Rio Vista Home Values
Texas
Rio Vista Market Snapshot
| Active 51 listings | New 10 30 days | Closed 1 30 days | Pending 0 30 days | Supply 19.1 months | Absorption 11.8% monthly | Over List 0% sold above | Under List 50% sold below | Concessions 46% % of solds | Avg Concession $8,280 seller paid |
Source: NTREIS MLS • Excludes leases • Sep 2026
Rio Vista Market Trends
Acreage and Elbow Room South of Cleburne
Rio Vista's inventory splits cleanly between two buyer profiles. Custom-built homes on one-to-three-acre lots anchor the mid-range, typically four-bedroom plans with metal workshops, RV hookups, and covered entertaining porches. Higher up, ten-to-twenty-five-acre equestrian tracts feature multi-stall show barns, indoor arenas, and turnkey training infrastructure. The Westover Hills subdivision is filling out with select-your-own-builder homesites on acre-plus lots. New construction leans toward stained concrete floors, coffered ceilings, and quartz countertops. Nearly every listing emphasizes no city taxes and no HOA restrictions.
With only eight closings in the latest quarter, price signals in Rio Vista carry wide confidence intervals, but the direction stands out: sellers captured nearly ninety-eight cents on the dollar, tighter than the year's pattern and ahead of Johnson County's ninety-six. Based on MLS data for 2026-10 closings in Rio Vista, price per square foot rose to roughly $257, far above the county's $174, and homes closed in about three weeks rather than the two-plus months logged a month ago. Concessions still appeared in nearly four of ten sales, averaging about $8,500, and none closed above list. Directionally, buyers kept some leverage even as pricing firmed.
Rio Vista's supply reading stretched to roughly nineteen months this quarter, more than double Johnson County's near eight and a sharp jump from the ten-plus recorded a month ago. Pending contracts slid to six against twenty-nine new listings, extending the pattern of fresh supply outrunning absorption. Active inventory eased to 51 from the high fifties, a modest reduction that does little to offset the thin contract count. With so few contracts the ratio is volatile, but the county's broader pipeline points the same direction, tilting near-term conditions toward buyers.
Market Updates
With only eight closings in the latest quarter, price signals in Rio Vista carry wide confidence intervals, but the direction stands out: sellers captured nearly ninety-eight cents on the dollar, tighter than the year's pattern and ahead of Johnson County's ninety-six. Based on MLS data for 2026-10 closings in Rio Vista, price per square foot rose to roughly $257, far above the county's $174, and homes closed in about three weeks rather than the two-plus months logged a month ago. Concessions still appeared in nearly four of ten sales, averaging about $8,500, and none closed above list. Directionally, buyers kept some leverage even as pricing firmed.
Rio Vista's supply reading stretched to roughly nineteen months this quarter, more than double Johnson County's near eight and a sharp jump from the ten-plus recorded a month ago. Pending contracts slid to six against twenty-nine new listings, extending the pattern of fresh supply outrunning absorption. Active inventory eased to 51 from the high fifties, a modest reduction that does little to offset the thin contract count. With so few contracts the ratio is volatile, but the county's broader pipeline points the same direction, tilting near-term conditions toward buyers.
Price per square foot in Rio Vista pulled further away from the Johnson County median this quarter, closing near $223 against the county's roughly $175 — a premium that has widened for the third straight month. Based on MLS data for 2026-09 closings in Rio Vista, sellers took a median of 66 days to close, still noticeably longer than the county's 47-day pace, though the gap held steady rather than narrowing further as it did in August. List-price capture eased only slightly to just under ninety-five cents on the dollar, roughly in line with the county's ninety-six cents, while concessions appeared less often than countywide — in roughly four in ten sales here versus six in ten across Johnson County.
Rio Vista's pipeline continues to diverge from the broader county's. Months of supply crept back above ten this quarter after easing toward nine in August, reversing that brief improvement and keeping the local reading nearly forty percent above Johnson County's roughly eight months. Pending contracts slipped to ten against twenty-eight new listings, widening the gap between fresh supply and absorption again. Even so, pending contracts relative to the active shelf ran notably higher here than countywide, suggesting the smaller local market is still working through what inventory it has despite the widening supply overhang.
A rebound in closings — twenty transactions this quarter, up from sixteen last month — gives Rio Vista's price signals firmer footing, though the limited sample still calls for hedged reads. Closed homes moved faster, a median of 70 days versus roughly 90 previously, narrowing the gap separating Rio Vista from Johnson County's clearing pace. Price per square foot climbed to about $211 from roughly $187, and sellers captured closer to ninety-five cents on the dollar, up from about ninety. Concession amounts eased to near $8,500 from nearly $9,800, though half of transactions still included one. Based on MLS data for 2026-08 closings in Rio Vista, faster clearing and firmer capture point toward a market gaining traction.
Pending contracts nearly doubled to twelve from seven last month, even as new listings rose only modestly to twenty-seven, a signal that contracts are being written faster than fresh supply arrives. Months of supply continued easing, down to roughly nine from more than ten in the prior quarter, extending a multi-month decline — though the figure still sits well above Johnson County's roughly eight. Active inventory held close to flat near 58, suggesting the improved pace reflects stronger demand absorption rather than a shrinking shelf of listings.
While Johnson County homes closed in a median of 51 days this quarter, Rio Vista sales took nearly 90 days to close — one of the widest gaps against the county benchmark recorded this year. Based on MLS data for 2026-07 closings in Rio Vista, sellers also recovered less of asking price than their county counterparts, capturing roughly ninety cents on the dollar versus about ninety-six cents countywide. Concession amounts climbed for a third consecutive month, landing near $9,800, up from roughly $7,200 in May and $8,300 in June. Price per square foot held near $187, still a modest premium over the county's $174 median, though the sixteen-sale sample keeps these signals directional rather than definitive.
Rio Vista's pipeline continues to point toward more room for buyers to negotiate than Johnson County as a whole. Months of supply held near ten and a half, well above the county's roughly seven for the same quarter, extending an imbalance that persisted through spring. Pending contracts fell to seven, a third straight month of decline from eleven in May, even as new listings also eased to twenty-three from twenty-seven in June. Active inventory has held flat near 56 for two consecutive months, leaving the supply-to-absorption gap wider than the county's.
The negotiation gap in Rio Vista widened sharply over the latest quarter, with sellers conceding roughly seven-and-a-half cents on the dollar at closing — a notable step back from the twelve-month average of about five cents. Based on MLS data for 2026-06 closings in Rio Vista, more than half of the fourteen recorded transactions included seller concessions averaging near $8,300, up from a broader-period rate closer to four in ten deals. Price per square foot came in near $191, running about $11 below the trailing annual figure. With fewer than fifteen closings in the sample, these signals carry wide confidence intervals, but the directional read is that sellers in Rio Vista are absorbing more cost at the table than the prior year suggested.
Active listings in Rio Vista held at 56 while pending contracts fell to just 8 — a pending-to-active ratio below 15 percent that points toward continued buyer negotiating room heading into summer. Johnson County's pending-to-active ratio runs considerably higher, suggesting Rio Vista is clearing more slowly than the broader county. With 27 new listings entering over the trailing three months against only 8 pending, supply is outpacing demand absorption by more than three to one. Months of supply at 12 points well above the four-month threshold that historically separates buyer from seller markets.
At roughly $186 per square foot, Rio Vista is running about $15 above the Johnson County trailing-three-month median — a notable premium for a market that recorded just 14 closed transactions in May 2026. Homes took a median of 56 days to close, on par with the county's 61-day pace. Sellers absorbed larger-than-county haircuts: list-price capture came in near 92 cents on the dollar versus roughly 96 cents countywide, and half of all deals included seller concessions averaging near $7,200. No closings recorded above-list prices. Based on MLS data for May 2026 closings in Rio Vista, the thin sample directionally points to a market priced above its neighbors but requiring meaningful negotiating room.
With 12 months of supply on hand, Rio Vista's near-term absorption outlook runs well above the Johnson County pace of roughly 8 months. The pipeline shows 11 pending transactions against 56 active listings — a pending-to-active ratio under 20 percent, compared to roughly 29 percent countywide. Twenty-eight new listings entered the market in the trailing three months, outpacing pending contracts by more than two-to-one. The directional read is a market where supply is building faster than demand can clear it.
Zip Codes in Rio Vista
See what's happening around your home.
Every month, we'll send you real MLS data — every sale, new listing, and price change near your address, plus market trends for your zip code, city, and county. No guesswork. Just the same data agents use.
Free forever. When you're ready to list, we're here.
Market data last updated Oct 1, 2026, 6:00 AM CDT · Editorial updated Oct 12, 2026, 7:30 AM CDT
Selling in Rio Vista?
Same MLS exposure. Same buyer pool. Thousands less in commissions.
See How It Works →