The Full Salado Guide
Every number that matters before you buy in Salado — real MLS prices, the tax split that saves ~$4,350/yr, Salado ISD facts, all 8 subdivisions, and the negotiation data sellers hope you never see. Free, no drip campaign.
Send me the guide
Instant download — plus the option to get any address’s math run free.
One real person (me) sees this. No spam, no list-selling. Or text SALADO to 254-718-4249.
A data guide, not a brochure
The Full Salado Guide (2026) is a free 8-page PDF built from 268 closed sales and 116 active listings in the Salado MLS (pulled 8/5/2026) plus published tax and school sources. It covers what Salado homes actually sell for versus what they ask, the unincorporated-vs-village tax split, Salado ISD’s real record, median prices for all 8 major subdivisions, and the sale-to-list data that tells you exactly how hard to negotiate. It also states the trade-offs plainly: no hospital in town, septic outside the Main Street core, and a thin under-$400K shelf.
Six things you’ll know in ten minutes
Each section is built to be used at the negotiating table, not framed on a wall.
Median close vs median ask — and why the gap isn’t a discount you can demand.
$498,500 vs $624,995Sale-to-list ratios, price-cut share, and how to write an offer to the market.
96.8% of originalMedian prices for all 8 major subdivisions, with builder attribution.
$466K → $742KUnincorporated vs in-village vs Temple — the split most buyers discover after closing.
$1.48 vs $1.90 vs $2.35TEA record, one-campus-per-level structure, the bond, and the debt rate at statutory max.
B — up from CThe same by-buyer verdict matrix I use with clients, plus the 5-step no-overpay checklist.
6 buyer typesBefore you download
Is the Salado guide really free?
Yes. It’s the research I run for my own Salado buyer clients, packaged as an 8-page PDF. You get the download link immediately — the only “catch” is that I’ll personally follow up once to ask if you want any specific address’s numbers run, which is also free.
How current is the data?
Every MLS figure comes from a Salado MLS export pulled August 5, 2026 — 268 closed sales and 116 active listings — and each page cites its sources. Market numbers move; when you’re ready to write an offer, I re-run the numbers same-day.
Does the guide cover Salado property taxes and schools?
Yes — a full page each. The tax page walks the unincorporated (~$1.48/$100) vs in-village (~$1.90) vs Temple (~$2.35) stack with the $140K homestead exemption applied, and the schools page covers Salado ISD’s TEA B rating, all three campuses, and the $270.45M bond behind the tax rate.
Prefer a human? Text SALADO to 254-718-4249 and I’ll send the guide directly — or send a listing address and I’ll return the price-cut history, the parcel’s real tax stack, and what I’d actually offer. Taylor Dasch, EG Realty · Temple & Central Texas.