Leander: How Close Did Sellers Get to Asking Price in August?

In August 2026, homes in Leander sold for an average of 94.7% of their original list price across 118 closed sales. This list-to-sale ratio represents the final negotiation outcome between buyers and sellers, showing how much of the asking price was actually realized at closing. The current ratio of 0.947 is down 1.4% compared to July 2026, when homes sold for 96% of the list price. This shift indicates that sellers are accepting offers further below their initial asking prices than they did just one month ago. Conversely, the ratio is up 1.6% compared to August 2025, suggesting a slight recovery in pricing power relative to last year's levels. ALEX Intelligence analyzed the relationship between original list prices and final sale prices for all 118 transactions to determine this trend. The data shows that 89% of homes sold below their original list price, a figure that is up 13.2% from July but remains slightly higher than the 86.5% seen in August 2025. While the median sale price dropped 5.4% month-over-month to $451,500, the shrinking ratio highlights a market where buyers have gained leverage to negotiate more aggressively. The average home sold for $451,500, which is 3.5% less per square foot than in July, reinforcing the trend of reduced pricing power for sellers in the current cycle. This week's 5 best values under $1,000,000, ranked by the ALEX deal score: 1. 1804 W CROW HOP VW, Leander TX 78641 · MLS #1979896 Listed at $430,000, 5 bed, 3 bath, 3,056 sq ft. Listed 16% below the ALEX valuation; 16% under the local price per sq ft; price reduced 19% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1178521995/1804-W-CROW-HOP-VW-Leander-TX 2. 418 Hernandos LOOP, Leander TX 78641 · MLS #5045857 Listed at $297,500, 3 bed, 2 bath, 1,799 sq ft. Listed 14% below the ALEX valuation; 15% under the local price per sq ft; price reduced 19% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1173358661/418-Hernandos-LOOP-Leander-TX 3. 1013 Matheson DR, Leander TX 78641 · MLS #7150145 Listed at $435,000, 5 bed, 2.5 bath, 2,941 sq ft. Listed 13% below the ALEX valuation; 25% under the local price per sq ft; price reduced 17% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1180699566/1013-Matheson-DR-Leander-TX 4. 5133 Colombo VW, Leander TX 78641 · MLS #6118027 Listed at $679,961, 4 bed, 4.5 bath, 3,441 sq ft. Listed 13% below the ALEX valuation; 12% under the local price per sq ft; price reduced 19% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1177831760/5133-Colombo-VW-Leander-TX 5. 424 Arrowhead Vine ST, Leander TX 78641 · MLS #1651660 Listed at $325,000, 4 bed, 3.5 bath, 2,421 sq ft. Listed 20% below the ALEX valuation; 31% under the local price per sq ft; price reduced 20% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1185411412/424-Arrowhead-Vine-ST-Leander-TX Want a closer look? Reply or call George at 713.918.9951 and we'll set up a showing. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. View and join any or all of our communities — AI, quantum, and real estate: https://alex-companies.com/reports/linkedin-groups If there's an AI, quantum, or real estate community you'd like to see us convene, tell us — this portfolio grows by request. 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