Sun City Texas: How List-to-Sale Ratios Shifted in August

What does a 95.7% list-to-sale ratio mean for buyers and sellers in Sun City Texas? This metric compares the final closing price to the original listing price, showing how much negotiation power each side held during August 2026. In August, homes sold for an average of 95.7% of their original asking price across 59 closed sales. This represents a 0.2% decrease compared to July and a 0.3% decrease from August 2025. While the ratio remains high, indicating strong demand relative to supply, the slight dip suggests sellers may need to be slightly more flexible on pricing than in previous months. ALEX Intelligence analyzed the relationship between original list prices and final sale prices to track this trend. The data shows that 81.4% of homes sold below their original list price, a figure that has risen by 2.8 percentage points compared to July. This shift indicates that while most properties still move quickly, buyers are increasingly successful in negotiating reductions before closing. The median sale price for these 59 transactions was $375,000, up 4.3% from the prior month and 1.4% higher than the same period last year. Despite the slight softening in the list-to-sale ratio, the overall market remains resilient with prices continuing to climb year-over-year. For sellers, this data suggests that pricing accurately at the start of the listing process is more critical than ever. For buyers, it confirms there is still room for negotiation, though the margin for successful reductions may be narrowing as the market stabilizes. This week's 5 best values under $1,000,000, ranked by the ALEX deal score: 1. 102 Harness LN, Georgetown TX 78633 · MLS #9013373 Listed at $330,000, 2 bed, 2 bath, 1,779 sq ft. Listed 14% below the ALEX valuation; 14% under the local price per sq ft; price reduced 19% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1171305428/102-Harness-LN-Georgetown-TX 2. 317 Essex LN, Georgetown TX 78633 · MLS #6134055 Listed at $235,000, 2 bed, 2 bath, 1,397 sq ft. Listed 13% below the ALEX valuation; 17% under the local price per sq ft; price reduced 11% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1182523575/317-Essex-LN-Georgetown-TX 3. 516 Texas DR, Georgetown TX 78633 · MLS #6874272 Listed at $249,999, 2 bed, 2 bath, 1,328 sq ft. Listed 15% below the ALEX valuation; 7% under the local price per sq ft; price reduced 16% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1179311773/516-Texas-DR-Georgetown-TX 4. 206 Scurry PASS, Georgetown TX 78633 · MLS #8529942 Listed at $324,900, 2 bed, 2 bath, 1,825 sq ft. Listed 11% below the ALEX valuation; 12% under the local price per sq ft; price reduced 12% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1176870603/206-Scurry-PASS-Georgetown-TX 5. 318 Crockett LOOP, Georgetown TX 78633 · MLS #4411968 Listed at $299,000, 3 bed, 2 bath, 1,608 sq ft. Listed 9% below the ALEX valuation; 14% under the local price per sq ft; price reduced 13% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1171833248/318-Crockett-LOOP-Georgetown-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