ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Steiner Ranch

Austin, TX 78732

Resale homes · closed Apr 29 – Oct 25, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

October 26, 2026 · 6:52 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, 180 days

102

single-family resale homes

Median net sale price

$837,350

average $1,052,627

Median net price per SF

$271

average $293

Median days on market

40 days

average 66 days

1. SummaryResale homes · 102 sales · April 29, 2026 – October 25, 2026

This study looks at the 102 resale homes sold in Steiner Ranch in the 180 days to October 25, 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 sold102 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 $670K · 26 sales$670K–$835K · 25 sales$840K–$1.16M · 25 salesOver $1.16M · 26 sales

3. Quartiles by net sale priceResale homes · 102 sales · April 29, 2026 – 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

Homes over $1.16M are about 2,340 SF (97%) larger than homes under $670K.
Homes over $1.16M sell for about $126 per SF (51%) more than homes under $670K.
92% of homes over $1.16M have a view, against 73% of homes under $670K.
Homes over $1.16M are about 8 years newer than homes under $670K.

3.1 Key differences

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

Under $670K$670K–$835K$840K–$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 $670K

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 $670K	$670K–$835K	$840K–$1.16M	Over $1.16M	Real difference?
Net price per SF	$248 per SFLowest	$255 per SF	$293 per SF	$373 per SFHighest	✓ large
Living area	2,406 SFSmallest	3,020 SF	3,562 SF	4,742 SFLargest	✓ large
Year built	1999Oldest	2003	2005	2008Newest	✓ large
Days on market	31 days	38 days	49 days	69 days	unclear
Discount from original list	4.5%	7.4%	7.7%	7.2%	unclear
Price cut before sale	42%	56%	48%	50%	unclear
Seller paid closing costs or repairs	65%	60%	68%	58%	unclear
Has a view	73%	36%Fewest	76%	92%Most	✓ medium

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

3.3 Homes over $1.16M sell for about $126 per SF (51%) more than homes under $670K

The average is $373 per SF for homes over $1.16M and $248 per SF for homes under $670K. 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 (97%) larger than homes under $670K

The average is 4,742 SF for homes over $1.16M and 2,406 SF for homes under $670K. 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 8 years newer than homes under $670K

The median is 2008 for homes over $1.16M and 1999 for homes under $670K. 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 69 days for homes over $1.16M and 31 days for homes under $670K. It rises step by step from the lowest range to the highest. Defined in 8.1.5.

– No clear difference · could be chance

3.7 Discount from original list: no clear difference

The average is 7.2% for homes over $1.16M and 4.5% for homes under $670K. It does not move in a straight line; homes $840K–$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.

50% of homes over $1.16M had a price cut before sale, against 42% of homes under $670K. Defined in 8.1.7.
58% of homes over $1.16M had the seller pay closing costs or repairs, against 65% of homes under $670K. Defined in 8.1.8.
92% of homes over $1.16M have a view, against 73% of homes under $670K. 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

3.9 The numbers: price and size

	Under $670K26 sales	$670K–$835K25 sales	$840K–$1.16M25 sales	Over $1.16M26 sales	All102 sales	Real difference?
Net sale price average	$587,504	$758,552	$1,038,835	$1,813,777	$1,052,627	by design
Net price per SF average	$248	$255	$293	$373	$293	✓ large
Living area average	2,406	3,020	3,562	4,742	3,435	✓ large
Year built median	1999	2003	2005	2008	2005	✓ large

3.10 The numbers: selling

	Under $670K26 sales	$670K–$835K25 sales	$840K–$1.16M25 sales	Over $1.16M26 sales	All102 sales	Real difference?
Days on market median	31	38	49	69	40	unclear
Discount from original list average	4.5%	7.4%	7.7%	7.2%	6.7%	unclear
Price cut before sale	42%	56%	48%	50%	49%	unclear
Seller paid closing costs or repairs	65%	60%	68%	58%	63%	unclear
Has a view	73%	36%	76%	92%	70%	✓ medium

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

4. Quartiles by living areaResale homes · 102 sales · April 29, 2026 – October 25, 2026

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

Bottom line

Homes over 4,065 SF sell for about $1.19M (195%) more than homes under 2,760 SF.
92% of homes over 4,065 SF have a view, against 69% of homes under 2,760 SF.
Homes over 4,065 SF sell for about $101 per SF (38%) more than homes under 2,760 SF.
Homes over 4,065 SF are about 8 years newer than homes under 2,760 SF.

4.1 Key differences

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

Under 2,760 SF2,760–3,307 SF3,334–4,065 SFOver 4,065 SF

Larger homes Over 4,065 SF

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

Smaller homes Under 2,760 SF

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

4.2 At a glance

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

	Under 2,760 SF	2,760–3,307 SF	3,334–4,065 SF	Over 4,065 SF	Real difference?
Net sale price	$608KLowest	$764K	$1.03M	$1.80MHighest	✓ large
Net price per SF	$266 per SF	$252 per SFLowest	$284 per SF	$366 per SFHighest	✓ large
Year built	2000Oldest	2000	2005	2007Newest	✓ large
Days on market	36 days	28 daysFastest	54 days	73 daysSlowest	✓ medium
Discount from original list	6.0%	5.0%	7.9%	7.9%	unclear
Price cut before sale	50%	36%	56%	54%	unclear
Seller paid closing costs or repairs	58%	72%	64%	58%	unclear
Has a view	69%	40%Fewest	76%	92%Most	✓ medium

4.3 Homes over 4,065 SF sell for about $1.19M (195%) more than homes under 2,760 SF

The average is $1.80M for homes over 4,065 SF and $608K for homes under 2,760 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 4,065 SF sell for about $101 per SF (38%) more than homes under 2,760 SF

The average is $366 per SF for homes over 4,065 SF and $266 per SF for homes under 2,760 SF. It does not move in a straight line; homes over 4,065 SF are highest. Defined in 8.1.2.

✓ Real difference · large

4.5 Homes over 4,065 SF are about 8 years newer than homes under 2,760 SF

The median is 2007 for homes over 4,065 SF and 2000 for homes under 2,760 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.4.

✓ Real difference · large

4.6 Homes over 4,065 SF take 37 days longer to sell than homes under 2,760 SF

The median is 73 days for homes over 4,065 SF and 36 days for homes under 2,760 SF. It does not move in a straight line; homes over 4,065 SF are highest. Defined in 8.1.5.

✓ Real difference · medium

4.7 Discount from original list: no clear difference

The average is 7.9% for homes over 4,065 SF and 6.0% for homes under 2,760 SF. It does not move in a straight line; homes over 4,065 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.

54% of homes over 4,065 SF had a price cut before sale, against 50% of homes under 2,760 SF. Defined in 8.1.7.
58% of homes over 4,065 SF had the seller pay closing costs or repairs, against 58% of homes under 2,760 SF. Defined in 8.1.8.
92% of homes over 4,065 SF have a view, against 69% of homes under 2,760 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 2,760 SF26 sales	2,760–3,307 SF25 sales	3,334–4,065 SF25 sales	Over 4,065 SF26 sales	All102 sales	Real difference?
Net sale price average	$607,916	$764,255	$1,030,416	$1,795,977	$1,052,627	✓ large
Net price per SF average	$266	$252	$284	$366	$293	✓ large
Living area average	2,310	3,032	3,614	4,776	3,435	by design
Year built median	2000	2000	2005	2007	2005	✓ large

4.10 The numbers: selling

	Under 2,760 SF26 sales	2,760–3,307 SF25 sales	3,334–4,065 SF25 sales	Over 4,065 SF26 sales	All102 sales	Real difference?
Days on market median	36	28	54	73	40	✓ medium
Discount from original list average	6.0%	5.0%	7.9%	7.9%	6.7%	unclear
Price cut before sale	50%	36%	56%	54%	49%	unclear
Seller paid closing costs or repairs	58%	72%	64%	58%	63%	unclear
Has a view	69%	40%	76%	92%	70%	✓ 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 · 102 sales · April 29, 2026 – 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.

Bottom line

93% of homes built after 2006 have a view, against 59% of homes built before 2000.
Homes built after 2006 sell for about $97 per SF (38%) more than homes built before 2000.
Homes built after 2006 sell for about $780K (111%) more than homes built before 2000.
Homes built after 2006 are about 1,290 SF (47%) larger 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

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

Older homes Before 2000

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

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	$700KLowest	$883K	$1.13M	$1.48MHighest	✓ large
Net price per SF	$257 per SFLowest	$263 per SF	$293 per SF	$353 per SFHighest	✓ large
Living area	2,723 SFSmallest	3,291 SF	3,717 SF	4,009 SFLargest	✓ large
Days on market	28 days	41 days	53 days	76 days	unclear
Discount from original list	4.2%	8.0%	7.0%	7.8%	unclear
Price cut before sale	33%	57%	60%	48%	unclear
Seller paid closing costs or repairs	59%	70%	40%	81%	unclear
Has a view	59%	48%Fewest	76%	93%Most	✓ medium

5.3 Homes built after 2006 sell for about $780K (111%) more than homes built before 2000

The average is $1.48M for homes built after 2006 and $700K 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 $97 per SF (38%) more than homes built before 2000

The average is $353 per SF for homes built after 2006 and $257 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 1,290 SF (47%) larger than homes built before 2000

The average is 4,009 SF for homes built after 2006 and 2,723 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 76 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 7.8% for homes built after 2006 and 4.2% 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.

48% of homes built after 2006 had a price cut before sale, against 33% 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 59% of homes built before 2000. Defined in 8.1.8.
93% of homes built after 2006 have a view, against 59% 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: ✓ Real difference · medium

5.9 The numbers: price and size

	Before 200027 sales	2000–200423 sales	2005–200625 sales	After 200627 sales	All102 sales	Real difference?
Net sale price average	$700,393	$883,452	$1,126,550	$1,480,527	$1,052,627	✓ large
Net price per SF average	$257	$263	$293	$353	$293	✓ large
Living area average	2,723	3,291	3,717	4,009	3,435	✓ large
Year built median	1997	2003	2005	2010	2005	by design

5.10 The numbers: selling

	Before 200027 sales	2000–200423 sales	2005–200625 sales	After 200627 sales	All102 sales	Real difference?
Days on market median	28	41	53	76	40	unclear
Discount from original list average	4.2%	8.0%	7.0%	7.8%	6.7%	unclear
Price cut before sale	33%	57%	60%	48%	49%	unclear
Seller paid closing costs or repairs	59%	70%	40%	81%	63%	unclear
Has a view	59%	48%	76%	93%	70%	✓ 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 8.3.3.

6. View and no viewResale homes · 102 sales · April 29, 2026 – 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

Homes with a view are about 4 years newer than homes without a view.
Homes with a view are about 630 SF (21%) larger 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 sell about 2 percentage points further below their first asking price 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.
Are larger.
Sell for more per square foot.
Sell further below their first asking price.
Sell for more.

Homes without a view no view listed

Tend to be older.
Are smaller.
Sell for less per square foot.
Sell closer to their first asking price.
Sell for less.

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	$1.16MHighest	$775KLowest	✓ medium
Net price per SF	$306 per SFHighest	$260 per SFLowest	✓ medium
Living area	3,601 SFLargest	2,975 SFSmallest	✓ medium
Year built	2005Newest	2001Oldest	✓ medium
Days on market	49 days	28 days	unclear
Discount from original list	7.3%Biggest	5.1%Smallest	✓ medium
Price cut before sale	55%	34%	unclear
Seller paid closing costs or repairs	68%	52%	unclear

6.3 Homes with a view sell for about $383K (49%) more than homes without a view

The average is $1.16M for homes with a view and $775K for homes without a view. Defined in 8.1.1.

✓ Real difference · medium

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

The average is $306 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 630 SF (21%) larger than homes without a view

The average is 3,601 SF for homes with a view and 2,975 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 49 days for homes with a view and 28 days for homes without a view. Defined in 8.1.5.

– No clear difference · could be chance

6.8 Homes with a view sell about 2 percentage points further below their first asking price than homes without a view

The average is 7.3% for homes with a view and 5.1% for homes without a view. Defined in 8.1.6.

✓ Real difference · medium

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 34% of homes without a view. Defined in 8.1.7.
68% of homes with a view had the seller pay closing costs or repairs, against 52% 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

	View71 sales	No view29 sales	All100 sales	Real difference?
Net sale price average	$1,157,440	$774,543	$1,046,400	✓ medium
Net price per SF average	$306	$260	$292	✓ medium
Living area average	3,601	2,975	3,420	✓ medium
Year built median	2005	2001	2005	✓ medium

6.11 The numbers: selling

	View71 sales	No view29 sales	All100 sales	Real difference?
Days on market median	49	28	40	unclear
Discount from original list average	7.3%	5.1%	6.7%	✓ medium
Price cut before sale	55%	34%	49%	unclear
Seller paid closing costs or repairs	68%	52%	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 · 0 sales · April 29, 2026 – October 25, 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: 102 resale sales. Average $1,052,627; median $837,350; standard deviation $605,809; middle half (25th–75th percentile) $669,100–$1,157,750; lowest $498,877, highest $4,490,000. 64 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: 102 resale sales. Average $293; 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: 102 resale sales. Average 3,435; median 3,320; standard deviation 1,014; middle half (25th–75th percentile) 2,752–4,066; lowest 1,862, 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: 102 resale sales. Average 2004; median 2005; standard deviation 6; middle half (25th–75th percentile) 1999–2007; 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: 102 resale sales. Average 66; median 40; standard deviation 72; middle half (25th–75th percentile) 15–91; 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: 102 resale sales. Average 6.7%; median 6.0%; standard deviation 5.8%; middle half (25th–75th percentile) 3.1%–9.4%; lowest −8.0%, highest 32.3%. 3 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: 50 of 102 resale sales (49.0%).

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: 64 of 102 resale sales (62.7%).

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: 71 sales with a view, 29 without, 2 unclassified. Most common View entries: Park/Greenbelt 48, Trees/Woods 39, Neighborhood 37, Hill Country 26, None 14, Panoramic 13, Golf Course 10, Canyon 8.

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 “steiner ranch”, “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, proven adjacent and priced alike).
The data: Pulled October 26, 2026: 168 closed Steiner Ranch records over the prior year, in ZIP 78732. 53 subdivision spellings kept, the most common: Steiner Ranch (34); Steiner Ranch Ph 01 Sec 02-A (10); Steiner Ranch Ph 01 Sec 09 (10); Steiner Ranch Ph 01 Sec 08 (9); Steiner Ranch Ph 01 Sec 7A (8); Steiner Ranch Ph 02 Sec 05 (7); Steiner Ranch Ph 01 Sec 03 (6); Steiner Ranch Ph 01 Sec 10B (6); Steiner Ranch Ph 01 Sec 01 (5); Steiner Ranch Ph 01 Sec 06B (5); Steiner Ranch Ph 01 Sec 10C (5); Steiner Ranch Ph 01 Sec 10A (4); and 41 more (59 records). Names found by the search but not part of Steiner Ranch, left out: Steiner Ranch Parkside (8); Lakeview At Steiner Ranch (2); The Retreat at Steiner Ranch (2); Fairways At Steiner Ranch (2); Steiner Ranch Casitas Sub-Cond (2); River Dance Ph 03- Steiner Ranch (1); View At Steiner Ranch Condomin (1); Steiner Ranch I River Dance (1); Steiner Ranch Phs 1 Sec 3 (1); The Grove at Steiner Ranch (1); Steiner Ranch Casitas (1); STEINER RANCH PHS 2 SEC 3 C (1); River Dance Ph 6A, Steiner Ranch (1); STEINER RANCH PHS 1 SEC 5B (1); River Dance Steiner Ranch (1); Steiner Ranch Phs 1 Sec 10b (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 April 29, 2026 to October 25, 2026 inclusive.
The data: 102 single-family sales in the window: 102 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: 102 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 $670K”.
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 $670K: $498,877–$668,800 (26 sales); $670K–$835K: $670,000–$835,000 (25 sales); $840K–$1.16M: $839,700–$1,157,000 (25 sales); Over $1.16M: $1,158,000–$4,490,000 (26 sales)
Quartiles by living area: Under 2,760 SF: 1,862–2,749 SF (26 sales); 2,760–3,307 SF: 2,760–3,307 SF (25 sales); 3,334–4,065 SF: 3,334–4,065 SF (25 sales); Over 4,065 SF: 4,067–7,540 SF (26 sales)
Quartiles by year built: Before 2000: 1988–1999 (27 sales); 2000–2004: 2000–2004 (23 sales); 2005–2006: 2005–2006 (25 sales); After 2006: 2007–2020 (27 sales)
View and no view: View: MLS lists a view (71 sales); No view: None or Neighborhood (29 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 $1,052,627, median $837,350. Days on market: average 66, median 40: 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: 18 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 = 57.45	3	< 0.0001	p < 0.0063	Yes	ε² = 0.569	large
Living area	Kruskal–Wallis	H = 82.96	3	< 0.0001	p < 0.0063	Yes	ε² = 0.821	large
Year built	Kruskal–Wallis	H = 30.13	3	< 0.0001	p < 0.0063	Yes	ε² = 0.298	large
Days on market	Kruskal–Wallis	H = 6.34	3	0.0960	p < 0.0063	Unclear	ε² = 0.063	medium
Discount from original list	Kruskal–Wallis	H = 6.03	3	0.1101	p < 0.0063	Unclear	ε² = 0.060	small
Price cut before sale	Chi-square	χ² = 0.98	3	0.8069	p < 0.0063	Unclear	Cramér’s V = 0.098	negligible
Seller paid closing costs or repairs	Chi-square	χ² = 0.74	3	0.8644	p < 0.0063	Unclear	Cramér’s V = 0.085	negligible
Has a view	Chi-square	χ² = 20.31	3	0.0001	p < 0.0063	Yes	Cramér’s V = 0.446	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 = 83.87	3	< 0.0001	p < 0.0063	Yes	ε² = 0.830	large
Net price per SF	Kruskal–Wallis	H = 38.75	3	< 0.0001	p < 0.0063	Yes	ε² = 0.384	large
Year built	Kruskal–Wallis	H = 30.62	3	< 0.0001	p < 0.0063	Yes	ε² = 0.303	large
Days on market	Kruskal–Wallis	H = 12.95	3	0.0048	p < 0.0063	Yes	ε² = 0.128	medium
Discount from original list	Kruskal–Wallis	H = 4.96	3	0.1749	p < 0.0063	Unclear	ε² = 0.049	small
Price cut before sale	Chi-square	χ² = 2.44	3	0.4870	p < 0.0063	Unclear	Cramér’s V = 0.155	small
Seller paid closing costs or repairs	Chi-square	χ² = 1.50	3	0.6821	p < 0.0063	Unclear	Cramér’s V = 0.121	small
Has a view	Chi-square	χ² = 17.18	3	0.0006	p < 0.0063	Yes	Cramér’s V = 0.410	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 = 32.60	3	< 0.0001	p < 0.0063	Yes	ε² = 0.323	large
Net price per SF	Kruskal–Wallis	H = 32.68	3	< 0.0001	p < 0.0063	Yes	ε² = 0.324	large
Living area	Kruskal–Wallis	H = 26.41	3	< 0.0001	p < 0.0063	Yes	ε² = 0.262	large
Days on market	Kruskal–Wallis	H = 8.50	3	0.0367	p < 0.0063	Unclear	ε² = 0.084	medium
Discount from original list	Kruskal–Wallis	H = 8.47	3	0.0372	p < 0.0063	Unclear	ε² = 0.084	medium
Price cut before sale	Chi-square	χ² = 4.39	3	0.2222	p < 0.0063	Unclear	Cramér’s V = 0.207	small
Seller paid closing costs or repairs	Chi-square	χ² = 10.19	3	0.0171	p < 0.0063	Unclear	Cramér’s V = 0.316	medium
Has a view	Chi-square	χ² = 13.75	3	0.0033	p < 0.0063	Yes	Cramér’s V = 0.367	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 = 1,398.50	—	0.0051	p < 0.0063	Yes	rank-biserial r = 0.358	medium
Net price per SF	Mann–Whitney U	U = 1,405.00	—	0.0044	p < 0.0063	Yes	rank-biserial r = 0.365	medium
Living area	Mann–Whitney U	U = 1,412.50	—	0.0037	p < 0.0063	Yes	rank-biserial r = 0.372	medium
Year built	Mann–Whitney U	U = 1,442.50	—	0.0017	p < 0.0063	Yes	rank-biserial r = 0.401	medium
Days on market	Mann–Whitney U	U = 1,326.00	—	0.0245	p < 0.0063	Unclear	rank-biserial r = 0.288	small
Discount from original list	Mann–Whitney U	U = 1,401.00	—	0.0048	p < 0.0063	Yes	rank-biserial r = 0.361	medium
Price cut before sale	Chi-square	χ² = 3.44	1	0.0635	p < 0.0063	Unclear	Cramér’s V = 0.186	small
Seller paid closing costs or repairs	Chi-square	χ² = 2.23	1	0.1355	p < 0.0063	Unclear	Cramér’s V = 0.149	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 102 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.