ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Tahitian Village,

Bastrop, TX 78602

Resale homes · closed Oct 31 – Oct 30, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

October 31, 2026 · 7:16 AM 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, 365 days

single-family resale homes

Median net sale price

$365,000

average $399,843

Median net price per SF

$207

average $206

Median days on market

89 days

average 123 days

1. SummaryResale homes · 69 sales · October 31, 2025 – October 30, 2026

This study looks at the 69 resale homes sold in Tahitian Village, in the 365 days to October 30, 2026. A full year is used because only 37 resale homes sold in the last 180 days. 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 sold69 resale homes · colored by price range

Each dot is one resale home, colored by its price range. 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 $310K · 17 sales$310K–$357K · 17 sales$365K–$439K · 17 salesOver $439K · 18 sales

3. Quartiles by net sale priceResale homes · 69 sales · October 31, 2025 – 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 $439K are about 1,110 SF (73%) larger than homes under $310K.

3.1 Key differences

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

Under $310K$310K–$357K$365K–$439KOver $439K

Higher-priced homes Over $439K

Are much larger.

Lower-priced homes Under $310K

Are much smaller.

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 $310K	$310K–$357K	$365K–$439K	Over $439K	Real difference?
Net price per SF	$190 per SF	$193 per SF	$209 per SF	$231 per SF	unclear
Living area	1,520 SFSmallest	1,735 SF	1,899 SF	2,632 SFLargest	✓ large
Year built	2004	2010	2020	2014	unclear
Days on market	102 days	60 days	80 days	140 days	unclear
Discount from original list	9.9%	5.8%	7.2%	9.7%	unclear
Price cut before sale	82%	53%	65%	83%	unclear
Seller paid closing costs or repairs	53%	88%	53%	61%	unclear
Has a view	47%	53%	76%	83%	unclear

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 Net price per SF: no clear difference

The average is $231 per SF for homes over $439K and $190 per SF for homes under $310K. It rises step by step from the lowest range to the highest. Defined in 8.1.2.

– No clear difference · could be chance

3.4 Homes over $439K are about 1,110 SF (73%) larger than homes under $310K

The average is 2,632 SF for homes over $439K and 1,520 SF for homes under $310K. It rises step by step from the lowest range to the highest. Defined in 8.1.3.

✓ Real difference · large

3.5 Year built: no clear difference

The median is 2014 for homes over $439K and 2004 for homes under $310K. It does not move in a straight line; homes $365K–$439K are highest. Defined in 8.1.4.

– No clear difference · could be chance

3.6 Days on market: no clear difference

The median is 140 days for homes over $439K and 102 days for homes under $310K. It does not move in a straight line; homes over $439K are highest. Defined in 8.1.5.

– No clear difference · could be chance

3.7 Discount from original list: no clear difference

The average is 9.7% for homes over $439K and 9.9% for homes under $310K. It does not move in a straight line; homes under $310K are highest. Defined in 8.1.6.

– No clear difference · could be chance

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.

83% of homes over $439K had a price cut before sale, against 82% of homes under $310K. Defined in 8.1.7.
61% of homes over $439K had the seller pay closing costs or repairs, against 53% of homes under $310K. Defined in 8.1.8.
83% of homes over $439K have a view, against 47% of homes under $310K. Defined in 8.1.9.

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

Seller paid closing costs or repairs: – No clear difference · could be chance

Has a view: – No clear difference · could be chance

3.9 The numbers: price and size

	Under $310K17 sales	$310K–$357K17 sales	$365K–$439K17 sales	Over $439K18 sales	All69 sales	Real difference?
Net sale price average	$282,086	$331,810	$395,559	$579,356	$399,843	by design
Net price per SF average	$190	$193	$209	$231	$206	unclear
Living area average	1,520	1,735	1,899	2,632	1,956	✓ large
Year built median	2004	2010	2020	2014	2014	unclear

3.10 The numbers: selling

	Under $310K17 sales	$310K–$357K17 sales	$365K–$439K17 sales	Over $439K18 sales	All69 sales	Real difference?
Days on market median	102	60	80	140	89	unclear
Discount from original list average	9.9%	5.8%	7.2%	9.7%	8.2%	unclear
Price cut before sale	82%	53%	65%	83%	71%	unclear
Seller paid closing costs or repairs	53%	88%	53%	61%	64%	unclear
Has a view	47%	53%	76%	83%	65%	unclear

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 · 69 sales · October 31, 2025 – 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 2,055 SF sell for about $260K (88%) more than homes under 1,591 SF.

4.1 Key differences

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

Under 1,591 SF1,591–1,817 SF1,824–2,055 SFOver 2,055 SF

Larger homes Over 2,055 SF

Sell for much more.

Smaller homes Under 1,591 SF

Sell for much less.

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 1,591 SF	1,591–1,817 SF	1,824–2,055 SF	Over 2,055 SF	Real difference?
Net sale price	$295KLowest	$359K	$390K	$555KHighest	✓ large
Net price per SF	$214 per SF	$212 per SF	$202 per SF	$198 per SF	unclear
Year built	2012	2009	2020	2011	unclear
Days on market	76 days	100 days	56 days	156 days	unclear
Discount from original list	7.8%	7.4%	6.3%	11.2%	unclear
Price cut before sale	71%	76%	56%	82%	unclear
Seller paid closing costs or repairs	65%	59%	61%	71%	unclear
Has a view	35%	65%	78%	82%	unclear

4.3 Homes over 2,055 SF sell for about $260K (88%) more than homes under 1,591 SF

The average is $555K for homes over 2,055 SF and $295K for homes under 1,591 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.1.

✓ Real difference · large

4.4 Net price per SF: no clear difference

The average is $198 per SF for homes over 2,055 SF and $214 per SF for homes under 1,591 SF. It falls step by step from the lowest range to the highest. Defined in 8.1.2.

– No clear difference · could be chance

4.5 Year built: no clear difference

The median is 2011 for homes over 2,055 SF and 2012 for homes under 1,591 SF. It does not move in a straight line; homes 1,824–2,055 SF are highest. Defined in 8.1.4.

– No clear difference · could be chance

4.6 Days on market: no clear difference

The median is 156 days for homes over 2,055 SF and 76 days for homes under 1,591 SF. It does not move in a straight line; homes over 2,055 SF are highest. Defined in 8.1.5.

– No clear difference · could be chance

4.7 Discount from original list: no clear difference

The average is 11.2% for homes over 2,055 SF and 7.8% for homes under 1,591 SF. It does not move in a straight line; homes over 2,055 SF are highest. Defined in 8.1.6.

– No clear difference · could be chance

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.

82% of homes over 2,055 SF had a price cut before sale, against 71% of homes under 1,591 SF. Defined in 8.1.7.
71% of homes over 2,055 SF had the seller pay closing costs or repairs, against 65% of homes under 1,591 SF. Defined in 8.1.8.
82% of homes over 2,055 SF have a view, against 35% of homes under 1,591 SF. Defined in 8.1.9.

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

Seller paid closing costs or repairs: – No clear difference · could be chance

Has a view: – No clear difference · could be chance

4.9 The numbers: price and size

	Under 1,591 SF17 sales	1,591–1,817 SF17 sales	1,824–2,055 SF18 sales	Over 2,055 SF17 sales	All69 sales	Real difference?
Net sale price average	$295,286	$358,824	$390,413	$555,402	$399,843	✓ large
Net price per SF average	$214	$212	$202	$198	$206	unclear
Living area average	1,397	1,700	1,935	2,796	1,956	by design
Year built median	2012	2009	2020	2011	2014	unclear

4.10 The numbers: selling

	Under 1,591 SF17 sales	1,591–1,817 SF17 sales	1,824–2,055 SF18 sales	Over 2,055 SF17 sales	All69 sales	Real difference?
Days on market median	76	100	56	156	89	unclear
Discount from original list average	7.8%	7.4%	6.3%	11.2%	8.2%	unclear
Price cut before sale	71%	76%	56%	82%	71%	unclear
Seller paid closing costs or repairs	65%	59%	61%	71%	64%	unclear
Has a view	35%	65%	78%	82%	65%	unclear

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 · 69 sales · October 31, 2025 – 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: no measure differs enough between the groups to rule out chance.

5.1 Key differences

The top group against the bottom group: no measure differs enough to rule out chance.

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 2003	2003–2013	2014–2020	After 2020	Real difference?
Net sale price	$378K	$411K	$396K	$416K	unclear
Net price per SF	$201 per SF	$193 per SF	$230 per SF	$197 per SF	unclear
Living area	1,871 SF	2,091 SF	1,743 SF	2,153 SF	unclear
Days on market	76 days	87 days	100 days	79 days	unclear
Discount from original list	8.5%	10.5%	6.6%	7.5%	unclear
Price cut before sale	76%	88%	63%	59%	unclear
Seller paid closing costs or repairs	59%	69%	58%	71%	unclear
Has a view	71%	62%	74%	53%	unclear

5.3 Net sale price: no clear difference

The average is $416K for homes built after 2020 and $378K for homes built before 2003. It does not move in a straight line; homes built after 2020 are highest. Defined in 8.1.1.

– No clear difference · could be chance

5.4 Net price per SF: no clear difference

The average is $197 per SF for homes built after 2020 and $201 per SF for homes built before 2003. It does not move in a straight line; homes built 2014–2020 are highest. Defined in 8.1.2.

– No clear difference · could be chance

5.5 Living area: no clear difference

The average is 2,153 SF for homes built after 2020 and 1,871 SF for homes built before 2003. It does not move in a straight line; homes built after 2020 are highest. Defined in 8.1.3.

– No clear difference · could be chance

5.6 Days on market: no clear difference

The median is 79 days for homes built after 2020 and 76 days for homes built before 2003. It does not move in a straight line; homes built 2014–2020 are highest. Defined in 8.1.5.

– No clear difference · could be chance

5.7 Discount from original list: no clear difference

The average is 7.5% for homes built after 2020 and 8.5% for homes built before 2003. It does not move in a straight line; homes built 2003–2013 are highest. Defined in 8.1.6.

– No clear difference · could be chance

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.

59% of homes built after 2020 had a price cut before sale, against 76% of homes built before 2003. Defined in 8.1.7.
71% of homes built after 2020 had the seller pay closing costs or repairs, against 59% of homes built before 2003. Defined in 8.1.8.
53% of homes built after 2020 have a view, against 71% of homes built before 2003. Defined in 8.1.9.

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

Seller paid closing costs or repairs: – No clear difference · could be chance

Has a view: – No clear difference · could be chance

5.9 The numbers: price and size

	Before 200317 sales	2003–201316 sales	2014–202019 sales	After 202017 sales	All69 sales	Real difference?
Net sale price average	$377,859	$411,207	$395,750	$415,706	$399,843	unclear
Net price per SF average	$201	$193	$230	$197	$206	unclear
Living area average	1,871	2,091	1,743	2,153	1,956	unclear
Year built median	1996	2008	2018	2022	2014	by design

5.10 The numbers: selling

	Before 200317 sales	2003–201316 sales	2014–202019 sales	After 202017 sales	All69 sales	Real difference?
Days on market median	76	87	100	79	89	unclear
Discount from original list average	8.5%	10.5%	6.6%	7.5%	8.2%	unclear
Price cut before sale	76%	88%	63%	59%	71%	unclear
Seller paid closing costs or repairs	59%	69%	58%	71%	64%	unclear
Has a view	71%	62%	74%	53%	65%	unclear

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 · 69 sales · October 31, 2025 – 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. 1 sales whose MLS view entry is only “See Remarks” are left out.

Bottom line

Homes with a view are about 390 SF (23%) larger 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

Are larger.

Homes without a view no view listed

Are smaller.

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	$429K	$346K	unclear
Net price per SF	$207 per SF	$205 per SF	unclear
Living area	2,096 SFLargest	1,709 SFSmallest	✓ medium
Year built	2014	2017	unclear
Days on market	85 days	97 days	unclear
Discount from original list	8.5%	7.6%	unclear
Price cut before sale	67%	78%	unclear
Seller paid closing costs or repairs	64%	61%	unclear

6.3 Net sale price: no clear difference

The average is $429K for homes with a view and $346K for homes without a view. Defined in 8.1.1.

– No clear difference · could be chance

6.4 Net price per SF: no clear difference

The average is $207 per SF for homes with a view and $205 per SF for homes without a view. Defined in 8.1.2.

– No clear difference · could be chance

6.5 Homes with a view are about 390 SF (23%) larger than homes without a view

The average is 2,096 SF for homes with a view and 1,709 SF for homes without a view. Defined in 8.1.3.

✓ Real difference · medium

6.6 Year built: no clear difference

The median is 2014 for homes with a view and 2017 for homes without a view. Defined in 8.1.4.

– No clear difference · could be chance

6.7 Days on market: no clear difference

The median is 85 days for homes with a view and 97 days for homes without a view. Defined in 8.1.5.

– No clear difference · could be chance

6.8 Discount from original list: no clear difference

The average is 8.5% for homes with a view and 7.6% for homes without a view. Defined in 8.1.6.

– No clear difference · could be chance

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.

67% of homes with a view had a price cut before sale, against 78% of homes without a view. Defined in 8.1.7.
64% of homes with a view had the seller pay closing costs or repairs, against 61% 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: – No clear difference · could be chance

6.10 The numbers: price and size

	View45 sales	No view23 sales	All68 sales	Real difference?
Net sale price average	$429,126	$346,461	$401,166	unclear
Net price per SF average	$207	$205	$206	unclear
Living area average	2,096	1,709	1,965	✓ medium
Year built median	2014	2017	2014	unclear

6.11 The numbers: selling

	View45 sales	No view23 sales	All68 sales	Real difference?
Days on market median	85	97	90	unclear
Discount from original list average	8.5%	7.6%	8.2%	unclear
Price cut before sale	67%	78%	71%	unclear
Seller paid closing costs or repairs	64%	61%	63%	unclear

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 · 69 sales · October 31, 2025 – October 30, 2026

Homes sold new by the builder in the same 365 days. They are left out of every other section and shown here as basic figures only: 69 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 Tahitian Village,.

Measure	Average	Median
Sales	69
Net sale price	$385,235	$375,000
Net price per SF	$199	$200
Living area (SF)	1,945	1,899
Days on market	129	108
Discount from original list	6.4%	4.9%
Price cut before sale	58% of sales
Seller paid closing costs or repairs	72% of sales
Year built	2024–2026

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: 69 resale sales. Average $399,843; median $365,000; standard deviation $132,715; middle half (25th–75th percentile) $309,900–$440,000; lowest $248,000, highest $920,000. 44 sales had a seller payment; their median payment was $8,588.

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: 69 resale sales. Average $206; median $207; standard deviation $39; middle half (25th–75th percentile) $184–$220; lowest $118, highest $371.

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: 69 resale sales. Average 1,956; median 1,824; standard deviation 606; middle half (25th–75th percentile) 1,591–2,055; lowest 1,233, highest 4,050.

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 phases of the community.
Statistically: RESO YearBuilt; summarized by the median, with the 25th–75th percentile (middle half) on the charts.
The data: 69 resale sales. Average 2011; median 2014; standard deviation 12; middle half (25th–75th percentile) 2003–2020; lowest 1978, highest 2025.

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: 69 resale sales. Average 123; median 89; standard deviation 122; middle half (25th–75th percentile) 47–162; lowest 3, highest 657. 0 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: 69 resale sales. Average 8.2%; median 7.5%; standard deviation 5.7%; middle half (25th–75th percentile) 4.5%–9.9%; lowest 0.0%, highest 29.1%. 0 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: 49 of 69 resale sales (71.0%).

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: 44 of 69 resale sales (63.8%).

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: 45 sales with a view, 23 without, 1 unclassified. Most common View entries: Trees/Woods 37, Neighborhood 27, None 12, Panoramic 10, Golf Course 5, Pool 5, Park/Greenbelt 5, Rural 5.

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: Bridge Interactive RESO Web API (OData), ABOR dataset, every field returned. Filter: StandardStatus = Closed, PropertyType = Residential, City = Bastrop, SubdivisionName contains any of “tahitian village”, “tahitian village,” (case-insensitive). A record is kept when its subdivision name belongs to the Tahitian Village, family, the same rule comparable sales use.
The data: Pulled October 31, 2026: 140 closed Tahitian Village, records over the prior year, in ZIP 78602. 12 subdivision spellings kept: Tahitian Village, (86); Tahitian Village (37); Tahitian Village Unit 5 (4); Tahitian Village, Unit 5 (3); Tahitian Village Unit 04 (2); Tahitian Village Unit 03 (2); Tahitian Village Unit 3 Reserve (1); Tahitian Village, Unit 4 (1); Tahitian Village Unit 4 (1); Tahitian Village, Unit 1 (1); Tahitian Village Unit 05 (1); Tahitian Village Unit 1 (1). Names found by the search but not part of Tahitian Village,, left out: S7980 - Tahitian Village, Unit 1 (1); Tahitian Villages (1).

8.2.2 Study window

In simple terms: The most recent 365 days of closed sales: recent enough to describe today's market, long enough to give each group plenty of sales. The usual window is 180 days; it holds only 37 resale sales here (under 80), so the full year is used.
Statistically: CloseDate from October 31, 2025 to October 30, 2026 inclusive.
The data: 138 single-family sales in the window: 69 resale, 69 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: 69 resale; 69 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: 2 sale(s) with concessions above 10% of price

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 $310K”.
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 $310K: $248,000–$309,000 (17 sales); $310K–$357K: $309,900–$357,000 (17 sales); $365K–$439K: $365,000–$439,000 (17 sales); Over $439K: $440,000–$920,000 (18 sales)
Quartiles by living area: Under 1,591 SF: 1,233–1,540 SF (17 sales); 1,591–1,817 SF: 1,591–1,817 SF (17 sales); 1,824–2,055 SF: 1,824–2,055 SF (18 sales); Over 2,055 SF: 2,060–4,050 SF (17 sales)
Quartiles by year built: Before 2003: 1978–2002 (17 sales); 2003–2013: 2003–2013 (16 sales); 2014–2020: 2014–2020 (19 sales); After 2020: 2021–2025 (17 sales)
View and no view: View: MLS lists a view (45 sales); No view: None or Neighborhood (23 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 $399,843, median $365,000. Days on market: average 123, median 89: 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: 3 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 = 9.59	3	0.0224	p < 0.0063	Unclear	ε² = 0.141	large
Living area	Kruskal–Wallis	H = 33.54	3	< 0.0001	p < 0.0063	Yes	ε² = 0.493	large
Year built	Kruskal–Wallis	H = 10.85	3	0.0126	p < 0.0063	Unclear	ε² = 0.160	large
Days on market	Kruskal–Wallis	H = 8.58	3	0.0354	p < 0.0063	Unclear	ε² = 0.126	medium
Discount from original list	Kruskal–Wallis	H = 6.87	3	0.0761	p < 0.0063	Unclear	ε² = 0.101	medium
Price cut before sale	Chi-square	χ² = 5.42	3	0.1438	p < 0.0063	Unclear	Cramér’s V = 0.280	small
Seller paid closing costs or repairs	Chi-square	χ² = 6.18	3	0.1030	p < 0.0063	Unclear	Cramér’s V = 0.299	small
Has a view	Chi-square	χ² = 7.15	3	0.0672	p < 0.0063	Unclear	Cramér’s V = 0.322	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 = 40.69	3	< 0.0001	p < 0.0063	Yes	ε² = 0.598	large
Net price per SF	Kruskal–Wallis	H = 1.23	3	0.7461	p < 0.0063	Unclear	ε² = 0.018	small
Year built	Kruskal–Wallis	H = 8.49	3	0.0369	p < 0.0063	Unclear	ε² = 0.125	medium
Days on market	Kruskal–Wallis	H = 7.13	3	0.0678	p < 0.0063	Unclear	ε² = 0.105	medium
Discount from original list	Kruskal–Wallis	H = 7.67	3	0.0534	p < 0.0063	Unclear	ε² = 0.113	medium
Price cut before sale	Chi-square	χ² = 3.40	3	0.3341	p < 0.0063	Unclear	Cramér’s V = 0.222	small
Seller paid closing costs or repairs	Chi-square	χ² = 0.58	3	0.9002	p < 0.0063	Unclear	Cramér’s V = 0.092	negligible
Has a view	Chi-square	χ² = 10.16	3	0.0172	p < 0.0063	Unclear	Cramér’s V = 0.384	medium

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 = 4.93	3	0.1771	p < 0.0063	Unclear	ε² = 0.072	medium
Net price per SF	Kruskal–Wallis	H = 7.35	3	0.0616	p < 0.0063	Unclear	ε² = 0.108	medium
Living area	Kruskal–Wallis	H = 4.70	3	0.1950	p < 0.0063	Unclear	ε² = 0.069	medium
Days on market	Kruskal–Wallis	H = 0.39	3	0.9424	p < 0.0063	Unclear	ε² = 0.006	negligible
Discount from original list	Kruskal–Wallis	H = 4.70	3	0.1955	p < 0.0063	Unclear	ε² = 0.069	medium
Price cut before sale	Chi-square	χ² = 4.16	3	0.2451	p < 0.0063	Unclear	Cramér’s V = 0.245	small
Seller paid closing costs or repairs	Chi-square	χ² = 0.98	3	0.8066	p < 0.0063	Unclear	Cramér’s V = 0.119	small
Has a view	Chi-square	χ² = 2.00	3	0.5728	p < 0.0063	Unclear	Cramér’s V = 0.170	small

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 = 728.50	—	0.0064	p < 0.0063	Unclear	rank-biserial r = 0.408	medium
Net price per SF	Mann–Whitney U	U = 566.00	—	0.5338	p < 0.0063	Unclear	rank-biserial r = 0.094	negligible
Living area	Mann–Whitney U	U = 736.00	—	0.0047	p < 0.0063	Yes	rank-biserial r = 0.422	medium
Year built	Mann–Whitney U	U = 430.00	—	0.2587	p < 0.0063	Unclear	rank-biserial r = 0.169	small
Days on market	Mann–Whitney U	U = 506.00	—	0.8866	p < 0.0063	Unclear	rank-biserial r = 0.022	negligible
Discount from original list	Mann–Whitney U	U = 588.00	—	0.3642	p < 0.0063	Unclear	rank-biserial r = 0.136	small
Price cut before sale	Chi-square	χ² = 0.99	1	0.3208	p < 0.0063	Unclear	Cramér’s V = 0.120	small
Seller paid closing costs or repairs	Chi-square	χ² = 0.08	1	0.7724	p < 0.0063	Unclear	Cramér’s V = 0.035	negligible

8.4 Data notes

Left out of the analysis: 69 new-construction sales (basic statistics only, section 7); 2 sale(s) with concessions above 10% of price. 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 69 closed MLS resale sales; the 69 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.