,000 | Lennar, DR Horton | 2015-present |
| Manor Commons | 1,500+ | 40-50 | $295,000 | Meritage, LGI | 2018-present |
| Stagecoach Crossing | 1,200+ | 35-40 | $335,000 | Taylor Morrison | 2017-present |
| Briarcreek | 800+ | 20-25 | $310,000 | Multiple | 2012-present |
| Presidential Glen | 600+ | 15-20 | $280,000 | LGI, Centex | 2019-present |
According to farming methodology research, ShadowGlen and Presidential Meadows represent the optimal initial farm targets due to their combination of size (2,800+ homes each), consistent transaction volume (75+ annual sales), and sufficient ownership tenure for resale opportunity.
Which Manor subdivision has the best farming potential?
According to transaction data analysis, ShadowGlen offers the strongest combination of farm size, turnover rate, and price diversity. With over 3,200 homes spanning 20+ years of construction, the community includes original buyers with substantial equity (2005-2012 purchases), mid-tenure owners approaching potential move-up timing (2015-2020), and recent purchasers for sphere-building (2021-present). According to ownership records, approximately 35% of ShadowGlen homes have been owned for 5+ years — the prime listing prospect window.
According to Travis County tax records, ShadowGlen's homestead exemption filing rate is 82%, indicating strong owner-occupancy. For farming agents, high owner-occupancy means contacts are permanent community members who will eventually transact rather than transient renters.
ShadowGlen Deep Dive
According to ABoR data and HOA records, ShadowGlen merits detailed analysis as Manor's premier farming target.
| ShadowGlen Metric | Value |
|---|---|
| Total residences | 3,200+ |
| Annual resale transactions | 85-95 |
| Turnover rate | 2.7-3.0% |
| Median resale price | $325,000 |
| Price range | $265,000-$425,000 |
| HOA monthly | $40-$55 |
| Amenities | Golf course, pool, trails, clubhouse |
| Average lot size | 0.14-0.22 acres |
According to community lifestyle research, ShadowGlen's golf course amenity creates a distinctive marketing angle. Agents can reference the golf community lifestyle in farming materials, targeting both golfers and non-golfers who value the open-space aesthetics a golf course provides.
Buyer Demographics
According to Census Bureau American Community Survey data, Manor's buyer demographics have evolved significantly with the community's growth.
| Demographic Factor | Manor | Travis County | Texas |
|---|---|---|---|
| Median Household Income | $78,000 | $92,000 | $67,000 |
| Median Age | 30.8 | 35.2 | 35.1 |
| College Degree or Higher | 32% | 55% | 31% |
| Families with Children | 46% | 28% | 34% |
| Hispanic/Latino Population | 42% | 33% | 40% |
| Veterans | 8% | 6% | 7% |
| Foreign-Born | 18% | 20% | 17% |
According to demographic analysis, Manor's younger median age (30.8 years) and high percentage of families with children (46%) confirm the community's positioning as a first-time buyer and young family market. According to NAR buyer surveys, this demographic responds most strongly to content about schools, family amenities, and affordability comparison data.
What types of buyers are moving to Manor TX?
According to ABoR buyer profile data, Manor attracts five primary buyer cohorts: first-time homebuyers priced out of central Austin (38%), young families seeking Pflugerville-quality schools at lower prices (25%), east Austin renters converting to ownership (18%), investors acquiring rental properties (12%), and military-connected buyers using VA financing (7%). Each cohort requires differentiated farming content and outreach cadence.
The US Tech Automations platform enables agents to build separate automated workflows for each buyer segment, delivering tailored content about schools (for families), affordability comparisons (for first-time buyers), or rental yield analysis (for investors). Automated segmentation ensures efficient resource allocation across these distinct prospect pools.
Commission and Income Analysis
According to ABoR data, Manor's commission dynamics reflect the high-volume, moderate-price market profile.
| Income Scenario | Transactions | Avg Commission | Annual Gross | Market Share |
|---|---|---|---|---|
| Part-time/entry | 6 | $8,680 | $52,080 | 0.7% |
| Consistent performer | 15 | $8,680 | $130,200 | 1.8% |
| Top producer | 30 | $8,680 | $260,400 | 3.5% |
| Team leader | 50+ | $8,680 | $434,000+ | 5.9% |
According to Real Trends commission data, the prevailing buyer-agent commission in Manor ranges from 2.5% to 3.0%, with 2.8% as the modal rate. At Manor's median price of $310,000, a 2.8% buyer-side commission yields $8,680. While this per-deal figure is lower than premium Austin markets, Manor's transaction volume supports higher unit production.
According to NAR income survey data, agents who specialize in affordable suburban markets like Manor frequently achieve higher total income than agents in luxury markets because the shorter sales cycle and larger buyer pool enable dramatically higher transaction counts. An agent closing 30 Manor transactions earns more than an agent closing 12 transactions at the Austin metro median.
US Tech Automations vs. Competitors for High-Volume Farming
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| Volume farm management | Unlimited contacts | 25,000 cap | 15,000 cap | 10,000 cap |
| Subdivision segmentation | Multi-level nested | Basic tags | None | None |
| Automated CMAs | Weekly, by zone | Monthly generic | None | None |
| New construction tracking | Builder permit alerts | Manual | None | None |
| Lead scoring (farm-specific) | Tenure + behavior | Basic | Lead gen only | Portal activity |
| Multi-channel campaigns | Mail + email + social | Email + text | Email only | Email + ads |
| Monthly cost | $149-$299 | $499+ | $750+ | $350+ |
| Best use case | Geographic farming | General CRM | Lead generation | Digital ads |
According to NAR's 2025 Technology Survey, agents using farming-specific automation tools close 34% more transactions within their geographic farm compared to agents using general-purpose CRM platforms. The US Tech Automations platform was purpose-built for geographic farming, which accounts for the ROI advantage in high-volume markets like Manor.
Infrastructure and Growth Pipeline
According to the City of Manor planning department and Travis County transportation data, significant infrastructure investments will reshape market dynamics through 2028.
| Project | Status | Completion | Impact |
|---|---|---|---|
| US 290 widening (Manor segment) | Under construction | 2027 | Reduces Austin commute 10-15 min |
| SH 130 toll reduction/elimination | Under discussion | TBD | Potential major demand driver |
| Manor ISD capacity expansion | Under construction | 2026-2028 | Supports continued family growth |
| Commercial corridor development | Multiple phases | Ongoing | Reduces commute dependency |
| Water/wastewater capacity expansion | Under construction | 2027 | Enables continued residential growth |
According to TxDOT, the US 290 widening through Manor will transform the corridor from a congestion-prone two-lane roadway to a divided four-lane highway with managed intersections. According to the Texas A&M Real Estate Center, similar highway improvements in other Austin corridors have historically produced 5-10% home value appreciation within three years of completion.
How will the US 290 expansion affect Manor home values?
According to transportation economics research, highway corridor improvements in suburban growth markets typically produce two waves of value appreciation. The first wave occurs during construction as buyer anticipation increases demand. The second, larger wave follows completion as actual commute improvements materialize. According to CAMPO projections, Manor-to-downtown-Austin commute times should decrease from 30-45 minutes to 20-30 minutes upon completion.
School District Analysis
According to the Texas Education Agency, Manor Independent School District (MISD) serves the community with multiple campuses.
| School | Grade Range | TEA Rating | Enrollment | Impact on Values |
|---|---|---|---|---|
| Manor High School | 9-12 | B | 2,800 | Neutral |
| Manor New Tech HS | 9-12 | A | 450 | Premium (+5-8%) |
| Decker Middle School | 6-8 | B | 1,200 | Neutral |
| Manor Elementary campuses | PK-5 | B-A | Varies | Positive |
| Presidential Meadows Elem. | PK-5 | B | 850 | Neutral |
According to educational research data, Manor New Tech High School — a project-based learning campus — has earned consistent A ratings from TEA and attracts families specifically seeking its innovative educational model. According to real estate data, homes within the Manor New Tech attendance zone command a 5-8% premium over comparable homes served by the traditional high school.
According to MISD enrollment data, the district adds approximately 600 students annually, necessitating continued campus construction and expansion. This growth trajectory confirms sustained family-oriented housing demand within the district boundaries.
How to Farm Manor TX: Step by Step
Select your initial subdivision target. According to farming best practices, choose ShadowGlen (3,200+ homes) or Presidential Meadows (2,800+ homes) for maximum transaction opportunity. Start with a 500-800 home section within the subdivision.
Pull Travis County Appraisal District records. Download ownership data including names, purchase dates, assessed values, and exemption status. Homestead exemptions confirm owner-occupancy — your primary farming audience.
Import and segment your database. Build your CRM with tags for ownership tenure, estimated equity, property type, and subdivision section. US Tech Automations automated import workflows handle this in minutes rather than hours.
Design your monthly content calendar. According to farming content research, Manor's young family demographic responds best to school updates, community event highlights, new restaurant openings, and comparative price data showing Manor's value advantage over Austin proper.
Launch direct mail with hyperlocal data. Include 3-5 recent comparable sales from the recipient's specific subdivision section. According to DMA research, neighborhood-specific data generates 3x higher engagement than generic market statistics.
Configure automated listing notifications. Set up instant alerts for new listings, price changes, and closings within your farm. According to lead response research, the first agent to contact a prospect after a neighbor's listing hits the market captures 40% of resulting listing leads.
Build a bilingual marketing track. According to Census data, Manor's 42% Hispanic/Latino population represents a significant opportunity for agents who can communicate in Spanish or partner with bilingual team members. Automated campaigns in both English and Spanish expand your addressable market.
Attend Manor community events. The Manor Heritage Festival, MISD school events, and ShadowGlen community gatherings provide face-to-face engagement opportunities. According to farming research, agents who combine in-person visibility with automated follow-up see 2x higher conversion rates.
Monitor new construction competition weekly. Track builder incentives, price changes, and inventory levels. According to competitive analysis, understanding builder positioning helps you advise resale sellers on pricing strategy and helps buyer clients compare new versus resale value.
Analyze performance monthly and optimize. Use US Tech Automations analytics to track open rates, response rates, listing appointments, and closed transactions by subdivision section. Scale up investment in high-performing segments and adjust messaging in underperforming areas.
Frequently Asked Questions
What is the median home price in Manor TX in 2026?
According to ABoR MLS data, the median home sale price in Manor is approximately $310,000 in early 2026, with projections reaching $325,000 by year-end. This represents a 31.1% discount to the Austin metro median, making Manor the most affordable Travis County community for homebuyers.
How fast is Manor TX growing?
According to U.S. Census Bureau estimates, Manor's population has grown from approximately 5,300 in 2010 to over 28,000 in 2025, a compound annual growth rate exceeding 11%. According to demographic projections, Manor is expected to reach 35,000-38,000 residents by 2028, driven by continued new construction and Austin metro expansion.
Is Manor TX a good investment for real estate?
According to market data, Manor offers three investment advantages: the lowest median price in Travis County, sustained population growth exceeding 10% annually, and pending infrastructure improvements (US 290 widening) that should enhance connectivity and property values. According to the Texas A&M Real Estate Center, affordable growth corridors like Manor have historically delivered strong long-term appreciation.
How many homes sell in Manor TX each year?
According to ABoR MLS records, approximately 855 residential transactions closed in the Manor 78653 ZIP code during 2025, with projections exceeding 920 transactions in 2026. New construction and resale activity split roughly 48/52 respectively.
What school district serves Manor TX?
Manor is served by Manor Independent School District (MISD). According to TEA data, the district includes Manor High School (B rated), Manor New Tech High School (A rated), and multiple elementary and middle school campuses. The district is expanding capacity with new campuses to accommodate sustained enrollment growth.
How does Manor compare to Pflugerville for home buying?
According to ABoR comparative data, Manor's median price of $310,000 runs approximately $80,000 below Pflugerville's median of $390,000. Manor offers significantly more new construction inventory and larger floor plans per dollar, while Pflugerville provides more established amenities, commercial density, and higher school ratings. Both serve the east Austin suburban corridor.
What is the commute from Manor to downtown Austin?
According to TxDOT and Google Maps data, the Manor-to-downtown-Austin commute via US 290 typically ranges from 25-45 minutes depending on traffic and time of day. The ongoing US 290 widening project is expected to reduce peak-hour commute times by 10-15 minutes upon completion in 2027.
Are there USDA-eligible areas near Manor TX?
According to USDA Rural Development eligibility maps, certain areas on Manor's eastern and northern edges still qualify for USDA zero-down-payment financing. As Manor's population grows, some areas may lose eligibility, so buyers interested in USDA financing should verify current eligibility with their lender.
What types of homes are available in Manor TX?
According to MLS inventory data, Manor offers single-family homes from the low $200,000s (older inventory) through $450,000+ (premium subdivision lots and semi-custom builds). New construction dominates the $280,000-$380,000 range, while resale inventory spans a broader price spectrum including older acreage properties.
How competitive is Manor's real estate market?
According to ABoR data, Manor homes average 32 days on market with a list-to-sale ratio of 97.2%. Multiple-offer situations occur on approximately 20% of competitively priced listings. The market is less competitive than Austin proper but more active than further-out communities like Bastrop or Elgin.
Conclusion: Capitalize on Manor's Growth Wave
Manor represents the Austin metro's most dynamic affordable growth market in 2026. With over 850 annual transactions, a median price 31% below the metro average, and population growth exceeding 15% annually, the community offers exceptional farming potential for agents who commit to consistent, data-driven outreach.
The critical success factor in Manor is volume management — maintaining personalized contact across a large, fast-growing database without letting prospects slip through the cracks. US Tech Automations provides the farming-specific automation infrastructure that turns Manor's high-volume opportunity into consistent commission income through automated lead scoring, subdivision-segmented campaigns, and real-time market reporting.
For additional Austin metro expansion insights, see our guides on Bastrop housing stats, Liberty Hill demographics, and the Heights farming demographics.
About the Author
Helping real estate agents leverage automation for geographic farming success.
