Manchaca, TX has 29 homes currently for sale, spanning 15 established neighborhoods just south of Austin, from starter homes under $300,000 in Ashbrook to acreage properties over $800,000 in Southwest Territory. Whether you’re looking for a smaller lot close to FM 1626 or a multi-acre property with room to spread out, Manchaca’s unincorporated status means fewer building restrictions and bigger yards than you’ll typically find inside Austin’s city limits. Browse current listings below, or see our Manchaca neighborhood guide for a full profile of what it’s like living here. Eleven Oaks Realty has been helping buyers and sellers since 1978, and there’s no pressure here, just current listings and honest answers.
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Manchaca Market — Last 12 Months
Here's what the Manchaca market looks like right now, based on active listings and closed sales reported to Unlock MLS (Austin Board of REALTORS®).
on Market
(12 Months)
With homes selling in about a month at just under 97% of list price, this is a market with some negotiating room but not a buyer free-for-all, well-priced homes are still moving. Twenty-nine active listings across 15 neighborhoods means real selection right now, whether you're looking for a starter home or acreage.
Source: Unlock MLS (ABoR). Active listings, median list price, and days-on-market for active listings: single-family residential, status = Active, city = Manchaca, pulled 8/26/2026 (29 listings). Median days on market, closings, and median sale price: single-family residential closed sales, city = Manchaca, 12 months ending 8/24/2026. Median sale-to-list ratio: sales-weighted average of the Avg CP/LP% figures across the 12 Manchaca sub-neighborhoods with closed sales, 8/16/2025–8/15/2026 (60 sales), weighted by each neighborhood's sale count.
Neighborhood Profiles
For deeper profiles on each of these communities, history, schools, and what it's like living there, see our Manchaca neighborhood guide. Below is what's currently selling in each, based on closed sales over the past year.
Allegre Monantial
$360,000 (the neighborhood's single closed sale this year).
Arroyo Doble
$260,000–$675,000, median $500,000.
Arroyo Doble Estates
$425,000 (from the past 2 years — no closed sales in the last 12 months).
Ashbrook
$295,000–$360,900, median $311,000.
Autumn Woods
Autumn Woods had no closed sales in Unlock MLS over the past 2 years. This neighborhood does not have an HOA. If you're interested in this neighborhood, reach out and we'll let you know as soon as something comes up, off-market and pocket listings happen here too.
Bear Creek Crossing
$449,000–$599,000, median $470,000.
Bear Creek Park
$355,000 (the neighborhood's single closed sale this year).
Bear Creek Park Estates
Bear Creek Park Estates had no closed sales in Unlock MLS over the past 2 years. This neighborhood does not have an HOA. If you're interested in this neighborhood, reach out and we'll let you know as soon as something comes up, off-market and pocket listings happen here too.
Chaparral Park
$365,000–$750,000, median $530,000.
Hills of Bear Creek
$379,000–$576,239, median $507,000 (the most active of Manchaca's neighborhoods this year, with 24 closed sales).
Manchaca Gardens
Manchaca Gardens had no closed sales in Unlock MLS over the past 2 years. This neighborhood does not have an HOA. If you're interested in this neighborhood, reach out and we'll let you know as soon as something comes up, off-market and pocket listings happen here too.
Mystic Oak Estates
$565,000 (the neighborhood's single closed sale this year).
Onion Creek Meadows
$305,000–$636,000, median $439,000.
San Leanna Park
$590,000–$651,000, median $647,000.
Southwest Territory
$465,000–$850,000, median $829,000 (Manchaca's highest-priced neighborhood by median sale price this year).
Data source: Unlock MLS (ABoR), single-family residential closed sales by subdivision, 8/16/2025–8/15/2026. A neighborhood with only 1 closed sale is shown as a single data point, not a range. A neighborhood with 0 closed sales gets prose only. HOA status per Rebecca Jacks, Eleven Oaks Realty, August 2026.
What Manchaca Homes Look Like
At the lower end of the market, in neighborhoods like Ashbrook and Allegre Monantial, homes tend to run 1,200 to 1,800 square feet on smaller in-town-style lots, often with updated kitchens and straightforward single-story layouts, a practical entry point into the area.
Move up into neighborhoods like Bear Creek Crossing, Hills of Bear Creek, or San Leanna Park and homes typically run larger, 2,100 to 3,000+ square feet, with bigger lots and more bedrooms and bathrooms to match. Southwest Territory and Arroyo Doble Estates lean toward the acreage end of the spectrum, where a bigger lot and more separation from neighbors is often the draw.
Across the market as a whole, the typical Manchaca home runs right around 2,100 square feet on roughly a quarter-acre lot, with 4 bedrooms and 2 to 3 bathrooms, though as the neighborhood profiles above show, that varies quite a bit block to block.
Manchaca's Market Over the Past Four Years
Like most of the Austin metro, Manchaca saw sharp price growth through the 2021–2022 run-up, followed by a correction as rates rose and buyer demand cooled. Homes that once drew multiple offers within days now typically take closer to a month to sell, and sellers are accepting offers a bit below asking more often than not.
Within Manchaca, that correction hasn't hit every neighborhood the same way. Hills of Bear Creek has stayed the most consistently active, with the largest number of closed sales of any neighborhood in the past year, while smaller neighborhoods like Autumn Woods, Bear Creek Park Estates, and Manchaca Gardens have seen little to no turnover, not necessarily a sign of a weaker market, just fewer homes changing hands in those pockets.
For buyers today, that means more time to make a decision and more room to negotiate than buyers had in 2021, without giving up the bigger lots and lighter zoning restrictions that make Manchaca distinctive. For current Austin-wide data, see our July 2026 Austin Real Estate Price Report.
What You'll Find at Different Price Points
This range covers Manchaca's entry-level homes, concentrated in Ashbrook, Allegre Monantial, and the lower end of Arroyo Doble and Onion Creek Meadows. Expect 1,200 to 2,200 square feet, 3 to 4 bedrooms, and smaller lots closer to FM 1626, a straightforward way into the area without the acreage premium.
This range covers most of Manchaca's mid-size and acreage neighborhoods, Bear Creek Crossing, Chaparral Park, Hills of Bear Creek, San Leanna Park, and Southwest Territory. Expect 2,000 to 3,700+ square feet, bigger lots (some over an acre), and more separation from neighbors, with Southwest Territory and Arroyo Doble Estates topping out the range.
Is Now a Good Time to Buy in Manchaca?
How to Buy a Home in Manchaca
Get Pre-Approved
Talk to a lender about conventional, FHA, or VA financing before you start touring homes, sellers take offers more seriously with pre-approval in hand, and it tells you what you can actually afford. If you're buying your first home, our first-time home buyer guide walks through the basics.
Find an Agent Who Knows Manchaca
Manchaca is unincorporated, which means well water, septic systems, and looser building rules that a lot of buyer's agents outside the area aren't used to navigating. Working with someone who knows the specific quirks of each neighborhood, from lot restrictions to which streets flood, makes a real difference. Here's how buyer's agent compensation works now.
Ask About Upcoming Listings
With only 29 active listings across 15 neighborhoods, not every home makes it to a public search before it's under contract. Ask your agent about off-market and pocket listings, especially in lower-inventory neighborhoods.
Budget for Inspection and Repairs
Many Manchaca homes run on well water and septic rather than city utilities, so budget for a septic inspection alongside a standard home inspection, this is one area where local knowledge really pays off.
Plan a Realistic Closing Timeline
Most Manchaca closings run 21 to 30 days from an accepted offer, in line with typical Austin-area timelines. Your agent can help you plan around your specific financing and moving timeline.
Ready to find your Manchaca home?
Local guidance across all 15 Manchaca neighborhoods, from starter homes to acreage.
Why Eleven Oaks
Eleven Oaks Realty has been helping buyers and sellers since 1978. We're not going to pressure you into a decision, our approach is patient and diligent, and we'll give you our honest read on a home, good or bad.
We know Manchaca's neighborhoods block by block, which streets are on well water, which lots have flexibility for outbuildings or a second structure, and which of the 15 neighborhoods tend to move fastest. That kind of detail only comes from years of transactions in this specific area, not a general Austin market overview.
Buyer's agent compensation is negotiated separately now and spelled out in a written agreement before you tour a home, so there's no reason to skip having someone in your corner. Reach out below and we'll get you started.
Frequently Asked Questions
Manchaca homes that closed in the past 12 months ranged from $260,000 to $850,000, with a citywide median of $490,000. The lower end is concentrated in Ashbrook and Allegre Monantial; the higher end in Southwest Territory and Arroyo Doble Estates.
The median is 33 days for homes that closed in the past year, though it varies by neighborhood, some sell in under a week, others take a few months.
Yes, particularly in neighborhoods like Ashbrook and Allegre Monantial, where homes tend to be smaller and more affordably priced while still being just 10 miles from downtown Austin.
Not currently. There's no active new construction or builder program in Manchaca right now, the area is established and unincorporated, so buyers here are shopping the resale market across the 15 existing neighborhoods rather than a new-build community.
Conventional loans work for most Manchaca purchases, and FHA and VA financing are both usable up to the loan limits for Travis County. Homes on well water and septic systems can occasionally add extra steps to the underwriting process, so it's worth flagging that upfront with your lender.
At the $490,000 median sale price, expect roughly 2,100 square feet, 3 to 4 bedrooms, 2 to 3 bathrooms, and a lot around a quarter acre, though homes in acreage neighborhoods like Southwest Territory can offer significantly more land at a similar price point.
With homes selling at a median of 96.6% of list price and typically within 33 days, well-priced homes still move quickly. A strong pre-approval, a responsive agent, and being ready to move fast on the right home matter more here than aggressive overbidding.
Manchaca is served by Austin ISD. See our Manchaca neighborhood guide for the specific schools and current ratings.
It depends on the neighborhood. Ashbrook, Bear Creek Crossing, and Hills of Bear Creek have an HOA; the other 12 neighborhoods covered on this page do not. See the neighborhood profiles above for HOA status by community.
Yes, as your buyer's agent, we can flag new listings the moment they hit MLS, often before they're syndicated to sites like Zillow, and we can also ask around about off-market opportunities in neighborhoods you're interested in.
