76433 Home Values
76433 Market Snapshot
| Active 86 listings | New 7 30 days | Closed 10 30 days | Pending 3 30 days | Supply 9.2 months | Absorption 7% monthly | Over List 0% sold above | Under List 49.4% sold below | Concessions 23% % of solds | Avg Concession $10,973 seller paid |
Source: NTREIS MLS • Excludes leases • Aug 2026
76433 Market Trends
Hill Country Acreage Draws New Construction
The 76433 corridor stretches across the rolling limestone hills of eastern Erath County, anchored by the Mountain Lakes Ranch community in Bluff Dale. Housing stock splits cleanly: vacant one-to-five-acre lots line the quieter inlets of Beacon Lake, while finished homes sit on groomed acreage with metal-roof farmhouses and stone-accented builds.
After climbing for two straight months, the average seller concession in 76433 reversed sharply this quarter. Sellers had been giving back nearly $28,000 on average last month; based on MLS data for 2026-09 closings in 76433, that figure fell to roughly $5,200, with fewer than one in five sales carrying a concession at all, down from close to a quarter annually. Price per square foot held near $246, above the annual baseline of about $230, while sellers still collected just under 96 cents on the dollar. Roughly four in ten of the quarter's 28 closings sold below list, none closed above it, and the median time to contract fell to 41 days, well under the twelve-month pace of 72.
The pipeline offers a more complicated read on that shift. Months of supply in 76433 eased for a fourth straight quarter, dropping to about nine months from roughly nineteen a season ago -- a steady thinning of the oversupply that had been forcing sellers into concessions. Active listings ticked up modestly to 86, and pending contracts held essentially flat at six, little changed from the five reported last month. New listing activity slowed slightly to 39 for the quarter, suggesting the easing supply picture reflects softer new supply as much as any pickup in buyer absorption.
Market Updates
After climbing for two straight months, the average seller concession in 76433 reversed sharply this quarter. Sellers had been giving back nearly $28,000 on average last month; based on MLS data for 2026-09 closings in 76433, that figure fell to roughly $5,200, with fewer than one in five sales carrying a concession at all, down from close to a quarter annually. Price per square foot held near $246, above the annual baseline of about $230, while sellers still collected just under 96 cents on the dollar. Roughly four in ten of the quarter's 28 closings sold below list, none closed above it, and the median time to contract fell to 41 days, well under the twelve-month pace of 72.
The pipeline offers a more complicated read on that shift. Months of supply in 76433 eased for a fourth straight quarter, dropping to about nine months from roughly nineteen a season ago -- a steady thinning of the oversupply that had been forcing sellers into concessions. Active listings ticked up modestly to 86, and pending contracts held essentially flat at six, little changed from the five reported last month. New listing activity slowed slightly to 39 for the quarter, suggesting the easing supply picture reflects softer new supply as much as any pickup in buyer absorption.
Closings in 76433 moved markedly faster this quarter, wrapping in a median 49 days from listing to contract — well under the trailing twelve-month pace of about 81 days. Volume ticked higher too, with 20 sales closing versus 17 the prior quarter, based on MLS data for 2026-07 closings in 76433. Price per square foot held near $243, just below last month's $246 but still running above the annual baseline near $228. Concessions, which have grown for two straight months, deepened again — sellers gave back roughly four and a half cents on the dollar, and average concession size climbed to about $28,000, even as fewer deals carried one at all.
The pipeline complicates that faster pace, though. Pending contracts in 76433 fell to just 5, down from 8 last month, even as 80 homes remain actively listed — a contraction that suggests this quarter's quicker closings drew from a shrinking backlog rather than a strengthening one. New listings held near steady at 42, keeping fresh supply arriving at roughly the prior clip. Months of supply eased slightly to about 12, still deep in oversupplied territory, meaning the recent speed-up in closings may not be sustainable without a rebound in signed contracts.
Closings in 76433 moved markedly faster this quarter, wrapping in a median 49 days from listing to contract — well under the trailing twelve-month pace of about 81 days. Volume ticked higher too, with 20 sales closing versus 17 the prior quarter, based on MLS data for 2026-07 closings in 76433. Price per square foot held near $243, just below last month's $246 but still running above the annual baseline near $228. Concessions, which have grown for two straight months, deepened again — sellers gave back roughly four and a half cents on the dollar, and average concession size climbed to about $28,000, even as fewer deals carried one at all.
The pipeline complicates that faster pace, though. Pending contracts in 76433 fell to just 5, down from 8 last month, even as 80 homes remain actively listed — a contraction that suggests this quarter's quicker closings drew from a shrinking backlog rather than a strengthening one. New listings held near steady at 42, keeping fresh supply arriving at roughly the prior clip. Months of supply eased slightly to about 12, still deep in oversupplied territory, meaning the recent speed-up in closings may not be sustainable without a rebound in signed contracts.
The average concession in 76433 nearly doubled this quarter, climbing to roughly $23,000 from an annual baseline near $11,800 — the clearest sign yet of where seller leverage stands this summer. Price per square foot edged up to about $246, above the trailing twelve-month figure, but that gain came alongside sellers giving back close to three and a half cents on the dollar at closing, continuing the concession pattern flagged last month. Just over half of closings landed below list price and none closed above asking, based on MLS data for 2026-06 closings in 76433. With only 17 sales this quarter, the figures carry a wide margin, but larger seller giveaways have now held for a second straight month.
Pending contracts in 76433 thinned further this quarter, sitting at just 8 against 80 homes actively listed — a gap that has only widened since last month's already-sparse pipeline reading. New listings continued arriving at a pace of 44 for the quarter, keeping fresh supply ahead of what limited buyer demand is absorbing. Months of supply eased to roughly fourteen, down from the nearly nineteen cited last month but still deep in oversupplied territory, suggesting sellers will keep needing to sweeten terms to convert lookers into contracts through the next cycle.
The negotiation gap in 76433 widened noticeably in the most recent quarter, with sellers giving back nearly five cents on the dollar at closing — a measurable step down from the trailing annual average. Based on MLS data for 2026-05 closings in 76433, roughly one in three transactions carried a seller concession, with the average concession amount roughly doubling compared to the twelve-month baseline. Two-thirds of homes sold below list price, and no closings exceeded asking, signaling that buyer resistance is setting the terms. With fewer than fifteen closings this quarter, price signals carry wide confidence intervals, but the directional shift in concession behavior is consistent across the limited sample.
The pipeline in 76433 reflects a market where supply far outpaces buyer activity. With nearly nineteen months of supply on hand and pending contracts having dropped sharply relative to the annual pace, the absorption rate suggests demand has thinned considerably. New listing activity continues to enter the market even as closed volume contracts — a dynamic that typically widens the supply cushion further. With fewer than a dozen pending contracts in the current snapshot, near-term closing volume is likely to remain limited, reinforcing the conditions that gave buyers room at the negotiating table.
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Market data last updated Sep 1, 2026, 6:00 AM CDT · Editorial updated Sep 1, 2026, 7:34 AM CDT
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