ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Steiner Ranch

Austin, TX 78732

Resale homes · closed May 11 – Nov 6, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

November 7, 2026 · 6:52 AM CST

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

single-family resale homes

Median net sale price

$877,750

average $1,068,279

Median net price per SF

$271

average $292

Median days on market

48 days

average 69 days

1. SummaryResale homes · 94 sales · May 11, 2026 – November 6, 2026

This study looks at the 94 resale homes sold in Steiner Ranch in the 180 days to November 6, 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 sold94 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 $686K · 24 sales$686K–$856K · 23 sales$900K–$1.16M · 23 salesOver $1.16M · 24 sales

3. Quartiles by net sale priceResale homes · 94 sales · May 11, 2026 – November 6, 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 $1.16M are about 2,340 SF (98%) larger than homes under $686K.
Homes over $1.16M sell for about $127 per SF (51%) more than homes under $686K.
92% of homes over $1.16M have a view, against 75% of homes under $686K.
Homes over $1.16M are about 9 years newer than homes under $686K.

3.1 Key differences

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

Under $686K$686K–$856K$900K–$1.16MOver $1.16M

Higher-priced homes Over $1.16M

Are much larger.
Sell for more per square foot.
Are more likely to have a view.
Tend to be newer.

Lower-priced homes Under $686K

Are much smaller.
Sell for less per square foot.
Are less likely to have a view.
Tend to be older.

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 $686K	$686K–$856K	$900K–$1.16M	Over $1.16M	Real difference?
Net price per SF	$249 per SFLowest	$251 per SF	$290 per SF	$376 per SFHighest	✓ large
Living area	2,399 SFSmallest	3,092 SF	3,739 SF	4,742 SFLargest	✓ large
Year built	1999Oldest	2003	2005	2008Newest	✓ large
Days on market	39 days	38 days	54 days	73 days	unclear
Discount from original list	5.6%	6.5%	8.8%	7.4%	unclear
Price cut before sale	50%	48%	48%	54%	unclear
Seller paid closing costs or repairs	62%	61%	61%	58%	unclear
Has a view	75%	26%Fewest	83%	92%Most	✓ large

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 $1.16M sell for about $127 per SF (51%) more than homes under $686K

The average is $376 per SF for homes over $1.16M and $249 per SF for homes under $686K. It rises step by step from the lowest range to the highest. Defined in 8.1.2.

✓ Real difference · large

3.4 Homes over $1.16M are about 2,340 SF (98%) larger than homes under $686K

The average is 4,742 SF for homes over $1.16M and 2,399 SF for homes under $686K. It rises step by step from the lowest range to the highest. Defined in 8.1.3.

✓ Real difference · large

3.5 Homes over $1.16M are about 9 years newer than homes under $686K

The median is 2008 for homes over $1.16M and 1999 for homes under $686K. It rises step by step from the lowest range to the highest. Defined in 8.1.4.

✓ Real difference · large

3.6 Days on market: no clear difference

The median is 73 days for homes over $1.16M and 39 days for homes under $686K. It does not move in a straight line; homes over $1.16M 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 7.4% for homes over $1.16M and 5.6% for homes under $686K. It does not move in a straight line; homes $900K–$1.16M 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.

54% of homes over $1.16M had a price cut before sale, against 50% of homes under $686K. Defined in 8.1.7.
58% of homes over $1.16M had the seller pay closing costs or repairs, against 62% of homes under $686K. Defined in 8.1.8.
92% of homes over $1.16M have a view, against 75% of homes under $686K. 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: ✓ Real difference · large

3.9 The numbers: price and size

	Under $686K24 sales	$686K–$856K23 sales	$900K–$1.16M23 sales	Over $1.16M24 sales	All94 sales	Real difference?
Net sale price average	$588,096	$770,782	$1,076,682	$1,825,508	$1,068,279	by design
Net price per SF average	$249	$251	$290	$376	$292	✓ large
Living area average	2,399	3,092	3,739	4,742	3,495	✓ large
Year built median	1999	2003	2005	2008	2005	✓ large

3.10 The numbers: selling

	Under $686K24 sales	$686K–$856K23 sales	$900K–$1.16M23 sales	Over $1.16M24 sales	All94 sales	Real difference?
Days on market median	39	38	54	73	48	unclear
Discount from original list average	5.6%	6.5%	8.8%	7.4%	7.1%	unclear
Price cut before sale	50%	48%	48%	54%	50%	unclear
Seller paid closing costs or repairs	62%	61%	61%	58%	61%	unclear
Has a view	75%	26%	83%	92%	69%	✓ large

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 · 94 sales · May 11, 2026 – November 6, 2026

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

Bottom line

Homes over 4,100 SF sell for about $1.17M (193%) more than homes under 2,808 SF.
92% of homes over 4,100 SF have a view, against 71% of homes under 2,808 SF.
Homes over 4,100 SF sell for about $99 per SF (38%) more than homes under 2,808 SF.
Homes over 4,100 SF are about 7 years newer than homes under 2,808 SF.

4.1 Key differences

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

Under 2,808 SF2,808–3,416 SF3,428–4,100 SFOver 4,100 SF

Larger homes Over 4,100 SF

Sell for much more.
Are more likely to have a view.
Sell for more per square foot.
Tend to be newer.

Smaller homes Under 2,808 SF

Sell for much less.
Are less likely to have a view.
Sell for less per square foot.
Tend to be older.

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 2,808 SF	2,808–3,416 SF	3,428–4,100 SF	Over 4,100 SF	Real difference?
Net sale price	$605KLowest	$797K	$1.09M	$1.77MHighest	✓ large
Net price per SF	$260 per SF	$256 per SFLowest	$291 per SF	$359 per SFHighest	✓ large
Year built	2000Oldest	2000	2005	2006Newest	✓ large
Days on market	38 days	37 days	53 days	74 days	unclear
Discount from original list	6.2%	6.5%	6.6%	8.9%	unclear
Price cut before sale	54%	39%	48%	58%	unclear
Seller paid closing costs or repairs	62%	57%	70%	54%	unclear
Has a view	71%	35%Fewest	78%	92%Most	✓ medium

4.3 Homes over 4,100 SF sell for about $1.17M (193%) more than homes under 2,808 SF

The average is $1.77M for homes over 4,100 SF and $605K for homes under 2,808 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 4,100 SF sell for about $99 per SF (38%) more than homes under 2,808 SF

The average is $359 per SF for homes over 4,100 SF and $260 per SF for homes under 2,808 SF. It does not move in a straight line; homes over 4,100 SF are highest. Defined in 8.1.2.

✓ Real difference · large

4.5 Homes over 4,100 SF are about 7 years newer than homes under 2,808 SF

The median is 2006 for homes over 4,100 SF and 2000 for homes under 2,808 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.4.

✓ Real difference · large

4.6 Days on market: no clear difference

The median is 74 days for homes over 4,100 SF and 38 days for homes under 2,808 SF. It does not move in a straight line; homes over 4,100 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 8.9% for homes over 4,100 SF and 6.2% for homes under 2,808 SF. It rises step by step from the lowest range to the 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.

58% of homes over 4,100 SF had a price cut before sale, against 54% of homes under 2,808 SF. Defined in 8.1.7.
54% of homes over 4,100 SF had the seller pay closing costs or repairs, against 62% of homes under 2,808 SF. Defined in 8.1.8.
92% of homes over 4,100 SF have a view, against 71% of homes under 2,808 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: ✓ Real difference · medium

4.9 The numbers: price and size

	Under 2,808 SF24 sales	2,808–3,416 SF23 sales	3,428–4,100 SF23 sales	Over 4,100 SF24 sales	All94 sales	Real difference?
Net sale price average	$605,409	$797,199	$1,088,083	$1,771,954	$1,068,279	✓ large
Net price per SF average	$260	$256	$291	$359	$292	✓ large
Living area average	2,339	3,113	3,727	4,795	3,495	by design
Year built median	2000	2000	2005	2006	2005	✓ large

4.10 The numbers: selling

	Under 2,808 SF24 sales	2,808–3,416 SF23 sales	3,428–4,100 SF23 sales	Over 4,100 SF24 sales	All94 sales	Real difference?
Days on market median	38	37	53	74	48	unclear
Discount from original list average	6.2%	6.5%	6.6%	8.9%	7.1%	unclear
Price cut before sale	54%	39%	48%	58%	50%	unclear
Seller paid closing costs or repairs	62%	57%	70%	54%	61%	unclear
Has a view	71%	35%	78%	92%	69%	✓ 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 8.3.2.

5. Quartiles by year builtResale homes · 94 sales · May 11, 2026 – November 6, 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

Homes built after 2006 sell for about $809K (115%) more than homes built before 2000.
Homes built after 2006 are about 1,430 SF (53%) larger than homes built before 2000.
Homes built after 2006 sell for about $89 per SF (35%) more than homes built before 2000.

5.1 Key differences

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

Before 20002000–20042005–2006After 2006

Newer homes After 2006

Sell for much more.
Are much larger.
Sell for more per square foot.

Older homes Before 2000

Sell for much less.
Are much smaller.
Sell for less per square foot.

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 2000	2000–2004	2005–2006	After 2006	Real difference?
Net sale price	$702KLowest	$901K	$1.09M	$1.51MHighest	✓ large
Net price per SF	$258 per SFLowest	$265 per SF	$287 per SF	$348 per SFHighest	✓ large
Living area	2,709 SFSmallest	3,340 SF	3,680 SF	4,144 SFLargest	✓ large
Days on market	28 days	43 days	53 days	83 days	unclear
Discount from original list	4.5%	8.4%	7.3%	8.1%	unclear
Price cut before sale	35%	57%	58%	50%	unclear
Seller paid closing costs or repairs	57%	67%	38%	81%	unclear
Has a view	57%	52%	75%	88%	unclear

5.3 Homes built after 2006 sell for about $809K (115%) more than homes built before 2000

The average is $1.51M for homes built after 2006 and $702K for homes built before 2000. It rises step by step from the lowest range to the highest. Defined in 8.1.1.

✓ Real difference · large

5.4 Homes built after 2006 sell for about $89 per SF (35%) more than homes built before 2000

The average is $348 per SF for homes built after 2006 and $258 per SF for homes built before 2000. It rises step by step from the lowest range to the highest. Defined in 8.1.2.

✓ Real difference · large

5.5 Homes built after 2006 are about 1,430 SF (53%) larger than homes built before 2000

The average is 4,144 SF for homes built after 2006 and 2,709 SF for homes built before 2000. It rises step by step from the lowest range to the highest. Defined in 8.1.3.

✓ Real difference · large

5.6 Days on market: no clear difference

The median is 83 days for homes built after 2006 and 28 days for homes built before 2000. It rises step by step from the lowest range to the highest. Defined in 8.1.5.

– No clear difference · could be chance

5.7 Discount from original list: no clear difference

The average is 8.1% for homes built after 2006 and 4.5% for homes built before 2000. It does not move in a straight line; homes built 2000–2004 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.

50% of homes built after 2006 had a price cut before sale, against 35% of homes built before 2000. Defined in 8.1.7.
81% of homes built after 2006 had the seller pay closing costs or repairs, against 57% of homes built before 2000. Defined in 8.1.8.
88% of homes built after 2006 have a view, against 57% of homes built before 2000. 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 200023 sales	2000–200421 sales	2005–200624 sales	After 200626 sales	All94 sales	Real difference?
Net sale price average	$702,079	$901,114	$1,086,031	$1,510,855	$1,068,279	✓ large
Net price per SF average	$258	$265	$287	$348	$292	✓ large
Living area average	2,709	3,340	3,680	4,144	3,495	✓ large
Year built median	1997	2003	2005	2010	2005	by design

5.10 The numbers: selling

	Before 200023 sales	2000–200421 sales	2005–200624 sales	After 200626 sales	All94 sales	Real difference?
Days on market median	28	43	53	83	48	unclear
Discount from original list average	4.5%	8.4%	7.3%	8.1%	7.1%	unclear
Price cut before sale	35%	57%	58%	50%	50%	unclear
Seller paid closing costs or repairs	57%	67%	38%	81%	61%	unclear
Has a view	57%	52%	75%	88%	69%	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 · 94 sales · May 11, 2026 – November 6, 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

Homes with a view are about 4 years newer than homes without a view.
Homes with a view sell for about $45 per SF (17%) more than homes without a view.
Homes with a view are about 590 SF (19%) 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

Tend to be newer.
Sell for more per square foot.
Are larger.

Homes without a view no view listed

Tend to be older.
Sell for less per square foot.
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	$1.17M	$793K	unclear
Net price per SF	$305 per SFHighest	$260 per SFLowest	✓ medium
Living area	3,653 SFLargest	3,060 SFSmallest	✓ medium
Year built	2005Newest	2001Oldest	✓ medium
Days on market	53 days	34 days	unclear
Discount from original list	7.6%	5.8%	unclear
Price cut before sale	55%	37%	unclear
Seller paid closing costs or repairs	66%	48%	unclear

6.3 Net sale price: no clear difference

The average is $1.17M for homes with a view and $793K for homes without a view. Defined in 8.1.1.

– No clear difference · could be chance

6.4 Homes with a view sell for about $45 per SF (17%) more than homes without a view

The average is $305 per SF for homes with a view and $260 per SF for homes without a view. Defined in 8.1.2.

✓ Real difference · medium

6.5 Homes with a view are about 590 SF (19%) larger than homes without a view

The average is 3,653 SF for homes with a view and 3,060 SF for homes without a view. Defined in 8.1.3.

✓ Real difference · medium

6.6 Homes with a view are about 4 years newer than homes without a view

The median is 2005 for homes with a view and 2001 for homes without a view. Defined in 8.1.4.

✓ Real difference · medium

6.7 Days on market: no clear difference

The median is 53 days for homes with a view and 34 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 7.6% for homes with a view and 5.8% 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.

55% of homes with a view had a price cut before sale, against 37% of homes without a view. Defined in 8.1.7.
66% of homes with a view had the seller pay closing costs or repairs, against 48% 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

	View65 sales	No view27 sales	All92 sales	Real difference?
Net sale price average	$1,173,468	$793,139	$1,061,850	unclear
Net price per SF average	$305	$260	$292	✓ medium
Living area average	3,653	3,060	3,479	✓ medium
Year built median	2005	2001	2005	✓ medium

6.11 The numbers: selling

	View65 sales	No view27 sales	All92 sales	Real difference?
Days on market median	53	34	48	unclear
Discount from original list average	7.6%	5.8%	7.1%	unclear
Price cut before sale	55%	37%	50%	unclear
Seller paid closing costs or repairs	66%	48%	61%	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 · 0 sales · May 11, 2026 – November 6, 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: 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 Steiner Ranch.

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: 94 resale sales. Average $1,068,279; median $877,750; standard deviation $612,016; middle half (25th–75th percentile) $685,250–$1,163,250; lowest $498,877, highest $4,490,000. 57 sales had a seller payment; their median payment was $8,000.

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: 94 resale sales. Average $292; median $271; standard deviation $71; middle half (25th–75th percentile) $245–$319; lowest $184, highest $595.

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: 94 resale sales. Average 3,495; median 3,422; standard deviation 1,015; middle half (25th–75th percentile) 2,789–4,104; lowest 1,865, highest 7,540.

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: 94 resale sales. Average 2004; median 2005; standard deviation 6; middle half (25th–75th percentile) 2000–2007; lowest 1988, highest 2020.

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: 94 resale sales. Average 69; median 48; standard deviation 71; middle half (25th–75th percentile) 19–95; lowest 0, highest 378. 2 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: 94 resale sales. Average 7.1%; median 6.2%; standard deviation 5.8%; middle half (25th–75th percentile) 3.6%–9.6%; lowest −8.0%, highest 32.3%. 2 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: 47 of 94 resale sales (50.0%).

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: 57 of 94 resale sales (60.6%).

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: 65 sales with a view, 27 without, 2 unclassified. Most common View entries: Park/Greenbelt 43, Trees/Woods 37, Neighborhood 36, Hill Country 25, None 12, Panoramic 12, Golf Course 9, Pool 9.

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 2026-11-07 12:45 UTC), every field. Filter: StandardStatus = Closed, PropertyType = Residential, City = Austin, SubdivisionName contains any of “steiner ranch”, “steiner ranch river dance”, “steiner ranch, river dance”, “steiner, ranch, river dance”, “steiner ranch (river dance”, “steiner ranch,river dance”, “steiner ranch-river dance” (case-insensitive). A record is kept when its subdivision name belongs to the Steiner Ranch family, the same rule comparable sales use (it includes Steiner Ranch, River Dance Ph 05, proven adjacent and priced alike).
The data: Pulled November 7, 2026: 166 closed Steiner Ranch records over the prior year, in ZIP 78732. 54 subdivision spellings kept, the most common: Steiner Ranch (34); Steiner Ranch Ph 01 Sec 09 (9); Steiner Ranch Ph 01 Sec 08 (9); Steiner Ranch Ph 01 Sec 02-A (9); Steiner Ranch Ph 01 Sec 7A (8); Steiner Ranch Ph 02 Sec 05 (7); Steiner Ranch Ph 01 Sec 10B (6); Steiner Ranch Ph 01 Sec 03 (5); Steiner Ranch Ph 01 Sec 06B (5); Steiner Ranch Ph 01 Sec 01 (5); Steiner Ranch Ph 01 Sec 10C (5); Steiner Ranch Ph 01 Sec 10A (4); and 42 more (60 records). Names found by the search but not part of Steiner Ranch, left out: Steiner Ranch Parkside (8); Fairways At Steiner Ranch (2); The Retreat at Steiner Ranch (2); Lakeview At Steiner Ranch (2); Steiner Ranch Casitas Sub-Cond (2); Steiner Ranch Phs 1 Sec 3 (1); Steiner Ranch I River Dance (1); The Grove at Steiner Ranch (1); River Dance Steiner Ranch (1); STEINER RANCH PHS 1 SEC 5B (1); STEINER RANCH PHS 2 SEC 3 C (1); Steiner Ranch Phs 1 Sec 10b (1); River Dance Ph 03- Steiner Ranch (1); Steiner Ranch Casitas (1); View At Steiner Ranch Condomin (1); River Dance Ph 6A, Steiner Ranch (1).

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 11, 2026 to November 6, 2026 inclusive.
The data: 94 single-family sales in the window: 94 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: 94 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: 2 sale(s) other than single-family homes (condo, townhome and similar); 1 sale(s) with no original list 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 $686K”.
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 $686K: $498,877–$685,000 (24 sales); $686K–$856K: $686,000–$855,500 (23 sales); $900K–$1.16M: $900,000–$1,158,000 (23 sales); Over $1.16M: $1,165,000–$4,490,000 (24 sales)
Quartiles by living area: Under 2,808 SF: 1,865–2,783 SF (24 sales); 2,808–3,416 SF: 2,808–3,416 SF (23 sales); 3,428–4,100 SF: 3,428–4,100 SF (23 sales); Over 4,100 SF: 4,105–7,540 SF (24 sales)
Quartiles by year built: Before 2000: 1988–1999 (23 sales); 2000–2004: 2000–2004 (21 sales); 2005–2006: 2005–2006 (24 sales); After 2006: 2007–2020 (26 sales)
View and no view: View: MLS lists a view (65 sales); No view: None or Neighborhood (27 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 $1,068,279, median $877,750. Days on market: average 69, median 48: 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: 14 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 = 52.14	3	< 0.0001	p < 0.0063	Yes	ε² = 0.561	large
Living area	Kruskal–Wallis	H = 78.99	3	< 0.0001	p < 0.0063	Yes	ε² = 0.849	large
Year built	Kruskal–Wallis	H = 30.24	3	< 0.0001	p < 0.0063	Yes	ε² = 0.325	large
Days on market	Kruskal–Wallis	H = 6.76	3	0.0798	p < 0.0063	Unclear	ε² = 0.073	medium
Discount from original list	Kruskal–Wallis	H = 2.79	3	0.4252	p < 0.0063	Unclear	ε² = 0.030	small
Price cut before sale	Chi-square	χ² = 0.25	3	0.9685	p < 0.0063	Unclear	Cramér’s V = 0.052	negligible
Seller paid closing costs or repairs	Chi-square	χ² = 0.09	3	0.9931	p < 0.0063	Unclear	Cramér’s V = 0.031	negligible
Has a view	Chi-square	χ² = 28.03	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.546	large

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 = 75.12	3	< 0.0001	p < 0.0063	Yes	ε² = 0.808	large
Net price per SF	Kruskal–Wallis	H = 29.28	3	< 0.0001	p < 0.0063	Yes	ε² = 0.315	large
Year built	Kruskal–Wallis	H = 28.12	3	< 0.0001	p < 0.0063	Yes	ε² = 0.302	large
Days on market	Kruskal–Wallis	H = 8.43	3	0.0379	p < 0.0063	Unclear	ε² = 0.091	medium
Discount from original list	Kruskal–Wallis	H = 4.68	3	0.1972	p < 0.0063	Unclear	ε² = 0.050	small
Price cut before sale	Chi-square	χ² = 1.96	3	0.5800	p < 0.0063	Unclear	Cramér’s V = 0.145	small
Seller paid closing costs or repairs	Chi-square	χ² = 1.39	3	0.7085	p < 0.0063	Unclear	Cramér’s V = 0.121	small
Has a view	Chi-square	χ² = 19.36	3	0.0002	p < 0.0063	Yes	Cramér’s V = 0.454	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 = 30.99	3	< 0.0001	p < 0.0063	Yes	ε² = 0.333	large
Net price per SF	Kruskal–Wallis	H = 24.62	3	< 0.0001	p < 0.0063	Yes	ε² = 0.265	large
Living area	Kruskal–Wallis	H = 28.19	3	< 0.0001	p < 0.0063	Yes	ε² = 0.303	large
Days on market	Kruskal–Wallis	H = 9.52	3	0.0231	p < 0.0063	Unclear	ε² = 0.102	medium
Discount from original list	Kruskal–Wallis	H = 7.78	3	0.0507	p < 0.0063	Unclear	ε² = 0.084	medium
Price cut before sale	Chi-square	χ² = 3.23	3	0.3581	p < 0.0063	Unclear	Cramér’s V = 0.185	small
Seller paid closing costs or repairs	Chi-square	χ² = 10.28	3	0.0163	p < 0.0063	Unclear	Cramér’s V = 0.331	medium
Has a view	Chi-square	χ² = 9.42	3	0.0242	p < 0.0063	Unclear	Cramér’s V = 0.317	medium

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 = 1,186.00	—	0.0083	p < 0.0063	Unclear	rank-biserial r = 0.352	medium
Net price per SF	Mann–Whitney U	U = 1,212.00	—	0.0042	p < 0.0063	Yes	rank-biserial r = 0.381	medium
Living area	Mann–Whitney U	U = 1,198.00	—	0.0061	p < 0.0063	Yes	rank-biserial r = 0.365	medium
Year built	Mann–Whitney U	U = 1,213.00	—	0.0039	p < 0.0063	Yes	rank-biserial r = 0.382	medium
Days on market	Mann–Whitney U	U = 1,111.50	—	0.0452	p < 0.0063	Unclear	rank-biserial r = 0.267	small
Discount from original list	Mann–Whitney U	U = 1,158.50	—	0.0162	p < 0.0063	Unclear	rank-biserial r = 0.320	medium
Price cut before sale	Chi-square	χ² = 2.57	1	0.1090	p < 0.0063	Unclear	Cramér’s V = 0.167	small
Seller paid closing costs or repairs	Chi-square	χ² = 2.60	1	0.1071	p < 0.0063	Unclear	Cramér’s V = 0.168	small

8.4 Data notes

Left out of the analysis: 0 new-construction sales (basic statistics only, section 7); 2 sale(s) other than single-family homes (condo, townhome and similar); 1 sale(s) with no original list 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 94 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 November 7, 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.