ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Southampton

Austin, TX 78745

Resale homes · closed Oct 26 – Oct 25, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

October 26, 2026 · 4:33 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

$445,000

average $442,372

Median net price per SF

$315

average $314

Median days on market

101 days

average 152 days

1. SummaryResale homes · 13 sales · October 26, 2025 – October 25, 2026

This study looks at the 13 resale homes sold in Southampton in the 365 days to October 25, 2026. A full year is used because only 5 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 sold13 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 $425K · 3 sales$425K–$430K · 3 sales$445K–$464K · 4 salesOver $464K · 3 sales

3. Quartiles by net sale priceResale homes · 13 sales · October 26, 2025 – October 25, 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: too few sales to test.

3.1 Key differences

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

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: described, not tested

The average is $377 per SF for homes over $464K and $249 per SF for homes under $425K. It rises step by step from the lowest range to the highest. Defined in 8.1.2.

Not tested: too few sales.

3.4 Living area: described, not tested

The average is 1,419 SF for homes over $464K and 1,400 SF for homes under $425K. It does not move in a straight line; homes $445K–$464K are highest. Defined in 8.1.3.

Not tested: too few sales.

3.5 Year built: described, not tested

The median is 1979 for homes over $464K and 1980 for homes under $425K. It falls step by step from the lowest range to the highest. Defined in 8.1.4.

Not tested: too few sales.

3.6 Days on market: described, not tested

The median is 226 days for homes over $464K and 262 days for homes under $425K. It does not move in a straight line; homes under $425K are highest. Defined in 8.1.5.

Not tested: too few sales.

3.7 Discount from original list: described, not tested

The average is 10.2% for homes over $464K and 15.7% for homes under $425K. It does not move in a straight line; homes under $425K are highest. Defined in 8.1.6.

Not tested: too few sales.

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.

67% of homes over $464K had a price cut before sale, against 67% of homes under $425K. Defined in 8.1.7.
100% of homes over $464K had the seller pay closing costs or repairs, against 33% of homes under $425K. Defined in 8.1.8.
33% of homes over $464K have a view, against 0% of homes under $425K. Defined in 8.1.9.

Price cut before sale: Not tested: too few sales.

Seller paid closing costs or repairs: Not tested: too few sales.

Has a view: Not tested: too few sales.

3.9 The numbers: price and size

	Under $425K3 sales	$425K–$430K3 sales	$445K–$464K4 sales	Over $464K3 sales	All13 sales
Net sale price average	$351,833	$426,833	$453,500	$533,613	$442,372
Net price per SF average	$249	$311	$319	$377	$314
Living area average	1,400	1,385	1,464	1,419	1,421
Year built median	1980	1980	1980	1979	1979

3.10 The numbers: selling

	Under $425K3 sales	$425K–$430K3 sales	$445K–$464K4 sales	Over $464K3 sales	All13 sales
Days on market median	262	101	86	226	101
Discount from original list average	15.7%	10.0%	9.1%	10.2%	11.1%
Price cut before sale	67%	100%	50%	67%	69%
Seller paid closing costs or repairs	33%	100%	25%	100%	62%
Has a view	0%	33%	25%	33%	23%

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 · 13 sales · October 26, 2025 – October 25, 2026

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

Bottom line: too few sales to test.

4.1 Key differences

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

4.3 Net sale price: described, not tested

The average is $431K for homes over 1,459 SF and $374K for homes under 1,274 SF. It does not move in a straight line; homes 1,396–1,459 SF are highest. Defined in 8.1.1.

Not tested: too few sales.

4.4 Net price per SF: described, not tested

The average is $257 per SF for homes over 1,459 SF and $303 per SF for homes under 1,274 SF. It does not move in a straight line; homes 1,274–1,380 SF are highest. Defined in 8.1.2.

Not tested: too few sales.

4.5 Year built: described, not tested

The median is 1979 for homes over 1,459 SF and 1980 for homes under 1,274 SF. It falls step by step from the lowest range to the highest. Defined in 8.1.4.

Not tested: too few sales.

4.6 Days on market: described, not tested

The median is 82 days for homes over 1,459 SF and 7 days for homes under 1,274 SF. It does not move in a straight line; homes 1,396–1,459 SF are highest. Defined in 8.1.5.

Not tested: too few sales.

4.7 Discount from original list: described, not tested

The average is 14.3% for homes over 1,459 SF and 10.3% for homes under 1,274 SF. It does not move in a straight line; homes over 1,459 SF are highest. Defined in 8.1.6.

Not tested: too few sales.

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.

100% of homes over 1,459 SF had a price cut before sale, against 33% of homes under 1,274 SF. Defined in 8.1.7.
67% of homes over 1,459 SF had the seller pay closing costs or repairs, against 33% of homes under 1,274 SF. Defined in 8.1.8.
33% of homes over 1,459 SF have a view, against 33% of homes under 1,274 SF. Defined in 8.1.9.

Price cut before sale: Not tested: too few sales.

Seller paid closing costs or repairs: Not tested: too few sales.

Has a view: Not tested: too few sales.

4.9 The numbers: price and size

	Under 1,274 SF3 sales	1,274–1,380 SF3 sales	1,396–1,459 SF4 sales	Over 1,459 SF3 sales	All13 sales
Net sale price average	$374,000	$475,861	$477,064	$431,000	$442,372
Net price per SF average	$303	$357	$334	$257	$314
Living area average	1,228	1,335	1,429	1,689	1,421
Year built median	1980	1980	1979	1979	1979

4.10 The numbers: selling

	Under 1,274 SF3 sales	1,274–1,380 SF3 sales	1,396–1,459 SF4 sales	Over 1,459 SF3 sales	All13 sales
Days on market median	7	125	158	82	101
Discount from original list average	10.3%	12.8%	8.0%	14.3%	11.1%
Price cut before sale	33%	100%	50%	100%	69%
Seller paid closing costs or repairs	33%	67%	75%	67%	62%
Has a view	33%	0%	25%	33%	23%

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. Groups by year builtResale homes · 13 sales · October 26, 2025 – October 25, 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. Only 2 groups are shown: homes here share a few year built values, and no group may hold fewer than 3 sales.

Bottom line

Homes built after 1979 are about 240 SF (16%) smaller than homes built before 1980.

5.1 Key differences

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

Before 1980After 1979

Newer homes After 1979

Are much smaller.

Older homes Before 1980

Are much larger.

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 1980	After 1979	Real difference?
Net sale price	$477K	$402K	unclear
Net price per SF	$317 per SF	$311 per SF	unclear
Living area	1,534 SFLargest	1,289 SFSmallest	✓ large
Days on market	90 days	113 days	unclear
Discount from original list	11.1%	11.0%	unclear
Price cut before sale	71%	67%	unclear
Seller paid closing costs or repairs	86%	33%	unclear
Has a view	29%	17%	unclear

5.3 Net sale price: no clear difference

The average is $402K for homes built after 1979 and $477K for homes built before 1980. Defined in 8.1.1.

– No clear difference · could be chance

5.4 Net price per SF: no clear difference

The average is $311 per SF for homes built after 1979 and $317 per SF for homes built before 1980. Defined in 8.1.2.

– No clear difference · could be chance

5.5 Homes built after 1979 are about 240 SF (16%) smaller than homes built before 1980

The average is 1,289 SF for homes built after 1979 and 1,534 SF for homes built before 1980. Defined in 8.1.3.

✓ Real difference · large

5.6 Days on market: no clear difference

The median is 113 days for homes built after 1979 and 90 days for homes built before 1980. Defined in 8.1.5.

– No clear difference · could be chance

5.7 Discount from original list: no clear difference

The average is 11.0% for homes built after 1979 and 11.1% for homes built before 1980. 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.

67% of homes built after 1979 had a price cut before sale, against 71% of homes built before 1980. Defined in 8.1.7.
33% of homes built after 1979 had the seller pay closing costs or repairs, against 86% of homes built before 1980. Defined in 8.1.8.
17% of homes built after 1979 have a view, against 29% of homes built before 1980. 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 19807 sales	After 19796 sales	All13 sales	Real difference?
Net sale price average	$476,977	$402,000	$442,372	unclear
Net price per SF average	$317	$311	$314	unclear
Living area average	1,534	1,289	1,421	✓ large
Year built median	1979	1980	1979	by design

5.10 The numbers: selling

	Before 19807 sales	After 19796 sales	All13 sales	Real difference?
Days on market median	90	113	101	unclear
Discount from original list average	11.1%	11.0%	11.1%	unclear
Price cut before sale	71%	67%	69%	unclear
Seller paid closing costs or repairs	86%	33%	62%	unclear
Has a view	29%	17%	23%	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 · 13 sales · October 26, 2025 – October 25, 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. 2 sales whose MLS view entry is only “See Remarks” are left out.

Bottom line: too few sales to test.

6.1 Key differences

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

6.3 Net sale price: described, not tested

The average is $489K for homes with a view and $453K for homes without a view. Defined in 8.1.1.

Not tested: too few sales.

6.4 Net price per SF: described, not tested

The average is $349 per SF for homes with a view and $317 per SF for homes without a view. Defined in 8.1.2.

Not tested: too few sales.

6.5 Living area: described, not tested

The average is 1,413 SF for homes with a view and 1,456 SF for homes without a view. Defined in 8.1.3.

Not tested: too few sales.

6.6 Year built: described, not tested

The median is 1979 for homes with a view and 1979 for homes without a view. Defined in 8.1.4.

Not tested: too few sales.

6.7 Days on market: described, not tested

The median is 7 days for homes with a view and 244 days for homes without a view. Defined in 8.1.5.

Not tested: too few sales.

6.8 Discount from original list: described, not tested

The average is 3.6% for homes with a view and 12.2% for homes without a view. Defined in 8.1.6.

Not tested: too few sales.

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.

33% of homes with a view had a price cut before sale, against 88% of homes without a view. Defined in 8.1.7.
67% 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: Not tested: too few sales.

Seller paid closing costs or repairs: Not tested: too few sales.

6.10 The numbers: price and size

	View3 sales	No view8 sales	All11 sales
Net sale price average	$489,085	$453,260	$463,031
Net price per SF average	$349	$317	$326
Living area average	1,413	1,456	1,445
Year built median	1979	1979	1979

6.11 The numbers: selling

	View3 sales	No view8 sales	All11 sales
Days on market median	7	244	125
Discount from original list average	3.6%	12.2%	9.9%
Price cut before sale	33%	88%	73%
Seller paid closing costs or repairs	67%	62%	64%

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 · 0 sales · October 26, 2025 – October 25, 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: 0 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 Southampton.

No new-construction sales were reported in ABOR MLS in this window.

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: 13 resale sales. Average $442,372; median $445,000; standard deviation $81,033; middle half (25th–75th percentile) $425,000–$464,000; lowest $232,500, highest $573,256. 8 sales had a seller payment; their median payment was $8,500.

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: 13 resale sales. Average $314; median $315; standard deviation $63; middle half (25th–75th percentile) $279–$349; lowest $194, highest $413.

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: 13 resale sales. Average 1,421; median 1,396; standard deviation 192; middle half (25th–75th percentile) 1,274–1,459; lowest 1,200, highest 1,921.

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: 13 resale sales. Average 1980; median 1979; standard deviation 1; middle half (25th–75th percentile) 1979–1980; lowest 1978, highest 1981.

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: 13 resale sales. Average 152; median 101; standard deviation 143; middle half (25th–75th percentile) 26–262; lowest 6, highest 470. 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: 13 resale sales. Average 11.1%; median 10.8%; standard deviation 6.7%; middle half (25th–75th percentile) 7.5%–16.4%; lowest 0.3%, highest 21.2%. 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: 9 of 13 resale sales (69.2%).

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: 8 of 13 resale sales (61.5%).

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: 3 sales with a view, 8 without, 2 unclassified. Most common View entries: None 7, See Remarks 3, Trees/Woods 3, Park/Greenbelt 2, Neighborhood 2.

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 = Austin, SubdivisionName contains any of “southampton” (case-insensitive). A record is kept when its subdivision name belongs to the Southampton family, the same rule comparable sales use.
The data: Pulled October 26, 2026: 13 closed Southampton records over the prior year, in ZIP 78745. 4 subdivision spellings kept: Southampton Sec 01 (5); Southampton Sec 03-A (5); Southampton Sec 02 (2); Southampton Sec 3-a (1). Names found by the search but not part of Southampton, left out: Southampton Hills (1); Southampton Hills 02 (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 5 resale sales here (under 80), so the full year is used.
Statistically: CloseDate from October 26, 2025 to October 25, 2026 inclusive.
The data: 13 single-family sales in the window: 13 resale, 0 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: 13 resale; 0 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: None in this window.

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 $425K”.
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 $425K: $232,500–$420,000 (3 sales); $425K–$430K: $425,000–$430,000 (3 sales); $445K–$464K: $445,000–$464,000 (4 sales); Over $464K: $470,000–$573,256 (3 sales)
Quartiles by living area: Under 1,274 SF: 1,200–1,250 SF (3 sales); 1,274–1,380 SF: 1,274–1,380 SF (3 sales); 1,396–1,459 SF: 1,396–1,459 SF (4 sales); Over 1,459 SF: 1,542–1,921 SF (3 sales)
Groups by year built: Before 1980: 1978–1979 (7 sales); After 1979: 1980–1981 (6 sales)
View and no view: View: MLS lists a view (3 sales); No view: None or Neighborhood (8 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 $442,372, median $445,000. Days on market: average 152, median 101: 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: Groups by year built: 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: 1 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

Too few sales in a group to test.

8.3.2 Quartiles by living area

Too few sales in a group to test.

8.3.3 Groups by year built

Measure	Test	Statistic	df	p-value	Threshold	Real difference?	Effect size	Size
Net sale price	Mann–Whitney U	U = 32.50	—	0.1156	p < 0.0063	Unclear	rank-biserial r = 0.548	large
Net price per SF	Mann–Whitney U	U = 21.00	—	1.0000	p < 0.0063	Unclear	rank-biserial r = 0.000	negligible
Living area	Mann–Whitney U	U = 40.00	—	0.0047	p < 0.0063	Yes	rank-biserial r = 0.905	large
Days on market	Mann–Whitney U	U = 18.00	—	0.7206	p < 0.0063	Unclear	rank-biserial r = 0.143	small
Discount from original list	Mann–Whitney U	U = 22.00	—	0.9452	p < 0.0063	Unclear	rank-biserial r = 0.048	negligible
Price cut before sale	Chi-square	χ² = 0.03	1	0.8529	p < 0.0063	Unclear	Cramér’s V = 0.051	negligible
Seller paid closing costs or repairs	Chi-square	χ² = 3.75	1	0.0530	p < 0.0063	Unclear	Cramér’s V = 0.537	large
Has a view	Chi-square	χ² = 0.26	1	0.6115	p < 0.0063	Unclear	Cramér’s V = 0.141	small

8.3.4 View and no view

Too few sales in a group to test.

8.4 Data notes

Left out of the analysis: 0 new-construction sales (basic statistics only, section 7); nothing else. 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 13 closed MLS resale sales; the 0 new-construction sales appear only in their own section, as basic statistics. Sale and listing data: ABOR MLS via secure APIs, pulled October 26, 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.