Sun City Georgetown
Summary
This study covers resale homes only: the 304 previously owned homes sold in Sun City Georgetown in the 180 days to October 15, 2026. New construction is excluded from all analysis and summarized separately at the end. The sales are sliced four ways: quartiles by price, quartiles by living area, quartiles by year built, and view against no view. A quartile is one of four equal-sized groups, from lowest (Q1) to highest (Q4).
Key differences
- Quartiles by net sale price: Q4 homes are 1,051 SF (74%) larger than Q1 homes (average 2,467 against 1,417). Q4 homes sold for $46 (24%) more per square foot than Q1 homes (average $242 against $196). 79% of Q4 homes have a view, against 45% of Q1 homes.
- Quartiles by living area: Q4 homes sold for $299,873 (105%) more than Q1 homes (average $585,138 against $285,265). Q4 homes sold for $17 (8%) more per square foot than Q1 homes (average $227 against $210).
- Quartiles by year built: 52% of Q4 homes have a view, against 40% of Q1 homes. Q4 homes sold for $18 (9%) more per square foot than Q1 homes (average $225 against $207).
- View and no view: Homes with a view sold for $18 (9%) more per square foot than homes without a view (average $222 against $204). Homes with a view sold for $75,967 (21%) more than homes without a view (average $439,488 against $363,522). Homes with a view sold 26 days faster than homes without a view (median 26 against 52).
Why 180 days: the longest window allowed, giving about 76 sales per quartile.
Where the resale homes sold
Each dot is one resale home, colored by its price quartile. Every price level sells across the whole community. Click a dot for that sale: address, close date, original and last list price, net sale price, living area and net sale per SF. Scroll or pinch to zoom.
Sales ranked by net sale price and cut into four equal groups. This is the usual way to read a market by price.
How to read the charts below. Each chart compares the groups on one measure, in the group colors above. Next to it: what the measure is, what the chart shows, and whether the gap is a real difference or could be chance. “Real difference” comes from a statistical test (defined at the end); its size is negligible, small, medium or large.
Net price per SF
What it is. Net sale price divided by living area. It puts homes of different sizes on the same footing: it shows whether buyers paid more for each square foot, not just for more square feet.
What it shows. The average rises step by step (Q1 $196, Q2 $202, Q3 $215, Q4 $242). Q4 homes sold for $46 (24%) more per square foot than Q1 homes (average $242 against $196).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is large.
Living area (SF)
What it is. Heated and cooled space, as listed in the MLS. Size is the main reason one home costs more than another.
What it shows. The average rises step by step (Q1 1,417, Q2 1,669, Q3 1,968, Q4 2,467). Q4 homes are 1,051 SF (74%) larger than Q1 homes (average 2,467 against 1,417).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is large.
Year built
What it is. The dot is the median year built; the bar spans the middle half of the homes in the group (25th to 75th percentile). It shows whether a group leans to older or newer phases of the community.
What it shows. The median rises step by step (Q1 2005, Q2 2006, Q3 2006, Q4 2007). Q4 homes are 2 years newer than Q1 homes (median 2007 against 2005).
No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
Days on market
What it is. Days from listing to accepted offer, counting relists. Bars show the median, because a few homes that sat for months would pull an average up.
What it shows. The median falls step by step (Q1 67, Q2 52, Q3 27, Q4 22). Q4 homes sold 44 days faster than Q1 homes (median 22 against 67).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is small.
Discount from original list
What it is. How far below the first asking price the home sold, after concessions. It measures how much negotiating room sellers gave up. Bars show the average.
What it shows. The average does not move in a straight line (Q1 8.3%, Q2 6.7%, Q3 3.7%, Q4 4.4%): Q1 is highest and Q3 lowest. Q4 homes gave up 3.9 percentage points less of the first asking price than Q1 homes (average 4.4% against 8.3%).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is medium.
How often
What it is. Each bar is the share of homes in the group, in percent.
- 36% of Q4 homes had a price cut before sale, against 57% of Q1 homes. Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is small.
- 62% of Q4 homes had the seller pay closing costs or repairs, against 62% of Q1 homes. No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
- 79% of Q4 homes have a view, against 45% of Q1 homes. Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is small.
All the numbers
| Measure | Q1$203,450–$307,41876 sales | Q2$309,000–$361,50076 sales | Q3$364,000–$462,00076 sales | Q4$462,500–$1,588,00076 sales | All304 sales | Real difference?size |
|---|---|---|---|---|---|---|
| Net sale price, average | $273,903 | $333,440 | $418,365 | $598,916 | $406,156 | by design |
| Net sale price, median | $279,850 | $332,066 | $418,375 | $556,700 | $362,750 | |
| Net price per SF, average | $196 | $202 | $215 | $242 | $214 | Yes · large |
| Net price per SF, median | $196 | $202 | $213 | $241 | $210 | |
| Living area (SF), average | 1,417 | 1,669 | 1,968 | 2,467 | 1,880 | Yes · large |
| Living area (SF), median | 1,422 | 1,624 | 1,968 | 2,470 | 1,845 | |
| Days on market (cumulative), average | 94 | 81 | 62 | 60 | 74 | Yes · small |
| Days on market (cumulative), median | 67 | 52 | 27 | 22 | 44 | |
| Discount from original list, average | 8.3% | 6.7% | 3.7% | 4.4% | 5.8% | Yes · medium |
| Discount from original list, median | 6.8% | 6.0% | 2.6% | 2.9% | 4.6% | |
| Year built, median | 2005 | 2006 | 2006 | 2007 | 2006 | No · negligible |
| Price cut before sale | 57% | 58% | 34% | 36% | 46% | Yes · small |
| Seller paid closing costs or repairs | 62% | 63% | 54% | 62% | 60% | No · negligible |
| Has a view | 45% | 51% | 46% | 79% | 55% | Yes · small |
Real difference? “Yes” = very unlikely to be chance (Kruskal–Wallis for measures, chi-square for shares; Bonferroni p < 0.0063). The word after it is the size of the difference. Ranges under each heading are the lowest and highest value in the group. Definitions are on the last pages.
Sales ranked by living area and cut into four equal groups, from the smallest homes (Q1) to the largest (Q4).
Net sale price
What it is. What the seller kept after paying the buyer’s closing costs or repairs. Bars show the average for each group.
What it shows. The average rises step by step (Q1 $285,265, Q2 $336,857, Q3 $420,593, Q4 $585,138). Q4 homes sold for $299,873 (105%) more than Q1 homes (average $585,138 against $285,265).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is large.
Net price per SF
What it is. Net sale price divided by living area. It puts homes of different sizes on the same footing: it shows whether buyers paid more for each square foot, not just for more square feet.
What it shows. The average does not move in a straight line (Q1 $210, Q2 $204, Q3 $215, Q4 $227): Q4 is highest and Q2 lowest. Q4 homes sold for $17 (8%) more per square foot than Q1 homes (average $227 against $210).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is small.
Year built
What it is. The dot is the median year built; the bar spans the middle half of the homes in the group (25th to 75th percentile). It shows whether a group leans to older or newer phases of the community.
What it shows. The median does not move in a straight line (Q1 2010, Q2 2005, Q3 2005, Q4 2006): Q1 is highest and Q2 lowest. Q4 homes are 4 years older than Q1 homes (median 2006 against 2010).
No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
Days on market
What it is. Days from listing to accepted offer, counting relists. Bars show the median, because a few homes that sat for months would pull an average up.
What it shows. The median does not move in a straight line (Q1 58, Q2 31, Q3 28, Q4 47): Q1 is highest and Q3 lowest. Q4 homes sold 10 days faster than Q1 homes (median 47 against 58).
No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
Discount from original list
What it is. How far below the first asking price the home sold, after concessions. It measures how much negotiating room sellers gave up. Bars show the average.
What it shows. The average falls step by step (Q1 7.0%, Q2 5.8%, Q3 5.2%, Q4 5.2%). Q4 homes gave up 1.8 percentage points less of the first asking price than Q1 homes (average 5.2% against 7.0%).
No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
How often
What it is. Each bar is the share of homes in the group, in percent.
- 42% of Q4 homes had a price cut before sale, against 57% of Q1 homes. No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
- 61% of Q4 homes had the seller pay closing costs or repairs, against 62% of Q1 homes. No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
- 65% of Q4 homes have a view, against 49% of Q1 homes. No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
All the numbers
| Measure | Q1915–1,488 SF76 sales | Q21,490–1,822 SF75 sales | Q31,845–2,091 SF79 sales | Q42,109–4,866 SF74 sales | All304 sales | Real difference?size |
|---|---|---|---|---|---|---|
| Net sale price, average | $285,265 | $336,857 | $420,593 | $585,138 | $406,156 | Yes · large |
| Net sale price, median | $289,952 | $332,000 | $423,900 | $554,300 | $362,750 | |
| Net price per SF, average | $210 | $204 | $215 | $227 | $214 | Yes · small |
| Net price per SF, median | $211 | $202 | $212 | $219 | $210 | |
| Living area (SF), average | 1,367 | 1,654 | 1,959 | 2,553 | 1,880 | by design |
| Living area (SF), median | 1,404 | 1,650 | 1,939 | 2,470 | 1,845 | |
| Days on market (cumulative), average | 84 | 54 | 78 | 80 | 74 | No · small |
| Days on market (cumulative), median | 58 | 31 | 28 | 47 | 44 | |
| Discount from original list, average | 7.0% | 5.8% | 5.2% | 5.2% | 5.8% | No · small |
| Discount from original list, median | 5.9% | 4.8% | 3.9% | 4.2% | 4.6% | |
| Year built, median | 2010 | 2005 | 2005 | 2006 | 2006 | No · small |
| Price cut before sale | 57% | 45% | 41% | 42% | 46% | No · small |
| Seller paid closing costs or repairs | 62% | 63% | 56% | 61% | 60% | No · negligible |
| Has a view | 49% | 53% | 54% | 65% | 55% | No · small |
Real difference? “Yes” = very unlikely to be chance (Kruskal–Wallis for measures, chi-square for shares; Bonferroni p < 0.0063). The word after it is the size of the difference. Ranges under each heading are the lowest and highest value in the group. Definitions are on the last pages.
Sales ranked by year built and cut into four groups, from the oldest (Q1) to the newest (Q4). Homes built in the same year always stay in the same group, so group sizes can differ a little.
Net sale price
What it is. What the seller kept after paying the buyer’s closing costs or repairs. Bars show the average for each group.
What it shows. The average does not move in a straight line (Q1 $382,439, Q2 $406,857, Q3 $401,154, Q4 $431,961): Q4 is highest and Q1 lowest. Q4 homes sold for $49,522 (13%) more than Q1 homes (average $431,961 against $382,439).
No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
Net price per SF
What it is. Net sale price divided by living area. It puts homes of different sizes on the same footing: it shows whether buyers paid more for each square foot, not just for more square feet.
What it shows. The average does not move in a straight line (Q1 $207, Q2 $206, Q3 $218, Q4 $225): Q4 is highest and Q2 lowest. Q4 homes sold for $18 (9%) more per square foot than Q1 homes (average $225 against $207).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is medium.
Living area (SF)
What it is. Heated and cooled space, as listed in the MLS. Size is the main reason one home costs more than another.
What it shows. The average does not move in a straight line (Q1 1,845, Q2 1,924, Q3 1,827, Q4 1,909): Q2 is highest and Q3 lowest. Q4 homes are 64 SF (3%) larger than Q1 homes (average 1,909 against 1,845).
No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
Days on market
What it is. Days from listing to accepted offer, counting relists. Bars show the median, because a few homes that sat for months would pull an average up.
What it shows. The median does not move in a straight line (Q1 47, Q2 29, Q3 25, Q4 58): Q4 is highest and Q3 lowest. Q4 homes took 11 days longer to sell than Q1 homes (median 58 against 47).
No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
Discount from original list
What it is. How far below the first asking price the home sold, after concessions. It measures how much negotiating room sellers gave up. Bars show the average.
What it shows. The average does not move in a straight line (Q1 6.4%, Q2 5.9%, Q3 4.8%, Q4 5.8%): Q1 is highest and Q3 lowest. Q4 homes gave up 0.6 percentage points less of the first asking price than Q1 homes (average 5.8% against 6.4%).
No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
How often
What it is. Each bar is the share of homes in the group, in percent.
- 54% of Q4 homes had a price cut before sale, against 52% of Q1 homes. No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
- 59% of Q4 homes had the seller pay closing costs or repairs, against 57% of Q1 homes. No clear difference. The statistical test cannot tell this gap from chance, so treat Q4 homes and Q1 homes as alike on this measure.
- 52% of Q4 homes have a view, against 40% of Q1 homes. Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is small.
All the numbers
| Measure | Q11995–199975 sales | Q22000–200686 sales | Q32007–201464 sales | Q42015–202679 sales | All304 sales | Real difference?size |
|---|---|---|---|---|---|---|
| Net sale price, average | $382,439 | $406,857 | $401,154 | $431,961 | $406,156 | No · small |
| Net sale price, median | $358,000 | $350,250 | $354,250 | $410,800 | $362,750 | |
| Net price per SF, average | $207 | $206 | $218 | $225 | $214 | Yes · medium |
| Net price per SF, median | $202 | $200 | $212 | $224 | $210 | |
| Living area (SF), average | 1,845 | 1,924 | 1,827 | 1,909 | 1,880 | No · negligible |
| Living area (SF), median | 1,895 | 1,801 | 1,712 | 1,845 | 1,845 | |
| Days on market (cumulative), average | 88 | 71 | 52 | 81 | 74 | No · small |
| Days on market (cumulative), median | 47 | 29 | 25 | 58 | 44 | |
| Discount from original list, average | 6.4% | 5.9% | 4.8% | 5.8% | 5.8% | No · negligible |
| Discount from original list, median | 5.0% | 4.7% | 3.8% | 4.9% | 4.6% | |
| Year built, median | 1997 | 2004 | 2010 | 2019 | 2006 | by design |
| Price cut before sale | 52% | 38% | 39% | 54% | 46% | No · small |
| Seller paid closing costs or repairs | 57% | 65% | 58% | 59% | 60% | No · negligible |
| Has a view | 40% | 53% | 80% | 52% | 55% | Yes · small |
Real difference? “Yes” = very unlikely to be chance (Kruskal–Wallis for measures, chi-square for shares; Bonferroni p < 0.0063). The word after it is the size of the difference. Ranges under each heading are the lowest and highest value in the group. Definitions are on the last pages.
Sales where the MLS lists a view (greenbelt or park, trees, golf course, hill country, water and similar) against those listing none or only the neighborhood. 6 sales whose MLS view entry is only “See Remarks” are left out.
Net sale price
What it is. What the seller kept after paying the buyer’s closing costs or repairs. Bars show the average for each group.
What it shows. Homes with a view sold for $75,967 (21%) more than homes without a view (average $439,488 against $363,522).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is small.
Net price per SF
What it is. Net sale price divided by living area. It puts homes of different sizes on the same footing: it shows whether buyers paid more for each square foot, not just for more square feet.
What it shows. Homes with a view sold for $18 (9%) more per square foot than homes without a view (average $222 against $204).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is medium.
Living area (SF)
What it is. Heated and cooled space, as listed in the MLS. Size is the main reason one home costs more than another.
What it shows. Homes with a view are 149 SF (8%) larger than homes without a view (average 1,944 against 1,795).
No clear difference. The statistical test cannot tell this gap from chance, so treat homes with a view and homes without a view as alike on this measure.
Year built
What it is. The dot is the median year built; the bar spans the middle half of the homes in the group (25th to 75th percentile). It shows whether a group leans to older or newer phases of the community.
What it shows. Homes with a view are 4 years newer than homes without a view (median 2007 against 2003).
No clear difference. The statistical test cannot tell this gap from chance, so treat homes with a view and homes without a view as alike on this measure.
Days on market
What it is. Days from listing to accepted offer, counting relists. Bars show the median, because a few homes that sat for months would pull an average up.
What it shows. Homes with a view sold 26 days faster than homes without a view (median 26 against 52).
Real difference. The statistical test says a gap like this is very unlikely to be chance; its size is small.
Discount from original list
What it is. How far below the first asking price the home sold, after concessions. It measures how much negotiating room sellers gave up. Bars show the average.
What it shows. Homes with a view gave up 1.2 percentage points less of the first asking price than homes without a view (average 5.2% against 6.4%).
No clear difference. The statistical test cannot tell this gap from chance, so treat homes with a view and homes without a view as alike on this measure.
How often
What it is. Each bar is the share of homes in the group, in percent.
- 40% of homes with a view had a price cut before sale, against 53% of homes without a view. No clear difference. The statistical test cannot tell this gap from chance, so treat homes with a view and homes without a view as alike on this measure.
- 62% of homes with a view had the seller pay closing costs or repairs, against 57% of homes without a view. No clear difference. The statistical test cannot tell this gap from chance, so treat homes with a view and homes without a view as alike on this measure.
All the numbers
| Measure | ViewMLS lists a view168 sales | No viewNone or Neighborhood130 sales | All298 sales | Real difference?size |
|---|---|---|---|---|
| Net sale price, average | $439,488 | $363,522 | $406,348 | Yes · small |
| Net sale price, median | $402,382 | $332,631 | $360,650 | |
| Net price per SF, average | $222 | $204 | $214 | Yes · medium |
| Net price per SF, median | $218 | $202 | $210 | |
| Living area (SF), average | 1,944 | 1,795 | 1,879 | No · small |
| Living area (SF), median | 1,850 | 1,675 | 1,845 | |
| Days on market (cumulative), average | 62 | 89 | 73 | Yes · small |
| Days on market (cumulative), median | 26 | 52 | 44 | |
| Discount from original list, average | 5.2% | 6.4% | 5.7% | No · small |
| Discount from original list, median | 4.1% | 5.5% | 4.6% | |
| Year built, median | 2007 | 2003 | 2006 | No · small |
| Price cut before sale | 40% | 53% | 46% | No · small |
| Seller paid closing costs or repairs | 62% | 57% | 60% | No · negligible |
Real difference? “Yes” = very unlikely to be chance (Mann–Whitney U for measures, chi-square for shares; Bonferroni p < 0.0063). The word after it is the size of the difference. Ranges under each heading are the lowest and highest value in the group. Definitions are on the last pages.
Homes sold new by the builder in the same 180 days. They are not part of any analysis in this study: not in the summary, the quartiles, the view comparison or the map. They are reported here once, as basic statistics. With 13 sales, no groups are formed and no tests are run.
| Measure | Average | Median |
|---|---|---|
| Sales | 13 | |
| Net sale price | $425,494 | $367,990 |
| Net price per SF | $245 | $241 |
| Living area (SF) | 1,735 | 1,550 |
| Days on market (cumulative) | 84 | 48 |
| Discount from original list | 7.1% | 6.0% |
| Price cut before sale | 62% of sales | |
| Seller paid closing costs or repairs | 54% of sales | |
| Year built | 2024–2026 | |
Same definitions as the rest of the study (net sale price, days on market, discount). New construction = NewConstructionYN true, or PropertyCondition “New Construction” or “Under Construction”.
Definitions and methods
Each term in plain words first, then described statistically.
| Term | In plain terms | Statistical description |
|---|---|---|
| Closed sale | A home whose sale was completed and recorded in the MLS. | Bridge API record with StandardStatus = Closed, PropertyType = Residential, PropertySubType = Single Family Residence, CloseDate April 19, 2026 – October 15, 2026. |
| Sun City Georgetown | The age-restricted Del Webb community in Georgetown, all neighborhoods and phases. | Georgetown closed sales whose MLS SubdivisionName contains “Sun City” (case-insensitive); all are in ZIP 78633. |
| Window (180 days) | The study covers the most recent 180 days of closed sales. | CloseDate from April 19, 2026 to October 15, 2026 inclusive; the longest window allowed, chosen to give each group as many sales as possible. |
| Resale home | A previously owned home, sold by its owner. Homes sold new by the builder are not part of this study. | Included when NewConstructionYN is not true and PropertyCondition contains neither “New Construction” nor “Under Construction”. 13 new-construction sales in the window are excluded from every analysis and summarized only in the New construction section. |
| Net sale price | What the seller actually kept: the closing price less money given back to the buyer. | Net = ClosePrice − ACTRIS_BuyersClsgCostPdbySell − ACTRIS_RepairsAmount; blank = $0. Sales with concessions above 10% of price are treated as entry errors and excluded. |
| Net price per SF | What each square foot sold for, after concessions. | Net sale price ÷ LivingArea. |
| Living area (SF) | Heated and cooled square footage in the MLS. | RESO LivingArea; garages and porches excluded. |
| Year built | The year the home was finished, as listed in the MLS. | RESO YearBuilt. |
| View | The MLS says the home looks over something: a greenbelt or park, trees, golf course, hill country, water and similar. | View = the View field holds any entry other than “None”, “Neighborhood” or “See Remarks”. No view = only “None” and/or “Neighborhood”. Records whose only entry is “See Remarks” cannot be classified and are left out of that slice. |
| Quartile | Sales lined up from lowest to highest and cut into four groups of about equal size. Q1 is the lowest quarter, Q4 the highest. | Sort by the slicing variable; cut k sits at round(nk/4), k = 1…3. A cut that would split tied values (same year built, same price) moves to the nearer edge of the tie, so group sizes can differ slightly. A group with fewer than 3 sales is merged into its smaller neighbour, so a slice may show fewer than four groups. |
| Average (mean) | Add the values and divide by how many. One extreme sale can pull it. | x̄ = (1/n) Σ xᵢ. |
| Median | The middle value: half above, half below. Not pulled by extreme sales. | The 50th percentile. |
| Days on market (cumulative) | How long the home was listed before the buyer’s offer was accepted, counting relists. | max(CumulativeDaysOnMarket, DaysOnMarket, PurchaseContractDate − ListingContractDate). |
| Discount from original list | How far below the first asking price the home sold, after concessions. Negative = sold above. | (OriginalListPrice − net) ÷ OriginalListPrice × 100. |
| Price cut before sale | The asking price was lowered at least once. | ListPrice at close < OriginalListPrice. |
| Kruskal–Wallis test | Checks whether a measure really differs across the four quartiles, using rankings so a few extreme sales cannot drive it. | H = [12/(n(n+1))] Σ Rⱼ²/nⱼ − 3(n+1), compared to χ² with 3 df (Kruskal & Wallis, 1952). Effect size ε² = H/(n−1): ≥ .01 small, ≥ .06 medium, ≥ .14 large (Cohen, 1988; Tomczak & Tomczak, 2014). |
| Mann–Whitney U test | The same check for two groups (view and no view). | Two-sided U test (Mann & Whitney, 1947). Effect size = rank-biserial correlation |1 − 2U/(n₁n₂)|: ≥ .10 small, ≥ .30 medium, ≥ .50 large (Kerby, 2014; Cohen, 1988). |
| Chi-square test | Checks whether a yes/no share (for example, price cut) differs between groups more than chance would. | Pearson χ² on the 2 × k table (Pearson, 1900). Effect size Cramér’s V = √(χ²/n): ≥ .10 small, ≥ .30 medium, ≥ .50 large (Cramér, 1946). |
| Real difference? (p-value) | “Yes” means a gap this large would be very unlikely if the groups were really alike. Because several measures are checked on each page, the bar is set higher. | Bonferroni: significant when p < 0.05 ÷ m, m = number of measures tested on that page (Dunn, 1961). The slicing variable itself differs by design and is not tested. |
| ABOR MLS via secure APIs | The Austin Board of REALTORS® multiple listing service, read live by ALEX. | Bridge Interactive RESO Web API (OData), ABOR dataset, every field returned; pulled October 18, 2026. No warehouse copy is used. |
Data notes
Left out of the analysis: 13 new-construction sales (basic statistics only, in their own section); 1 sale(s) with no original list price. 16 resale sales went under contract on their listing date (0 days). Statistics: Python, NumPy 2.5.3, SciPy 1.18.1.
References
- Cohen, J. (1988). Statistical Power Analysis for the Behavioral Sciences (2nd ed.). Erlbaum.
- Cramér, H. (1946). Mathematical Methods of Statistics. Princeton University Press.
- Dunn, O. J. (1961). Multiple comparisons among means. JASA, 56(293), 52–64.
- Kerby, D. S. (2014). The simple difference formula: an approach to teaching nonparametric correlation. Comprehensive Psychology, 3, 11.IT.3.1.
- Kruskal, W. H., & Wallis, W. A. (1952). Use of ranks in one-criterion variance analysis. JASA, 47(260), 583–621.
- Mann, H. B., & Whitney, D. R. (1947). On a test of whether one of two random variables is stochastically larger than the other. Annals of Mathematical Statistics, 18(1), 50–60.
- Pearson, K. (1900). On the criterion that a given system of deviations… Philosophical Magazine, 50(302), 157–175.
- Tomczak, M., & Tomczak, E. (2014). The need to report effect size estimates revisited. Trends in Sport Sciences, 21(1), 19–25.
This is a market study of closed sales, not an appraisal or an opinion of value for any home. The analysis covers 304 closed MLS resale sales; the 13 new-construction sales appear only in their own section, as basic statistics. Sale and listing data: ABOR MLS via secure APIs, pulled October 18, 2026. Map data © OpenStreetMap contributors. ALEX Companies · Licensed by the Texas Real Estate Commission · Broker: Alexander Tiffany Southwest, LLC (ALEX Real Estate), #565194-BB · Diane Hart Alexander, Designated Broker, #574877-B.