ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

ABOR / Unlock MLS Region

Central Texas · every sale in ABOR MLS

Resale homes · closed May 4 – Oct 30, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

October 31, 2026 · 3:38 PM CDT

MARKET STUDY All analysis covers resale homes only. New construction appears once, in its own section. Click any dot on the map for that sale.

Resale sales, 180 days

11,909

single-family resale homes

Median net sale price

$458,000

average $626,581

Median net price per SF

$219

average $260

Median days on market

44 days

average 77 days

1. SummaryResale homes · 11,909 sales · May 4, 2026 – October 30, 2026

This study looks at the 11,909 resale homes sold in ABOR / Unlock MLS Region in the 180 days to October 30, 2026. New construction is left out and shown on its own in section 7. The homes are compared four ways: by price, by living area, by year built and with or without a view. The first three are split into four equal groups (quartiles), each named by its range.

Each comparison has its own section (3–6) with everything about it in one place: the key differences, a table of every measure at a glance, the charts and the numbers.

2. Where the resale homes sold11,909 resale homes · colored by price range

Each dot is one resale home, colored by its price range. The map is drawn around the middle 99% of sales; 200 sales with map points far outside the area are left off it (they stay in every figure). Use the buttons to show one price range at a time. Click a dot for that sale: address, close date, original and last list price, net sale price, living area, net sale per SF and days on market. Scroll or pinch to zoom.

Under $329K · 2,977 sales$329K–$458K · 2,977 sales$458K–$719K · 2,977 salesOver $719K · 2,978 sales

3. Quartiles by net sale priceResale homes · 11,909 sales · May 4, 2026 – October 30, 2026

Sales ranked by net sale price and cut into four equal groups. This is the usual way to read a market by price.

Bottom line

Homes over $719K sell for about $226 per SF (132%) more than homes under $329K.
Homes over $719K are about 1,700 SF (106%) larger than homes under $329K.
65% of homes over $719K have a view, against 18% of homes under $329K.
49% of homes over $719K had the seller pay closing costs or repairs, against 64% of homes under $329K.

3.1 Key differences

The top group against the bottom group. Only real differences are listed. Section 8 explains each measure.

Under $329K$329K–$458K$458K–$719KOver $719K

Higher-priced homes Over $719K

Sell for more per square foot.
Are much larger.
Are more likely to have a view.
Less often have the seller pay buyer costs or repairs.
Are less likely to need a price cut.
Sell closer to their first asking price.
Sell faster.

Lower-priced homes Under $329K

Sell for less per square foot.
Are much smaller.
Are less likely to have a view.
More often have the seller pay buyer costs or repairs.
Are more likely to have had a price cut.
Sell further below their first asking price.
Take longer to sell.

3.2 At a glance

Shaded rows are real differences; the darkest cell is the highest. Gray rows show no clear difference. Prices are averages; days on market and year built are medians.

	Under $329K	$329K–$458K	$458K–$719K	Over $719K	Real difference?
Net price per SF	$171 per SFLowest	$208 per SF	$262 per SF	$397 per SFHighest	✓ large
Living area	1,609 SFSmallest	1,999 SF	2,367 SF	3,313 SFLargest	✓ large
Year built	2004	2006Newest	2003Oldest	2004	✓ negligible
Days on market	53 daysSlowest	45 days	37 daysFastest	41 days	✓ negligible
Discount from original list	9.4%Biggest	6.8%	5.8%Smallest	6.9%	✓ small
Price cut before sale	56%Most	51%	45%	41%Fewest	✓ small
Seller paid closing costs or repairs	64%Most	63%	59%	49%Fewest	✓ small
Has a view	18%Fewest	27%	40%	65%Most	✓ medium

How to read this section. Each heading gives the finding. The gold box says whether the gap is real (✓, with its size) or could be chance (–). The section ends with its numbers; the tests are in section 8.3.

3.3 Homes over $719K sell for about $226 per SF (132%) more than homes under $329K

The average is $397 per SF for homes over $719K and $171 per SF for homes under $329K. It rises step by step from the lowest range to the highest. Defined in 8.1.2.

✓ Real difference · large

3.4 Homes over $719K are about 1,700 SF (106%) larger than homes under $329K

The average is 3,313 SF for homes over $719K and 1,609 SF for homes under $329K. It rises step by step from the lowest range to the highest. Defined in 8.1.3.

✓ Real difference · large

3.5 Homes over $719K and homes under $329K are the same on year built

The median is 2004 for homes over $719K and 2004 for homes under $329K. It does not move in a straight line; homes $329K–$458K are highest. Defined in 8.1.4.

✓ Real difference · negligible

3.6 Homes over $719K sell 12 days faster than homes under $329K

The median is 41 days for homes over $719K and 53 days for homes under $329K. It does not move in a straight line; homes under $329K are highest. Defined in 8.1.5.

✓ Real difference · negligible

3.7 Homes over $719K sell about 2 percentage points closer to their first asking price than homes under $329K

The average is 6.9% for homes over $719K and 9.4% for homes under $329K. It does not move in a straight line; homes under $329K are highest. Defined in 8.1.6.

✓ Real difference · small

3.8 How often: price cut before sale, seller paid closing costs or repairs, has a view

Each bar is the share of homes in the group, in percent.

41% of homes over $719K had a price cut before sale, against 56% of homes under $329K. Defined in 8.1.7.
49% of homes over $719K had the seller pay closing costs or repairs, against 64% of homes under $329K. Defined in 8.1.8.
65% of homes over $719K have a view, against 18% of homes under $329K. Defined in 8.1.9.

Price cut before sale: ✓ Real difference · small

Seller paid closing costs or repairs: ✓ Real difference · small

Has a view: ✓ Real difference · medium

3.9 The numbers: price and size

	Under $329K2,977 sales	$329K–$458K2,977 sales	$458K–$719K2,977 sales	Over $719K2,978 sales	All11,909 sales	Real difference?
Net sale price average	$261,735	$387,660	$569,942	$1,286,764	$626,581	by design
Net price per SF average	$171	$208	$262	$397	$260	✓ large
Living area average	1,609	1,999	2,367	3,313	2,322	✓ large
Year built median	2004	2006	2003	2004	2004	✓ negligible

3.10 The numbers: selling

	Under $329K2,977 sales	$329K–$458K2,977 sales	$458K–$719K2,977 sales	Over $719K2,978 sales	All11,909 sales	Real difference?
Days on market median	53	45	37	41	44	✓ negligible
Discount from original list average	9.4%	6.8%	5.8%	6.9%	7.2%	✓ small
Price cut before sale	56%	51%	45%	41%	48%	✓ small
Seller paid closing costs or repairs	64%	63%	59%	49%	59%	✓ small
Has a view	18%	27%	40%	65%	37%	✓ medium

Prices, price per SF, living area and discount are averages; days on market and year built are medians. The test behind each verdict is in 8.3.1.

4. Quartiles by living areaResale homes · 11,909 sales · May 4, 2026 – October 30, 2026

Sales ranked by living area and cut into four equal groups, from the smallest homes to the largest.

Bottom line

Homes over 2,786 SF sell for about $786K (229%) more than homes under 1,645 SF.
58% of homes over 2,786 SF have a view, against 23% of homes under 1,645 SF.
Homes over 2,786 SF are about 12 years newer than homes under 1,645 SF.
55% of homes over 2,786 SF had the seller pay closing costs or repairs, against 59% of homes under 1,645 SF.

4.1 Key differences

The top group against the bottom group. Only real differences are listed. Section 8 explains each measure.

Under 1,645 SF1,645–2,118 SF2,119–2,786 SFOver 2,786 SF

Larger homes Over 2,786 SF

Sell for much more.
Are more likely to have a view.
Tend to be newer.
Less often have the seller pay buyer costs or repairs.
Sell for more per square foot.
Sell closer to their first asking price.
Take longer to sell.

Smaller homes Under 1,645 SF

Sell for much less.
Are less likely to have a view.
Tend to be older.
More often have the seller pay buyer costs or repairs.
Sell for less per square foot.
Sell further below their first asking price.
Sell faster.

4.2 At a glance

Shaded rows are real differences; the darkest cell is the highest. Gray rows show no clear difference. Prices are averages; days on market and year built are medians.

	Under 1,645 SF	1,645–2,118 SF	2,119–2,786 SF	Over 2,786 SF	Real difference?
Net sale price	$344KLowest	$445K	$588K	$1.13MHighest	✓ large
Net price per SF	$262 per SF	$237 per SFLowest	$242 per SF	$297 per SFHighest	✓ small
Year built	1995Oldest	2004	2006	2007Newest	✓ medium
Days on market	43 days	42 days	41 daysFastest	49 daysSlowest	✓ negligible
Discount from original list	8.3%Biggest	6.8%	6.6%Smallest	7.3%	✓ negligible
Price cut before sale	49%	49%	49%	47%	unclear
Seller paid closing costs or repairs	59%	62%Most	61%	55%Fewest	✓ negligible
Has a view	23%Fewest	30%	38%	58%Most	✓ small

4.3 Homes over 2,786 SF sell for about $786K (229%) more than homes under 1,645 SF

The average is $1.13M for homes over 2,786 SF and $344K for homes under 1,645 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.1.

✓ Real difference · large

4.4 Homes over 2,786 SF sell for about $34 per SF (13%) more than homes under 1,645 SF

The average is $297 per SF for homes over 2,786 SF and $262 per SF for homes under 1,645 SF. It does not move in a straight line; homes over 2,786 SF are highest. Defined in 8.1.2.

✓ Real difference · small

4.5 Homes over 2,786 SF are about 12 years newer than homes under 1,645 SF

The median is 2007 for homes over 2,786 SF and 1995 for homes under 1,645 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.4.

✓ Real difference · medium

4.6 Homes over 2,786 SF take 6 days longer to sell than homes under 1,645 SF

The median is 49 days for homes over 2,786 SF and 43 days for homes under 1,645 SF. It does not move in a straight line; homes over 2,786 SF are highest. Defined in 8.1.5.

✓ Real difference · negligible

4.7 Homes over 2,786 SF sell 1.0 percentage points closer to their first asking price than homes under 1,645 SF

The average is 7.3% for homes over 2,786 SF and 8.3% for homes under 1,645 SF. It does not move in a straight line; homes under 1,645 SF are highest. Defined in 8.1.6.

✓ Real difference · negligible

4.8 How often: price cut before sale, seller paid closing costs or repairs, has a view

Each bar is the share of homes in the group, in percent.

47% of homes over 2,786 SF had a price cut before sale, against 49% of homes under 1,645 SF. Defined in 8.1.7.
55% of homes over 2,786 SF had the seller pay closing costs or repairs, against 59% of homes under 1,645 SF. Defined in 8.1.8.
58% of homes over 2,786 SF have a view, against 23% of homes under 1,645 SF. Defined in 8.1.9.

Price cut before sale: – No clear difference · could be chance

Seller paid closing costs or repairs: ✓ Real difference · negligible

Has a view: ✓ Real difference · small

4.9 The numbers: price and size

	Under 1,645 SF2,978 sales	1,645–2,118 SF2,974 sales	2,119–2,786 SF2,983 sales	Over 2,786 SF2,974 sales	All11,909 sales	Real difference?
Net sale price average	$343,668	$445,045	$588,111	$1,129,996	$626,581	✓ large
Net price per SF average	$262	$237	$242	$297	$260	✓ small
Living area average	1,347	1,875	2,430	3,637	2,322	by design
Year built median	1995	2004	2006	2007	2004	✓ medium

4.10 The numbers: selling

	Under 1,645 SF2,978 sales	1,645–2,118 SF2,974 sales	2,119–2,786 SF2,983 sales	Over 2,786 SF2,974 sales	All11,909 sales	Real difference?
Days on market median	43	42	41	49	44	✓ negligible
Discount from original list average	8.3%	6.8%	6.6%	7.3%	7.2%	✓ negligible
Price cut before sale	49%	49%	49%	47%	48%	unclear
Seller paid closing costs or repairs	59%	62%	61%	55%	59%	✓ negligible
Has a view	23%	30%	38%	58%	37%	✓ small

Prices, price per SF, living area and discount are averages; days on market and year built are medians. The test behind each verdict is in 8.3.2.

5. Quartiles by year builtResale homes · 11,909 sales · May 4, 2026 – October 30, 2026

Sales ranked by year built and cut into four groups, from the oldest to the newest. Homes built in the same year always stay in the same group, so group sizes can differ a little.

Bottom line

56% of homes built after 2016 had a price cut before sale, against 42% of homes built before 1987.
Homes built after 2016 are about 590 SF (31%) larger than homes built before 1987.
60% of homes built after 2016 had the seller pay closing costs or repairs, against 52% of homes built before 1987.
39% of homes built after 2016 have a view, against 31% of homes built before 1987.

5.1 Key differences

The top group against the bottom group. Only real differences are listed. Section 8 explains each measure.

Before 19871987–20042005–2016After 2016

Newer homes After 2016

Are more likely to have had a price cut.
Are larger.
More often have the seller pay buyer costs or repairs.
Are more likely to have a view.
Sell for less per square foot.
Take longer to sell.
Sell closer to their first asking price.
Sell for more.

Older homes Before 1987

Are less likely to need a price cut.
Are smaller.
Less often have the seller pay buyer costs or repairs.
Are less likely to have a view.
Sell for more per square foot.
Sell faster.
Sell further below their first asking price.
Sell for less.

5.2 At a glance

Shaded rows are real differences; the darkest cell is the highest. Gray rows show no clear difference. Prices are averages; days on market and year built are medians.

	Before 1987	1987–2004	2005–2016	After 2016	Real difference?
Net sale price	$608KLowest	$635K	$637KHighest	$627K	✓ negligible
Net price per SF	$316 per SFHighest	$247 per SF	$236 per SFLowest	$239 per SF	✓ medium
Living area	1,870 SFSmallest	2,426 SF	2,539 SFLargest	2,458 SF	✓ medium
Days on market	37 days	36 daysFastest	46 days	55 daysSlowest	✓ small
Discount from original list	8.4%Biggest	6.8%Smallest	6.8%	6.9%	✓ negligible
Price cut before sale	42%Fewest	46%	49%	56%Most	✓ small
Seller paid closing costs or repairs	52%Fewest	61%	63%Most	60%	✓ negligible
Has a view	31%Fewest	40%Most	40%	39%	✓ negligible

5.3 Homes built after 2016 sell for about $19K (3%) more than homes built before 1987

The average is $627K for homes built after 2016 and $608K for homes built before 1987. It does not move in a straight line; homes built 2005–2016 are highest. Defined in 8.1.1.

✓ Real difference · negligible

5.4 Homes built after 2016 sell for about $77 per SF (24%) less than homes built before 1987

The average is $239 per SF for homes built after 2016 and $316 per SF for homes built before 1987. It does not move in a straight line; homes built before 1987 are highest. Defined in 8.1.2.

✓ Real difference · medium

5.5 Homes built after 2016 are about 590 SF (31%) larger than homes built before 1987

The average is 2,458 SF for homes built after 2016 and 1,870 SF for homes built before 1987. It does not move in a straight line; homes built 2005–2016 are highest. Defined in 8.1.3.

✓ Real difference · medium

5.6 Homes built after 2016 take 18 days longer to sell than homes built before 1987

The median is 55 days for homes built after 2016 and 37 days for homes built before 1987. It does not move in a straight line; homes built after 2016 are highest. Defined in 8.1.5.

✓ Real difference · small

5.7 Homes built after 2016 sell about 1 percentage point closer to their first asking price than homes built before 1987

The average is 6.9% for homes built after 2016 and 8.4% for homes built before 1987. It does not move in a straight line; homes built before 1987 are highest. Defined in 8.1.6.

✓ Real difference · negligible

5.8 How often: price cut before sale, seller paid closing costs or repairs, has a view

Each bar is the share of homes in the group, in percent.

56% of homes built after 2016 had a price cut before sale, against 42% of homes built before 1987. Defined in 8.1.7.
60% of homes built after 2016 had the seller pay closing costs or repairs, against 52% of homes built before 1987. Defined in 8.1.8.
39% of homes built after 2016 have a view, against 31% of homes built before 1987. Defined in 8.1.9.

Price cut before sale: ✓ Real difference · small

Seller paid closing costs or repairs: ✓ Real difference · negligible

Has a view: ✓ Real difference · negligible

5.9 The numbers: price and size

	Before 19872,985 sales	1987–20042,995 sales	2005–20162,935 sales	After 20162,994 sales	All11,909 sales	Real difference?
Net sale price average	$607,835	$635,231	$636,707	$626,690	$626,581	✓ negligible
Net price per SF average	$316	$247	$236	$239	$260	✓ medium
Living area average	1,870	2,426	2,539	2,458	2,322	✓ medium
Year built median	1974	1999	2010	2020	2004	by design

5.10 The numbers: selling

	Before 19872,985 sales	1987–20042,995 sales	2005–20162,935 sales	After 20162,994 sales	All11,909 sales	Real difference?
Days on market median	37	36	46	55	44	✓ small
Discount from original list average	8.4%	6.8%	6.8%	6.9%	7.2%	✓ negligible
Price cut before sale	42%	46%	49%	56%	48%	✓ small
Seller paid closing costs or repairs	52%	61%	63%	60%	59%	✓ negligible
Has a view	31%	40%	40%	39%	37%	✓ negligible

Prices, price per SF, living area and discount are averages; days on market and year built are medians. The test behind each verdict is in 8.3.3.

6. View and no viewResale homes · 11,909 sales · May 4, 2026 – October 30, 2026

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. 303 sales whose MLS view entry is only “See Remarks” are left out.

Bottom line

Homes with a view sell for about $372K (77%) more than homes without a view.
Homes with a view sell for about $67 per SF (29%) more than homes without a view.
Homes with a view are about 610 SF (29%) larger than homes without a view.
Homes with a view take 7 days longer to sell than homes without a view.

6.1 Key differences

The top group against the bottom group. Only real differences are listed. Section 8 explains each measure.

ViewNo view

Homes with a view MLS lists a view

Sell for more.
Sell for more per square foot.
Are larger.
Take longer to sell.
Tend to be newer.
Less often have the seller pay buyer costs or repairs.
Sell further below their first asking price.

Homes without a view no view listed

Sell for less.
Sell for less per square foot.
Are smaller.
Sell faster.
Tend to be older.
More often have the seller pay buyer costs or repairs.
Sell closer to their first asking price.

6.2 At a glance

Shaded rows are real differences; the darkest cell is the highest. Gray rows show no clear difference. Prices are averages; days on market and year built are medians.

	View	No view	Real difference?
Net sale price	$857KHighest	$485KLowest	✓ medium
Net price per SF	$301 per SFHighest	$234 per SFLowest	✓ medium
Living area	2,699 SFLargest	2,091 SFSmallest	✓ medium
Year built	2005Newest	2004Oldest	✓ negligible
Days on market	49 daysSlowest	42 daysFastest	✓ negligible
Discount from original list	7.7%Biggest	7.0%Smallest	✓ negligible
Price cut before sale	47%	49%	unclear
Seller paid closing costs or repairs	55%Fewest	62%Most	✓ negligible

6.3 Homes with a view sell for about $372K (77%) more than homes without a view

The average is $857K for homes with a view and $485K for homes without a view. Defined in 8.1.1.

✓ Real difference · medium

6.4 Homes with a view sell for about $67 per SF (29%) more than homes without a view

The average is $301 per SF for homes with a view and $234 per SF for homes without a view. Defined in 8.1.2.

✓ Real difference · medium

6.5 Homes with a view are about 610 SF (29%) larger than homes without a view

The average is 2,699 SF for homes with a view and 2,091 SF for homes without a view. Defined in 8.1.3.

✓ Real difference · medium

6.6 Homes with a view are about 1 year newer than homes without a view

The median is 2005 for homes with a view and 2004 for homes without a view. Defined in 8.1.4.

✓ Real difference · negligible

6.7 Homes with a view take 7 days longer to sell than homes without a view

The median is 49 days for homes with a view and 42 days for homes without a view. Defined in 8.1.5.

✓ Real difference · negligible

6.8 Homes with a view sell 0.7 percentage points further below their first asking price than homes without a view

The average is 7.7% for homes with a view and 7.0% for homes without a view. Defined in 8.1.6.

✓ Real difference · negligible

6.9 How often: price cut before sale, seller paid closing costs or repairs

Each bar is the share of homes in the group, in percent.

47% of homes with a view had a price cut before sale, against 49% of homes without a view. Defined in 8.1.7.
55% of homes with a view had the seller pay closing costs or repairs, against 62% of homes without a view. Defined in 8.1.8.

Price cut before sale: – No clear difference · could be chance

Seller paid closing costs or repairs: ✓ Real difference · negligible

6.10 The numbers: price and size

	View4,456 sales	No view7,150 sales	All11,606 sales	Real difference?
Net sale price average	$857,400	$485,487	$628,279	✓ medium
Net price per SF average	$301	$234	$260	✓ medium
Living area average	2,699	2,091	2,325	✓ medium
Year built median	2005	2004	2004	✓ negligible

6.11 The numbers: selling

	View4,456 sales	No view7,150 sales	All11,606 sales	Real difference?
Days on market median	49	42	44	✓ negligible
Discount from original list average	7.7%	7.0%	7.2%	✓ negligible
Price cut before sale	47%	49%	48%	unclear
Seller paid closing costs or repairs	55%	62%	59%	✓ negligible

Prices, price per SF, living area and discount are averages; days on market and year built are medians. The test behind each verdict is in 8.3.4.

7. New constructionBasic statistics · 4,926 sales · May 4, 2026 – October 30, 2026

Homes sold new by the builder in the same 180 days. They are left out of every other section and shown here as basic figures only: 4,926 sales, no groups, no tests.

Note: these are only the new-construction sales reported in ABOR MLS. Builders often sell homes without listing them in the MLS, so these figures do not necessarily represent all new-construction sales in ABOR / Unlock MLS Region.

Measure	Average	Median
Sales	4,926
Net sale price	$456,383	$357,200
Net price per SF	$193	$177
Living area (SF)	2,251	2,085
Days on market	104	75
Discount from original list	−17.0%	8.6%
Price cut before sale	64% of sales
Seller paid closing costs or repairs	75% of sales
Year built	1866–2026

Same definitions as the rest of the study (section 8). New construction = NewConstructionYN true, or PropertyCondition “New Construction” or “Under Construction”.

8. AppendixMeasures, methods and tests

Each measure and method three ways: in plain words, as statistics, and with the data from this study.

8.1 Measures

8.1.1 Net sale price

In simple terms: What the seller actually kept: the closing price, less money the seller gave back to the buyer for closing costs or repairs. It is the truest price for comparing homes.
Statistically: Net = ClosePrice − ACTRIS_BuyersClsgCostPdbySell − ACTRIS_RepairsAmount (a blank counts as $0). Summarized by the arithmetic mean in the slices.
The data: 11,909 resale sales. Average $626,581; median $458,000; standard deviation $589,844; middle half (25th–75th percentile) $328,600–$719,000; lowest $31,738, highest $12,006,340. 7,023 sales had a seller payment; their median payment was $7,104.

8.1.2 Net price per SF

In simple terms: Net sale price divided by the heated and cooled square feet. It puts homes of different sizes on the same footing: did buyers pay more for each square foot, not just for more square feet?
Statistically: psf = Net ÷ LivingArea, per sale; summarized by the mean of the per-sale ratios.
The data: 11,909 resale sales. Average $260; median $219; standard deviation $141; middle half (25th–75th percentile) $176–$295; lowest $5, highest $2,147.

8.1.3 Living area

In simple terms: The heated and cooled space, as listed in the MLS. Garages and porches are not counted.
Statistically: RESO LivingArea, in square feet. Sales under 400 SF are treated as entry errors and left out.
The data: 11,909 resale sales. Average 2,322; median 2,119; standard deviation 986; middle half (25th–75th percentile) 1,644–2,786; lowest 400, highest 12,365.

8.1.4 Year built

In simple terms: The year the home was finished, as listed in the MLS. It shows whether a group leans to older or newer parts of the area.
Statistically: RESO YearBuilt; summarized by the median, with the 25th–75th percentile (middle half) on the charts.
The data: 11,909 resale sales. Average 1999; median 2004; standard deviation 22; middle half (25th–75th percentile) 1986–2017; lowest 1800, highest 2026.

8.1.5 Days on market

In simple terms: How many days the home was on the market before the buyer's offer was accepted, counting any earlier listing periods (relists). This is the days on market agents and clients quote.
Statistically: CDOM = max(CumulativeDaysOnMarket, DaysOnMarket, PurchaseContractDate − ListingContractDate). The MLS counter can freeze at a price change, so the contract-date gap is a floor. Summarized by the median, because a few homes that sat for months pull an average up.
The data: 11,909 resale sales. Average 77; median 44; standard deviation 101; middle half (25th–75th percentile) 15–97; lowest 0, highest 1,616. 113 sales went under contract on their listing date (0 days).

8.1.6 Discount from original list

In simple terms: How far below the first asking price the home sold, after seller payments. It measures how much negotiating room sellers gave up. A negative figure means the home sold above its first asking price.
Statistically: Discount % = (OriginalListPrice − Net) ÷ OriginalListPrice × 100, per sale; summarized by the mean.
The data: 11,909 resale sales. Average 7.2%; median 5.6%; standard deviation 8.7%; middle half (25th–75th percentile) 2.4%–10.5%; lowest −213.6%, highest 99.9%. 776 sales closed above their first asking price.

8.1.7 Price cut before sale

In simple terms: The asking price was lowered at least once before the home went under contract.
Statistically: Indicator: ListPrice at close < OriginalListPrice. Reported as the share of sales (%).
The data: 5,752 of 11,909 resale sales (48.3%).

8.1.8 Seller paid closing costs or repairs

In simple terms: The seller paid some of the buyer's closing costs or repairs.
Statistically: Indicator: ACTRIS_BuyersClsgCostPdbySell + ACTRIS_RepairsAmount > 0. Reported as the share of sales (%).
The data: 7,023 of 11,909 resale sales (59.0%).

8.1.9 Has a view

In simple terms: The MLS says the home looks over something: a greenbelt or park, trees, golf course, hill country, water and similar.
Statistically: View = the View field holds any entry other than “None”, “Neighborhood” or “See Remarks”. No view = only “None” and/or “Neighborhood”. A record whose only entry is “See Remarks” cannot be classified and is left out of the view slice.
The data: 4456 sales with a view, 7150 without, 303 unclassified. Most common View entries: None 4843, Neighborhood 3293, Trees/Woods 2040, Hill Country 1415, Park/Greenbelt 1330, Panoramic 597, See Remarks 438, Lake 407.

8.2 Methods

8.2.1 Data source

In simple terms: Every figure comes from the Austin Board of REALTORS® MLS, read live by ALEX. No figure is estimated or typed in.
Statistically: ABOR MLS via secure APIs, read from ALEX's copy of the MLS (refreshed every 15 minutes; this pull as of 2026-10-31 20:30 UTC), every field. Filter: StandardStatus = Closed, PropertyType = Residential, every record in the ABOR dataset.
The data: Pulled October 31, 2026: 35,387 closed ABOR / Unlock MLS Region records over the prior year. Counties: Travis (14,121); Williamson (10,753); Hays (4,379); Bastrop (1,387); Bell (1,204); Burnet (800); and 83 more. Cities: Austin (10,712); Georgetown (3,150); Round Rock (1,809); Leander (1,596); Kyle (1,395); Pflugerville (1,322); and 272 more. ZIP codes: 403, the most sales in 78641, 78640, 78628, 78660, 78633, 78634.

8.2.2 Study window

In simple terms: The most recent 180 days of closed sales: recent enough to describe today's market, long enough to give each group plenty of sales.
Statistically: CloseDate from May 4, 2026 to October 30, 2026 inclusive.
The data: 16,835 single-family sales in the window: 11,909 resale, 4,926 new construction.

8.2.3 Resale and new construction

In simple terms: A resale home was previously owned. New construction is sold by the builder and behaves differently, so it is kept out of every analysis and reported once on its own.
Statistically: New construction = NewConstructionYN true, or PropertyCondition contains “New Construction” or “Under Construction”. Everything else is resale.
The data: 11,909 resale; 4,926 new construction.

8.2.4 Sales left out

In simple terms: A few records cannot be used as entered and are left out before any analysis.
Statistically: Excluded: PropertySubType other than Single Family Residence; no OriginalListPrice; LivingArea under 400 SF; seller payments above 10% of ClosePrice (treated as entry errors).
The data: 1,681 sale(s) other than single-family homes (condo, townhome and similar); 79 sale(s) with concessions above 10% of price; 40 sale(s) with no original list price; 4 sale(s) with no usable living area

8.2.5 Quartiles and groups

In simple terms: Sales lined up from lowest to highest and cut into four groups of about equal size. Each group is named by its range, for example “Under $329K”.
Statistically: Sort by the slicing variable; cut k sits at round(nk/4), k = 1…3. A cut that would split tied values moves to the nearer edge of the tie. A group under 3 sales merges into its smaller neighbor. Range names use the next group's lowest value (“Under”) and the previous group's highest value (“Over”/“After”).
The data: Quartiles by net sale price: Under $329K: $31,738–$328,500 (2,977 sales); $329K–$458K: $328,600–$457,749 (2,977 sales); $458K–$719K: $458,000–$718,829 (2,977 sales); Over $719K: $719,000–$12,006,340 (2,978 sales)
Quartiles by living area: Under 1,645 SF: 400–1,644 SF (2,978 sales); 1,645–2,118 SF: 1,645–2,118 SF (2,974 sales); 2,119–2,786 SF: 2,119–2,786 SF (2,983 sales); Over 2,786 SF: 2,787–12,365 SF (2,974 sales)
Quartiles by year built: Before 1987: 1800–1986 (2,985 sales); 1987–2004: 1987–2004 (2,995 sales); 2005–2016: 2005–2016 (2,935 sales); After 2016: 2017–2026 (2,994 sales)
View and no view: View: MLS lists a view (4,456 sales); No view: None or Neighborhood (7,150 sales)

8.2.6 Average and median

In simple terms: The average adds the values and divides by how many; one very expensive home can pull it up. The median is the middle value, with half above and half below.
Statistically: Mean x̄ = (1/n) Σ xᵢ; median = 50th percentile. Price, price per SF, living area and discount use the mean; days on market and year built use the median (skewed or whole-year values).
The data: Net sale price: average $626,581, median $458,000. Days on market: average 77, median 44: the average is pulled up by a few long listings.

8.2.7 Kruskal–Wallis test

In simple terms: Checks whether a measure really differs across the four groups of a slice. It uses each sale's rank, not its value, so a few extreme sales cannot drive the answer.
Statistically: H = [12/(n(n+1))] Σ Rⱼ²/nⱼ − 3(n+1), compared with χ² on k − 1 degrees of freedom (Kruskal & Wallis, 1952). Effect size ε² = H/(n − 1): ≥ .01 small, ≥ .06 medium, ≥ .14 large (Tomczak & Tomczak, 2014). A slice is tested only when every group has at least 5 sales; smaller groups are described, not tested.
The data: Run on every measure in sections 3–5; each result is in 8.3.

8.2.8 Mann–Whitney U test

In simple terms: The same check when there are only two groups: view against no view.
Statistically: 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).
The data: Run on every measure in section 6; results in 8.3.

8.2.9 Chi-square test

In simple terms: Checks whether a yes/no share (price cut, seller payment, view) differs between groups more than chance would.
Statistically: Pearson χ² on the 2 × k table of counts, no continuity correction (Pearson, 1900). Effect size Cramér's V = √(χ²/n): ≥ .10 small, ≥ .30 medium, ≥ .50 large (Cramér, 1946).
The data: Run on the three shares in every slice; results in 8.3.

8.2.10 Real difference (significance)

In simple terms: “Real difference” means a gap this large would be very unlikely if the groups were really alike. Because many measures are checked in each slice, the bar is set higher than usual.
Statistically: Significant when p < 0.05 ÷ m, where m is the number of measures tested in that slice (Bonferroni; Dunn, 1961). The slicing variable itself differs by design and is not tested.
The data: Quartiles by net sale price: m = 8, threshold p < 0.0063; Quartiles by living area: m = 8, threshold p < 0.0063; Quartiles by year built: m = 8, threshold p < 0.0063; View and no view: m = 8, threshold p < 0.0063

8.2.11 Size of a difference

In simple terms: A difference can be real but small. The size word (small, medium, large) says how much the groups pull apart.
Statistically: ε² for Kruskal–Wallis, rank-biserial r for Mann–Whitney, Cramér's V for chi-square, with the thresholds above; below the small threshold the size is “negligible”.
The data: 30 real differences across the four slices; sizes are listed in 8.3.

8.2.12 Rounding in the text

In simple terms: Headings and sentences round figures so they read easily; the tables at the end of each section give them in full.
Statistically: Prices in headings round to the nearest $1K; price per SF and days on market to the nearest whole number; living area to the nearest 10 SF; shares and percentage gaps to whole percents.
The data: Days on market is always shown in days.

8.3 Test results

Every test behind every gold box. Statistic, degrees of freedom (df), p-value, the threshold it must beat, and the size of the difference.

8.3.1 Quartiles by net sale price

Measure	Test	Statistic	df	p-value	Threshold	Real difference?	Effect size	Size
Net price per SF	Kruskal–Wallis	H = 5,906.37	3	< 0.0001	p < 0.0063	Yes	ε² = 0.496	large
Living area	Kruskal–Wallis	H = 5,337.78	3	< 0.0001	p < 0.0063	Yes	ε² = 0.448	large
Year built	Kruskal–Wallis	H = 39.09	3	< 0.0001	p < 0.0063	Yes	ε² = 0.003	negligible
Days on market	Kruskal–Wallis	H = 85.46	3	< 0.0001	p < 0.0063	Yes	ε² = 0.007	negligible
Discount from original list	Kruskal–Wallis	H = 354.31	3	< 0.0001	p < 0.0063	Yes	ε² = 0.030	small
Price cut before sale	Chi-square	χ² = 151.96	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.113	small
Seller paid closing costs or repairs	Chi-square	χ² = 167.44	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.119	small
Has a view	Chi-square	χ² = 1,608.52	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.368	medium

8.3.2 Quartiles by living area

Measure	Test	Statistic	df	p-value	Threshold	Real difference?	Effect size	Size
Net sale price	Kruskal–Wallis	H = 5,396.56	3	< 0.0001	p < 0.0063	Yes	ε² = 0.453	large
Net price per SF	Kruskal–Wallis	H = 378.88	3	< 0.0001	p < 0.0063	Yes	ε² = 0.032	small
Year built	Kruskal–Wallis	H = 767.85	3	< 0.0001	p < 0.0063	Yes	ε² = 0.064	medium
Days on market	Kruskal–Wallis	H = 30.86	3	< 0.0001	p < 0.0063	Yes	ε² = 0.003	negligible
Discount from original list	Kruskal–Wallis	H = 55.57	3	< 0.0001	p < 0.0063	Yes	ε² = 0.005	negligible
Price cut before sale	Chi-square	χ² = 5.22	3	0.1564	p < 0.0063	Unclear	Cramér’s V = 0.021	negligible
Seller paid closing costs or repairs	Chi-square	χ² = 35.18	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.054	negligible
Has a view	Chi-square	χ² = 857.82	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.268	small

8.3.3 Quartiles by year built

Measure	Test	Statistic	df	p-value	Threshold	Real difference?	Effect size	Size
Net sale price	Kruskal–Wallis	H = 12.71	3	0.0053	p < 0.0063	Yes	ε² = 0.001	negligible
Net price per SF	Kruskal–Wallis	H = 785.12	3	< 0.0001	p < 0.0063	Yes	ε² = 0.066	medium
Living area	Kruskal–Wallis	H = 1,207.23	3	< 0.0001	p < 0.0063	Yes	ε² = 0.101	medium
Days on market	Kruskal–Wallis	H = 173.73	3	< 0.0001	p < 0.0063	Yes	ε² = 0.015	small
Discount from original list	Kruskal–Wallis	H = 40.39	3	< 0.0001	p < 0.0063	Yes	ε² = 0.003	negligible
Price cut before sale	Chi-square	χ² = 124.33	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.102	small
Seller paid closing costs or repairs	Chi-square	χ² = 80.86	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.082	negligible
Has a view	Chi-square	χ² = 70.09	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.077	negligible

8.3.4 View and no view

Measure	Test	Statistic	df	p-value	Threshold	Real difference?	Effect size	Size
Net sale price	Mann–Whitney U	U = 23,008,428.50	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.444	medium
Net price per SF	Mann–Whitney U	U = 21,445,302.00	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.346	medium
Living area	Mann–Whitney U	U = 21,261,850.50	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.335	medium
Year built	Mann–Whitney U	U = 16,995,979.00	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.067	negligible
Days on market	Mann–Whitney U	U = 17,246,398.50	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.083	negligible
Discount from original list	Mann–Whitney U	U = 16,415,154.50	—	0.0057	p < 0.0063	Yes	rank-biserial r = 0.030	negligible
Price cut before sale	Chi-square	χ² = 4.97	1	0.0258	p < 0.0063	Unclear	Cramér’s V = 0.021	negligible
Seller paid closing costs or repairs	Chi-square	χ² = 49.40	1	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.065	negligible

8.4 Data notes

Left out of the analysis: 4,926 new-construction sales (basic statistics only, section 7); 1,681 sale(s) other than single-family homes (condo, townhome and similar); 79 sale(s) with concessions above 10% of price; 40 sale(s) with no original list price; 4 sale(s) with no usable living area. Statistics: Python, NumPy 2.5.3, SciPy 1.18.1.

8.5 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 11,909 closed MLS resale sales; the 4,926 new-construction sales appear only in their own section, as basic statistics. Sale and listing data: ABOR MLS via secure APIs, pulled October 31, 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.