Guadalupe County: List-to-Sale Ratios Explain Pricing Power

What does a list-to-sale ratio of 95.3% actually mean for a buyer or seller in Guadalupe County? This metric compares the final closing price to the original listing price, revealing how much negotiation power exists in the current market. A higher ratio indicates that homes are selling closer to their asking prices, while a lower ratio suggests buyers are securing larger discounts. ALEX Intelligence analyzed 86 closed sales over the rolling six-month period ending September 30, 2026, to track this trend. The median close-to-original list ratio for Guadalupe County reached 95.3%, an increase of 1.0% compared to the prior six-month period and 2.4% higher than the same window last year. This shift signals that sellers are retaining more of their original price expectations than they did previously, as only 72.1% of homes sold below their initial list price during this timeframe. The data also shows a divergence in pricing per square foot. While the median close-to-original list ratio improved, the median price per square foot dropped to $167, down 5.6% from the same period last year. This suggests that while negotiation leverage has tightened for sellers, the overall value per unit of living space has softened slightly compared to previous years. For buyers, this means the window for deep discounts is narrowing, but the market remains distinct from the region-wide average where the ratio sits at 94.1%. Understanding these ratios helps set realistic expectations for offer strategies in a market that is slowly shifting toward seller favorability without yet reaching full price retention levels. Thinking of selling in Guadalupe County? Ask for a free ALEX Intelligence valuation of your home. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. Read more Central Texas market data on the ALEX blog: https://alex-companies.com/blog 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