Tarpley, TX 78883 housing market
Data through Sep 2026 · Balanced market · leverage 80
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Buyer Leverage Score
80
Sep 2026
Months of Supply
6.1 months
Nov 2025
Days on Market
105 days
Sep 2026
Price Cut %
0.0%
Sep 2026
Sale-to-List Ratio
94.8%
Nov 2025
Expected Disaster Loss
$159
Dec 2025
What this means
- Supply. There are 150% more homes for sale than the 2017-19 norm and falling (−17% vs. a year ago), so buyers have more to choose from than before the pandemic.
- Negotiating. Buyer leverage is high (80/100; U.S.: 54): homes sell for about 5.2% below their final list price (as of Nov 2025); 0% of listings had a price cut (U.S.: 26%).
- Disaster risk. FEMA expects about $159 a year in natural-disaster damage per $100k of building value (U.S.: $155), mostly from flooding.
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Other ZIP codes in Bandera County, TX
| Area | Home value | 1-year change | Buyer leverage |
|---|---|---|---|
| Pipe Creek, TX 78063 | $309.8K | −2.5% | 99 |
| Bandera, TX 78003 | $331.9K | −2.5% | 100 |
| Medina, TX 78055 | $378.8K | −3.5% | 100 |
| Utopia, TX 78884 | – | – | 95 |
| Vanderpool, TX 78885 | – | – | 47 |