Manor Middle is in Manor ISD and earned a 2/10 rating from Great School’s as of October 2026. The campus sits at 12900 Gregg Manor Rd. in Manor’s 78653 zip code, near the Manor High School 9th Grade Center, and serves 6th through 8th grade. It is one of Manor ISD’s two zoned middle schools, receiving students from Blake Manor, Lagos, Presidential Meadows and ShadowGlen elementaries, and it feeds Manor High School. Since fall 2025, the school has been run day to day by Third Future Schools, a charter network, under a Senate Bill 1882 partnership with Manor ISD. In 2026, TEA rated the campus a C (73), up from an F (56) the year before. Scroll down to read more about homes near Manor Middle School.
On This Page
Manor Middle School Snapshot
- Address: 12900 Gregg Manor Rd., Manor, TX 78653
- Phone: (512) 278-4600
- School District: Manor ISD
- Grades Served: 6th through 8th grade
- Enrollment: 450 students (TEA 2025-26 accountability listing)
- Student-Teacher Ratio: 12.5 students per teacher (2025, Texas Tribune Schools Explorer using TEA data)
- Principal: Elizabeth Miranda (Third Future Schools principal per the operator’s School Leadership page and the 2026-27 handbook; the Manor ISD campus page still lists Dr. Marcus Jones, which appears stale)
- School Hours: 8:00 a.m. – 4:00 p.m. instructional day; campus open 6:30 a.m. – 5:00 p.m. with free before/after care (Third Future 2026-27 handbook). The Manor ISD campus page still shows 8:25 a.m. – 3:55 p.m., likely outdated.
- GreatSchools Rating: It is 2/10 as of October 2026.
Manor Middle served grades 7 and 8 as recently as 2021-22 and has served grades 6 through 8 since 2022-23, according to TEA. After several years of low ratings, the Manor ISD board selected Third Future Schools as the operator for the campus under a Senate Bill 1882 partnership that began in fall 2025 for a minimum three-year term. Third Future lists Elizabeth Miranda as principal for 2026-27, with assistant principals Kristina Pervel and Adelyn Craddock, although the Manor ISD campus page still lists Dr. Marcus Jones. In 2025-26, Manor Middle enrolled 450 students, down from 565 in 2024-25, and 83.3% were economically disadvantaged, according to TEA. State data compiled by the Texas Tribune show 50% of students were English learners, 22.2% received special education services, 5.3% were identified as gifted and talented, and 67.3% were Hispanic. The Texas Tribune counted 12.5 students per teacher in 2025. GreatSchools and TEA measure different things. GreatSchools weighs test results against schools with similar student populations, while TEA’s rating, below, is the state’s official accountability measure.
Academic Performance: Texas Education Agency Accountability Rating
In TEA’s 2025-26 accountability ratings, published in September 2026, Manor Middle earned an overall C with a score of 73, up 17 points from an F (56) in 2024-25. It was the campus’s first A through C rating since at least 2022 and came in the first year of the Third Future partnership. Before that, Manor Middle was rated F (49) in 2023-24 and D (65) in 2022-23, and its 2021-22 score of 65 was labeled Not Rated under state law that year. Manor ISD as a whole earned a D (66) in 2025-26, up from a D (60).
- Overall TEA Rating (2025-26): C (73)
- Student Achievement: F, 55 out of 100 (based on STAAR performance)
- School Progress: C, 72 out of 100 (Academic Growth C/72, Relative Performance F/58)
- Closing the Gaps: C, 75 out of 100
- Prior Overall Ratings: Not Rated (65) in 2021-22, D (65) in 2022-23, F (49) in 2023-24, F (56) in 2024-25
- Manor ISD (2025-26): D (66) district-wide, up from D (60) in 2024-25
Under TEA’s scale, an A reflects exemplary performance, B is recognized, C is acceptable, D needs improvement, and F is unacceptable. The 2025-26 gain was driven by School Progress, which rose from an F (53) to a C (72) on the strength of Academic Growth, a measure of how much students improved on STAAR from one year to the next. Closing the Gaps, which measures results for student groups, also rose from a D (62) to a C (75). Student Achievement, the share of students meeting STAAR standards, improved from 49 to 55 but remained an F, and Relative Performance, which compares results with schools serving similar shares of economically disadvantaged students, was an F (58).
Manor Middle has not earned a TEA distinction designation from 2022 through 2026. Its federal support label improved in 2026 from additional targeted support (ATS Reidentified) to targeted support and improvement (TSI), both labels based on the results of specific student groups. The campus was identified for TSI in 2022 and 2023 and for ATS in 2024 and 2025.
Source: Texas Education Agency accountability summaries for Manor Middle (campus 227907041), 2022 through 2026 (2025-26 ratings released in 2026). The 2022-23 and 2023-24 ratings were delayed by litigation and released in 2025, and in 2022 campuses scoring below 70 were labeled Not Rated under SB 1365. TEA issues updated ratings annually, so verify the current rating directly with Manor ISD or TEA before making a decision based on it.
Programs at Manor Middle
These are the programs listed on the Manor ISD campus site (Programs, Electives and 1882 Partnership pages) and in Third Future Schools’ Manor Middle pages and 2026-27 Parent/Student Handbook. Athletics details were not published, so ask the school directly if a specific program or sport matters to you.
- Third Future Schools model: Personalized learning with direct instruction, blended learning and learning coaches; TFS’s ‘DYAD’ program and Habits of Success, per the TFS site and 2026-27 handbook.
- Free before- and after-school care: Campus opens at 6:30 a.m. and stays open until 5:00 p.m. at no cost to families.
- Fine arts and CTE electives: The campus electives page lists Career & Technical Education and Fine Arts, including ‘award-winning Choir, Band and Mariachi programs’.
- Gifted and Talented: A Gifted and Talented program page is listed under the campus Programs menu.
- Special education: The district’s SB 1882 partnership FAQ says special education services are a contract requirement and continue to be offered.
Third Future’s 2026-27 handbook sets the instructional day at 8:00 a.m. to 4:00 p.m., with the campus open from 6:30 a.m. to 5:00 p.m. for free before- and after-school care. The Manor ISD campus page still shows 8:25 a.m. to 3:55 p.m., so confirm the current schedule with Manor Middle at (512) 278-4600.
Where is Manor Middle School?
Manor Middle is located at:
12900 Gregg Manor Rd.
Manor, TX 78653
Manor Middle Attendance Zone Map
Manor Middle’s zone covers most of the city of Manor in the 78653 zip code. Third-party sources place ShadowGlen, Presidential Meadows, Wildhorse Ranch, Lagos and Whisper Valley in the zone, and 2,186 of the 2,358 Manor-tagged home sales since September 2022 were in 78653. The SB 1882 partnership did not change the boundaries: Manor Middle remains a Manor ISD campus with the same attendance zone and district bus service, and students who live in the zone are assigned there as before. As of October 2026, Manor ISD has not adopted a middle school boundary change for 2025-26, 2026-27 or 2027-28. The March 2024 elementary rezoning (Presidential Meadows to Blake Manor, and undeveloped ShadowGlen land to Lagos) moved students only among schools that all still feed Manor Middle.
Manor ISD publishes its attendance zones only as PDF maps and has no online address lookup, so confirm any address with the district office at (512) 278-4000 before buying. This matters at the edges of the zone. Carillon, one of the larger subdivisions in these sales, is partly in Elgin ISD, and 171 Manor-tagged sales list a Decker Middle feeder elementary. Lagos Elementary is projected to run over capacity, so a future boundary change in this area is possible.
Homes Zoned to Manor Middle: Market Stats
The figures below cover single-family homes sold through Unlock MLS whose listings name Manor as the middle school within Manor ISD. Because Manor ISD publishes its zones only as PDF maps, we used the school field that agents enter on each listing, so a few sales may be mis-tagged. The largest groups of sales since September 2022 were in ShadowGlen (481), Lagos (223), Carillon (223), Presidential Meadows (199), Presidential Glen (135) and Stonewater (133). Much of the zone is new: the median home sold was built in 2020, 42.6% were built in 2022 or later, and D.R. Horton and Pulte built 204 and 151 of the homes sold. About 96.4% of sales had an HOA, and the median property tax rate was about 2.64%.
3-Year Closed Sales Trend
| Period | Homes Sold | Median Sale Price | Median $/Sq Ft | Sale-to-List Ratio | Median Days on Market |
| Sept 2022 – Aug 2023 | 785 | $376,500 | $201.06 | 99.0% | 43 days |
| Sept 2023 – Aug 2024 | 619 | $360,425 | $189.39 | 99.0% | 47 days |
| Sept 2024 – Aug 2025 | 497 | $347,000 | $180.87 | 99.0% | 57 days |
| Trailing 12 Months (Sept 2025 – Aug 2026) | 457 | $335,943 | $166.15 | 99.0% | 61 days |
Data sourced from Unlock MLS. Statistics deemed reliable but not guaranteed. Single-family homes only, searched by School District (Manor ISD) and Middle School (Manor) as tagged in MLS.
The median sale price in the Manor Middle zone has fallen each year, from $376,500 in 2022-23 to $360,425 in 2023-24, $347,000 in 2024-25 and $335,943 over the trailing twelve months, a total change of about -10.8%. The past year’s drop was smaller, about 3.2%. Median price per square foot fell from $201.06 to $166.15 (-17.4%).
Sales volume fell from 785 homes in 2022-23, when many new homes were closing, to 457 in the past twelve months, a 41.8% decrease. Median days on market rose from 43 to 61 days, and sellers received a median of 99% of their final list price in every period.
Current Inventory Snapshot
As of October 3, 2026
| Status | Count | Median List Price | Median Days on Market |
| Active | 244 | $340,000 | 73 days |
| Active Under Contract | 20 | $316,750 | 38 days |
| Pending | 30 | $360,032 | 69 days |
Data sourced from Unlock MLS. Statistics deemed reliable but not guaranteed. Single-family homes only, same search as above.
294 homes are currently active, under contract, or pending in the Manor Middle zone. With 244 active listings against about 38.1 sales a month over the past year, the zone has roughly 6.4 months of inventory, a buyer’s market.
The median active list price of $340,000 is close to the trailing-twelve-month median sale price of $335,943, and active listings have been on the market a median of 73 days. 74 of the current listings were built in 2025 or later.
Homes for Sale Near Manor Middle School
Get New Listings by Email
Once you have reviewed the homes above, click “View All Results,” then “Save Search” at the upper left of the full list to get an email alert whenever a new home near Manor Middle is listed.
Neighborhood Guides Near Manor Middle
Our Manor city guide, below, covers the city where most of these sales took place. ShadowGlen, Lagos, Carillon, Presidential Meadows, Presidential Glen, Stonewater and Briarcreek don’t have separate guides.
Manor
The city of Manor, east of Austin along US 290 and SH 130, home to most of the district’s newer subdivisions.
Feeder Elementary and High Schools
Manor Middle receives students from Blake Manor, Lagos, Presidential Meadows and ShadowGlen elementaries and feeds Manor High School, unless a student is admitted to Manor New Tech High School or the Early College program. Families can also apply through a lottery to Manor New Tech Middle School or Manor Rise Academy (K-8).
Feeder Elementary Schools
- Blake Manor Elementary School
18010 Blake Manor Rd., Manor, TX 78653
Great Schools Rating: 2/10 - Lagos Elementary School
11817 Murchison St., Manor, TX 78653
Great Schools Rating: 3/10 - Presidential Meadows Elementary School
13252 George Bush St., Manor, TX 78653
Great Schools Rating: 3/10 - ShadowGlen Elementary School
12000 ShadowGlen Trace, Manor, TX 78653
Great Schools Rating: 2/10
High School
- Manor High School
14832 N FM 973, Manor, TX 78653 (9th Grade Center: 12700 Gregg Manor Rd.)
Great Schools Rating: 2/10
Manor ISD High School of Choice
- Manor New Tech High School (school of choice)
10323 US Hwy 290 E, Manor, TX 78653
Great Schools Rating: 4/10
Source: Manor ISD attendance zones page. Decker Middle receives Bluebonnet Trail, Decker, Oak Meadows and Pioneer Crossing elementaries; Manor Middle receives Blake Manor, Lagos, Presidential Meadows and ShadowGlen elementaries; both feed Manor High School unless a student is admitted to Manor New Tech High School or the Early College program. Manor Rise Academy, Manor New Tech Middle and Manor New Tech High are lottery-based schools of choice.
Frequently Asked Questions
Ratings and Zoning
Manor Middle earned a C with a score of 73 in TEA’s 2025-26 accountability ratings, up from an F (56) in 2024-25. Manor ISD overall earned a D (66) in 2025-26.
Since fall 2025, Third Future Schools, a charter network, has run Manor Middle day to day under a Senate Bill 1882 partnership with Manor ISD, for a minimum three-year term. Third Future controls curriculum and instruction, while the school remains a Manor ISD campus. The district keeps the same attendance boundaries and bus service, and special education services are a contract requirement.
Yes. The partnership did not change the attendance zone, so students who live in the Blake Manor, Lagos, Presidential Meadows and ShadowGlen elementary zones are still assigned to Manor Middle. District buses still serve the campus.
Third Future Schools lists Elizabeth Miranda as principal for 2026-27, with assistant principals Kristina Pervel and Adelyn Craddock. The Manor ISD campus page still lists Dr. Marcus Jones, so confirm with the school if it matters to you.
Manor ISD publishes its middle school zones only as a PDF map and has no online address lookup. Call the district office at (512) 278-4000 to confirm a specific address. No middle school boundary change has been adopted as of October 2026.
Programs, Schools and Home Prices
Yes. Third Future opens the campus at 6:30 a.m. and keeps it open until 5:00 p.m. with free before- and after-school care. The instructional day runs from 8:00 a.m. to 4:00 p.m. under the 2026-27 handbook.
Third Future uses a personalized learning model that combines direct instruction, blended learning and learning coaches. The campus lists Career and Technical Education and Fine Arts electives, including Choir, Band and Mariachi, plus a Gifted and Talented program and special education services.
Manor Middle feeds Manor High School. Students can instead be admitted to Manor New Tech High School, a lottery-based school of choice, or the Manor High School Early College program.
The median sale price over the trailing twelve months was $335,943, down about 10.8% from $376,500 in 2022-23. ShadowGlen had the most sales, followed by Lagos, Carillon and Presidential Meadows, and the median home sold was built in 2020.
With 244 active listings and about 38.1 sales a month, the zone has roughly 6.4 months of inventory, a buyer’s market. Active listings have been on the market a median of 73 days.
Looking to Buy a Home Near Manor Middle?
We can help save you time and money! We are buyer’s agents, so we work for the buyer, not the seller. Our job is to point out potential resale difficulties, educate you about the real estate market and negotiate the best deal. If you’re looking for a Realtor who has your best interests in mind and who will not try to sell you every home you walk in to, call us at (512) 827-8323 or email us at info@11OaksRealty.com to set up a no obligation consultation. Remember, buyer’s agent compensation is negotiated separately now and spelled out in writing before you tour a home, so you know the terms upfront.
Learn more about who we are and how we work at our Buyer Representation Program page.
Eleven Oaks Realty has been helping buyers and sellers since 1978.
Rebecca Jacks
Broker Associate, CRS, ABR, SFR · Eleven Oaks Realty
Call or text (512) 827-8323 · info@11OaksRealty.com
Talk to a Manor ISD Specialist
