Blanco County Months of Inventory: Buyer's or Seller's Market?

How many months of supply does it take to turn the tide in Blanco County? The answer is 12.4 months, a figure that firmly classifies the local market as a buyer's market for the rolling six-month period ending August 31, 2026. This metric is calculated by dividing the 89 active listings currently on the market by the average of roughly 7 closed sales per month derived from the 43 transactions recorded in the window. In a balanced market, inventory typically hovers between four and six months. When the supply exceeds six months, buyers gain leverage to negotiate price and terms, as sellers face longer wait times for offers. The data confirms this dynamic: the median days on market has dropped to 80 days from 115 days in the prior period, yet the sheer volume of unsold homes keeps the market tilted toward buyers. The ALEX Intelligence analysis shows that while sales activity is up compared to the same window last year, with 43 closed sales versus 45 previously, the pace of new listings has not kept up with the existing backlog. The median close price of $561,000 reflects this environment, sitting slightly below the prior period's $572,500 despite being 18.6% higher than the same time last year. For sellers in Blanco County, patience is essential. With 12.4 months of inventory, properties may remain listed for extended periods before finding a buyer. For buyers, this supply gap offers significant opportunities to secure homes at favorable terms without the pressure of bidding wars. The market remains defined by ample choice rather than scarcity. This week's 5 best values under $1,000,000, ranked by the ALEX deal score: 1. 108 W Eli Chandler ST, Blanco TX 78606 · MLS #3405339 Listed at $364,990, 3 bed, 2 bath, 1,821 sq ft. Listed 10% below the ALEX valuation; 22% under the local price per sq ft; price reduced 16% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1182524899/108-W-Eli-Chandler-ST-Blanco-TX 2. 315 Sage CIR, Blanco TX 78606 · MLS #1813544 Listed at $269,900, 3 bed, 2 bath, 1,312 sq ft. Listed 17% below the ALEX valuation; 20% under the local price per sq ft; price reduced 18% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1186723964/315-Sage-CIR-Blanco-TX 3. 1301 Altwein RD, Blanco TX 78606 · MLS #2025171 Listed at $440,000, 1 bed, 1 bath, 1,581 sq ft. Listed 7% below the ALEX valuation; price reduced 23% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1178952309/1301-Altwein-RD-Blanco-TX 4. 122 Heritage DR, Johnson City TX 78636 · MLS #2632544 Listed at $250,000, 3 bed, 2 bath, 1,680 sq ft. Listed 5% below the ALEX valuation; 29% under the local price per sq ft. See it on alex.realestate: https://www.alex.realestate/listing-detail/1184464046/122-Heritage-DR-Johnson-City-TX 5. 254 MIDDLETON RD, Spicewood TX 78669 · MLS #9726519 Listed at $799,995, 3 bed, 3 bath, 2,717 sq ft. Listed 4% below the ALEX valuation; price reduced 11% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1182999634/254-MIDDLETON-RD-Spicewood-TX Want a closer look? Reply or call George at 713.918.9951 and we'll set up a showing. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. View and join any or all of our communities — AI, quantum, and real estate: https://alex-companies.com/reports/linkedin-groups If there's an AI, quantum, or real estate community you'd like to see us convene, tell us — this portfolio grows by request. MIT, Nvidia, Google & IBM-Trained. Cross Domain-Expert: Quantum, AI, Ethics, Sovereignty, Intelligence, Philanthropy. Solepoint Planning. VUI AI Cloud Architect. AI Certifications Development. Quant/AI Instructor. Castor Venture Club Member. Associate Broker. George Arnold Alexander III, MPA Director, ALEX Companies Associate Broker, Alexander Tiffany Southwest, LLC dba ALEX.realestate, et.al. Texas License #574878-B · Broker License #565194-BB Broker, ALEX Real Estate · North Carolina License #367733 Independent Broker, ALEX Real Estate · Colorado License #II.100112456 [email protected] · +1 713.918.9951