ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Travis Heights

Austin, TX 78704

Resale homes · closed Oct 30 – Oct 29, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

October 30, 2026 · 7:46 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

$980,000

average $1,269,164

Median net price per SF

$593

average $594

Median days on market

31 days

average 88 days

1. SummaryResale homes · 29 sales · October 30, 2025 – October 29, 2026

This study looks at the 29 resale homes sold in Travis Heights in the 365 days to October 29, 2026. A full year is used because only 15 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 sold29 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 $824K · 7 sales$824K–$950K · 7 sales$980K–$1.41M · 8 salesOver $1.41M · 7 sales

3. Quartiles by net sale priceResale homes · 29 sales · October 30, 2025 – October 29, 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 $1.41M are about 2,000 SF (147%) larger than homes under $824K.

3.1 Key differences

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

Under $824K$824K–$950K$980K–$1.41MOver $1.41M

Higher-priced homes Over $1.41M

Are much larger.

Lower-priced homes Under $824K

Are much smaller.

3.2 At a glance

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

	Under $824K	$824K–$950K	$980K–$1.41M	Over $1.41M	Real difference?
Net price per SF	$552 per SF	$583 per SF	$549 per SF	$696 per SF	unclear
Living area	1,363 SFSmallest	1,711 SF	2,260 SF	3,363 SFLargest	✓ large
Year built	1946	1947	1946	1952	unclear
Days on market	10 days	159 days	16 days	34 days	unclear
Discount from original list	5.5%	8.2%	5.3%	9.2%	unclear
Price cut before sale	14%	43%	38%	57%	unclear
Seller paid closing costs or repairs	57%	57%	50%	29%	unclear
Has a view	14%	43%	75%	57%	unclear

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

3.3 Net price per SF: no clear difference

The average is $696 per SF for homes over $1.41M and $552 per SF for homes under $824K. It does not move in a straight line; homes over $1.41M are highest. Defined in 8.1.2.

– No clear difference · could be chance

3.4 Homes over $1.41M are about 2,000 SF (147%) larger than homes under $824K

The average is 3,363 SF for homes over $1.41M and 1,363 SF for homes under $824K. It rises step by step from the lowest range to the highest. Defined in 8.1.3.

✓ Real difference · large

3.5 Year built: no clear difference

The median is 1952 for homes over $1.41M and 1946 for homes under $824K. It does not move in a straight line; homes over $1.41M are highest. Defined in 8.1.4.

– No clear difference · could be chance

3.6 Days on market: no clear difference

The median is 34 days for homes over $1.41M and 10 days for homes under $824K. It does not move in a straight line; homes $824K–$950K are highest. Defined in 8.1.5.

– No clear difference · could be chance

3.7 Discount from original list: no clear difference

The average is 9.2% for homes over $1.41M and 5.5% for homes under $824K. It does not move in a straight line; homes over $1.41M 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.

57% of homes over $1.41M had a price cut before sale, against 14% of homes under $824K. Defined in 8.1.7.
29% of homes over $1.41M had the seller pay closing costs or repairs, against 57% of homes under $824K. Defined in 8.1.8.
57% of homes over $1.41M have a view, against 14% of homes under $824K. Defined in 8.1.9.

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

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

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

3.9 The numbers: price and size

	Under $824K7 sales	$824K–$950K7 sales	$980K–$1.41M8 sales	Over $1.41M7 sales	All29 sales	Real difference?
Net sale price average	$711,357	$884,179	$1,193,342	$2,298,611	$1,269,164	by design
Net price per SF average	$552	$583	$549	$696	$594	unclear
Living area average	1,363	1,711	2,260	3,363	2,177	✓ large
Year built median	1946	1947	1946	1952	1947	unclear

3.10 The numbers: selling

	Under $824K7 sales	$824K–$950K7 sales	$980K–$1.41M8 sales	Over $1.41M7 sales	All29 sales	Real difference?
Days on market median	10	159	16	34	31	unclear
Discount from original list average	5.5%	8.2%	5.3%	9.2%	7.0%	unclear
Price cut before sale	14%	43%	38%	57%	38%	unclear
Seller paid closing costs or repairs	57%	57%	50%	29%	48%	unclear
Has a view	14%	43%	75%	57%	48%	unclear

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

4. Quartiles by living areaResale homes · 29 sales · October 30, 2025 – October 29, 2026

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

Bottom line

Homes over 2,510 SF sell for about $1.42M (183%) more than homes under 1,332 SF.

4.1 Key differences

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

Under 1,332 SF1,332–1,849 SF1,982–2,510 SFOver 2,510 SF

Larger homes Over 2,510 SF

Sell for much more.

Smaller homes Under 1,332 SF

Sell for much less.

4.2 At a glance

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

	Under 1,332 SF	1,332–1,849 SF	1,982–2,510 SF	Over 2,510 SF	Real difference?
Net sale price	$780KLowest	$993K	$1.12M	$2.20MHighest	✓ large
Net price per SF	$677 per SF	$614 per SF	$496 per SF	$601 per SF	unclear
Year built	1945	1946	1952	2004	unclear
Days on market	10 days	20 days	28 days	47 days	unclear
Discount from original list	9.8%	4.1%	4.2%	10.3%	unclear
Price cut before sale	43%	0%	38%	71%	unclear
Seller paid closing costs or repairs	43%	71%	38%	43%	unclear
Has a view	29%	29%	75%	57%	unclear

4.3 Homes over 2,510 SF sell for about $1.42M (183%) more than homes under 1,332 SF

The average is $2.20M for homes over 2,510 SF and $780K for homes under 1,332 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.1.

✓ Real difference · large

4.4 Net price per SF: no clear difference

The average is $601 per SF for homes over 2,510 SF and $677 per SF for homes under 1,332 SF. It does not move in a straight line; homes under 1,332 SF are highest. Defined in 8.1.2.

– No clear difference · could be chance

4.5 Year built: no clear difference

The median is 2004 for homes over 2,510 SF and 1945 for homes under 1,332 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.4.

– No clear difference · could be chance

4.6 Days on market: no clear difference

The median is 47 days for homes over 2,510 SF and 10 days for homes under 1,332 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.5.

– No clear difference · could be chance

4.7 Discount from original list: no clear difference

The average is 10.3% for homes over 2,510 SF and 9.8% for homes under 1,332 SF. It does not move in a straight line; homes over 2,510 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.

71% of homes over 2,510 SF had a price cut before sale, against 43% of homes under 1,332 SF. Defined in 8.1.7.
43% of homes over 2,510 SF had the seller pay closing costs or repairs, against 43% of homes under 1,332 SF. Defined in 8.1.8.
57% of homes over 2,510 SF have a view, against 29% of homes under 1,332 SF. Defined in 8.1.9.

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

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

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

4.9 The numbers: price and size

	Under 1,332 SF7 sales	1,332–1,849 SF7 sales	1,982–2,510 SF8 sales	Over 2,510 SF7 sales	All29 sales	Real difference?
Net sale price average	$779,900	$992,537	$1,120,675	$2,204,757	$1,269,164	✓ large
Net price per SF average	$677	$614	$496	$601	$594	unclear
Living area average	1,191	1,613	2,246	3,649	2,177	by design
Year built median	1945	1946	1952	2004	1947	unclear

4.10 The numbers: selling

	Under 1,332 SF7 sales	1,332–1,849 SF7 sales	1,982–2,510 SF8 sales	Over 2,510 SF7 sales	All29 sales	Real difference?
Days on market median	10	20	28	47	31	unclear
Discount from original list average	9.8%	4.1%	4.2%	10.3%	7.0%	unclear
Price cut before sale	43%	0%	38%	71%	38%	unclear
Seller paid closing costs or repairs	43%	71%	38%	43%	48%	unclear
Has a view	29%	29%	75%	57%	48%	unclear

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

5. Quartiles by year builtResale homes · 29 sales · October 30, 2025 – October 29, 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 1980 take 95 days longer to sell than homes built before 1940.

5.1 Key differences

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

Before 19401940–19461947–1980After 1980

Newer homes After 1980

Take longer to sell.

Older homes Before 1940

Sell faster.

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 1940	1940–1946	1947–1980	After 1980	Real difference?
Net sale price	$1.48M	$812K	$1.02M	$1.77M	unclear
Net price per SF	$692 per SF	$514 per SF	$566 per SF	$600 per SF	unclear
Living area	2,283 SF	1,619 SF	1,827 SF	3,001 SF	unclear
Days on market	9 daysFastest	10 days	34 days	104 daysSlowest	✓ large
Discount from original list	5.2%	3.5%	8.2%	10.2%	unclear
Price cut before sale	14%	17%	33%	86%	unclear
Seller paid closing costs or repairs	43%	50%	56%	43%	unclear
Has a view	43%	17%	67%	57%	unclear

5.3 Net sale price: no clear difference

The average is $1.77M for homes built after 1980 and $1.48M for homes built before 1940. It does not move in a straight line; homes built after 1980 are highest. Defined in 8.1.1.

– No clear difference · could be chance

5.4 Net price per SF: no clear difference

The average is $600 per SF for homes built after 1980 and $692 per SF for homes built before 1940. It does not move in a straight line; homes built before 1940 are highest. Defined in 8.1.2.

– No clear difference · could be chance

5.5 Living area: no clear difference

The average is 3,001 SF for homes built after 1980 and 2,283 SF for homes built before 1940. It does not move in a straight line; homes built after 1980 are highest. Defined in 8.1.3.

– No clear difference · could be chance

5.6 Homes built after 1980 take 95 days longer to sell than homes built before 1940

The median is 104 days for homes built after 1980 and 9 days for homes built before 1940. It rises step by step from the lowest range to the highest. Defined in 8.1.5.

✓ Real difference · large

5.7 Discount from original list: no clear difference

The average is 10.2% for homes built after 1980 and 5.2% for homes built before 1940. It does not move in a straight line; homes built after 1980 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.

86% of homes built after 1980 had a price cut before sale, against 14% of homes built before 1940. Defined in 8.1.7.
43% of homes built after 1980 had the seller pay closing costs or repairs, against 43% of homes built before 1940. Defined in 8.1.8.
57% of homes built after 1980 have a view, against 43% of homes built before 1940. 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 19407 sales	1940–19466 sales	1947–19809 sales	After 19807 sales	All29 sales	Real difference?
Net sale price average	$1,476,894	$811,717	$1,022,211	$1,771,043	$1,269,164	unclear
Net price per SF average	$692	$514	$566	$600	$594	unclear
Living area average	2,283	1,619	1,827	3,001	2,177	unclear
Year built median	1934	1942	1950	2009	1947	by design

5.10 The numbers: selling

	Before 19407 sales	1940–19466 sales	1947–19809 sales	After 19807 sales	All29 sales	Real difference?
Days on market median	9	10	34	104	31	✓ large
Discount from original list average	5.2%	3.5%	8.2%	10.2%	7.0%	unclear
Price cut before sale	14%	17%	33%	86%	38%	unclear
Seller paid closing costs or repairs	43%	50%	56%	43%	48%	unclear
Has a view	43%	17%	67%	57%	48%	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 · 29 sales · October 30, 2025 – October 29, 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.

Bottom line: no measure differs enough between the groups to rule out chance.

6.1 Key differences

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

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	$1.42M	$1.13M	unclear
Net price per SF	$595 per SF	$593 per SF	unclear
Living area	2,422 SF	1,949 SF	unclear
Year built	1952	1945	unclear
Days on market	34 days	24 days	unclear
Discount from original list	7.5%	6.5%	unclear
Price cut before sale	50%	27%	unclear
Seller paid closing costs or repairs	43%	53%	unclear

6.3 Net sale price: no clear difference

The average is $1.42M for homes with a view and $1.13M for homes without a view. Defined in 8.1.1.

– No clear difference · could be chance

6.4 Net price per SF: no clear difference

The average is $595 per SF for homes with a view and $593 per SF for homes without a view. Defined in 8.1.2.

– No clear difference · could be chance

6.5 Living area: no clear difference

The average is 2,422 SF for homes with a view and 1,949 SF for homes without a view. Defined in 8.1.3.

– No clear difference · could be chance

6.6 Year built: no clear difference

The median is 1952 for homes with a view and 1945 for homes without a view. Defined in 8.1.4.

– No clear difference · could be chance

6.7 Days on market: no clear difference

The median is 34 days for homes with a view and 24 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 7.5% for homes with a view and 6.5% 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.

50% of homes with a view had a price cut before sale, against 27% of homes without a view. Defined in 8.1.7.
43% of homes with a view had the seller pay closing costs or repairs, against 53% 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

	View14 sales	No view15 sales	All29 sales	Real difference?
Net sale price average	$1,418,283	$1,129,987	$1,269,164	unclear
Net price per SF average	$595	$593	$594	unclear
Living area average	2,422	1,949	2,177	unclear
Year built median	1952	1945	1947	unclear

6.11 The numbers: selling

	View14 sales	No view15 sales	All29 sales	Real difference?
Days on market median	34	24	31	unclear
Discount from original list average	7.5%	6.5%	7.0%	unclear
Price cut before sale	50%	27%	38%	unclear
Seller paid closing costs or repairs	43%	53%	48%	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 · 1 sales · October 30, 2025 – October 29, 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: 1 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 Travis Heights.

Measure	Average	Median
Sales	1
Net sale price	$1,595,000	$1,595,000
Net price per SF	$708	$708
Living area (SF)	2,252	2,252
Days on market	1	1
Discount from original list	0.0%	0.0%
Price cut before sale	0% of sales
Seller paid closing costs or repairs	0% of sales
Year built	2026–2026

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

8. AppendixMeasures, methods and tests

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

8.1 Measures

8.1.1 Net sale price

In simple terms: What the seller actually kept: the closing price, less money the seller gave back to the buyer for closing costs or repairs. It is the truest price for comparing homes.
Statistically: Net = ClosePrice − ACTRIS_BuyersClsgCostPdbySell − ACTRIS_RepairsAmount (a blank counts as $0). Summarized by the arithmetic mean in the slices.
The data: 29 resale sales. Average $1,269,164; median $980,000; standard deviation $676,335; middle half (25th–75th percentile) $824,451–$1,413,298; lowest $576,000, highest $2,750,000. 14 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: 29 resale sales. Average $594; median $593; standard deviation $165; middle half (25th–75th percentile) $453–$710; lowest $299, highest $967.

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: 29 resale sales. Average 2,177; median 1,982; standard deviation 983; middle half (25th–75th percentile) 1,332–2,510; lowest 812, highest 4,638.

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: 29 resale sales. Average 1960; median 1947; standard deviation 31; middle half (25th–75th percentile) 1940–1980; lowest 1922, highest 2023.

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: 29 resale sales. Average 88; median 31; standard deviation 155; middle half (25th–75th percentile) 9–98; lowest 3, highest 742. 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: 29 resale sales. Average 7.0%; median 4.7%; standard deviation 7.1%; middle half (25th–75th percentile) 2.0%–10.5%; lowest −5.4%, highest 26.4%. 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: 11 of 29 resale sales (37.9%).

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: 14 of 29 resale sales (48.3%).

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: 14 sales with a view, 15 without, 0 unclassified. Most common View entries: None 11, Neighborhood 9, City 8, Trees/Woods 6, Downtown 4, Skyline 3, City Lights 2, Rural 1.

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 “travis heights”, “pleasant view add” (case-insensitive). A record is kept when its subdivision name belongs to the Travis Heights family, the same rule comparable sales use (it includes Pleasant View Add, proven adjacent and priced alike).
The data: Pulled October 30, 2026: 36 closed Travis Heights records over the prior year, in ZIP 78704. 2 subdivision spellings kept: Travis Heights (33); Pleasant View Add (3). Names found by the search but not part of Travis Heights, left out: River Oaks Sec 01 aka East Travis Heights (1); Travis Heights Condo The Amd (1); Travis Heights Terrace Condo Amd (1); Pleasant View Addition (1); Travis Heights Terrace Condominiums (1); Fawn Ridge Sec 02 (East Travis Heights) (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 15 resale sales here (under 80), so the full year is used.
Statistically: CloseDate from October 30, 2025 to October 29, 2026 inclusive.
The data: 30 single-family sales in the window: 29 resale, 1 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: 29 resale; 1 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: 4 sale(s) other than single-family homes (condo, townhome and similar); 2 sale(s) with concessions above 10% of price

8.2.5 Quartiles and groups

In simple terms: Sales lined up from lowest to highest and cut into four groups of about equal size. Each group is named by its range, for example “Under $824K”.
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 $824K: $576,000–$796,000 (7 sales); $824K–$950K: $824,451–$950,000 (7 sales); $980K–$1.41M: $980,000–$1,413,298 (8 sales); Over $1.41M: $1,450,000–$2,750,000 (7 sales)
Quartiles by living area: Under 1,332 SF: 812–1,329 SF (7 sales); 1,332–1,849 SF: 1,332–1,849 SF (7 sales); 1,982–2,510 SF: 1,982–2,510 SF (8 sales); Over 2,510 SF: 3,015–4,638 SF (7 sales)
Quartiles by year built: Before 1940: 1922–1939 (7 sales); 1940–1946: 1940–1946 (6 sales); 1947–1980: 1947–1980 (9 sales); After 1980: 1997–2023 (7 sales)
View and no view: View: MLS lists a view (14 sales); No view: None or Neighborhood (15 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 $1,269,164, median $980,000. Days on market: average 88, median 31: the average is pulled up by a few long listings.

8.2.7 Kruskal–Wallis test

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

8.2.8 Mann–Whitney U test

In simple terms: The same check when there are only two groups: view against no view.
Statistically: Two-sided U test (Mann & Whitney, 1947). Effect size = rank-biserial correlation |1 − 2U/(n₁n₂)|: ≥ .10 small, ≥ .30 medium, ≥ .50 large (Kerby, 2014; Cohen, 1988).
The data: Run on every measure in section 6; results in 8.3.

8.2.9 Chi-square test

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

8.2.10 Real difference (significance)

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

8.2.11 Size of a difference

In simple terms: A difference can be real but small. The size word (small, medium, large) says how much the groups pull apart.
Statistically: ε² for Kruskal–Wallis, rank-biserial r for Mann–Whitney, Cramér's V for chi-square, with the thresholds above; below the small threshold the size is “negligible”.
The data: 3 real differences across the four slices; sizes are listed in 8.3.

8.2.12 Rounding in the text

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

8.3 Test results

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

8.3.1 Quartiles by net sale price

Measure	Test	Statistic	df	p-value	Threshold	Real difference?	Effect size	Size
Net price per SF	Kruskal–Wallis	H = 5.27	3	0.1534	p < 0.0063	Unclear	ε² = 0.188	large
Living area	Kruskal–Wallis	H = 17.26	3	0.0006	p < 0.0063	Yes	ε² = 0.616	large
Year built	Kruskal–Wallis	H = 1.07	3	0.7845	p < 0.0063	Unclear	ε² = 0.038	small
Days on market	Kruskal–Wallis	H = 4.38	3	0.2229	p < 0.0063	Unclear	ε² = 0.157	large
Discount from original list	Kruskal–Wallis	H = 3.33	3	0.3440	p < 0.0063	Unclear	ε² = 0.119	medium
Price cut before sale	Chi-square	χ² = 2.83	3	0.4182	p < 0.0063	Unclear	Cramér’s V = 0.313	medium
Seller paid closing costs or repairs	Chi-square	χ² = 1.54	3	0.6734	p < 0.0063	Unclear	Cramér’s V = 0.230	small
Has a view	Chi-square	χ² = 5.83	3	0.1202	p < 0.0063	Unclear	Cramér’s V = 0.448	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 = 15.14	3	0.0017	p < 0.0063	Yes	ε² = 0.541	large
Net price per SF	Kruskal–Wallis	H = 5.13	3	0.1623	p < 0.0063	Unclear	ε² = 0.183	large
Year built	Kruskal–Wallis	H = 2.45	3	0.4849	p < 0.0063	Unclear	ε² = 0.087	medium
Days on market	Kruskal–Wallis	H = 3.22	3	0.3589	p < 0.0063	Unclear	ε² = 0.115	medium
Discount from original list	Kruskal–Wallis	H = 3.70	3	0.2952	p < 0.0063	Unclear	ε² = 0.132	medium
Price cut before sale	Chi-square	χ² = 7.69	3	0.0529	p < 0.0063	Unclear	Cramér’s V = 0.515	large
Seller paid closing costs or repairs	Chi-square	χ² = 2.04	3	0.5643	p < 0.0063	Unclear	Cramér’s V = 0.265	small
Has a view	Chi-square	χ² = 4.69	3	0.1963	p < 0.0063	Unclear	Cramér’s V = 0.402	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 = 7.95	3	0.0471	p < 0.0063	Unclear	ε² = 0.284	large
Net price per SF	Kruskal–Wallis	H = 3.96	3	0.2660	p < 0.0063	Unclear	ε² = 0.141	large
Living area	Kruskal–Wallis	H = 5.90	3	0.1168	p < 0.0063	Unclear	ε² = 0.211	large
Days on market	Kruskal–Wallis	H = 13.60	3	0.0035	p < 0.0063	Yes	ε² = 0.486	large
Discount from original list	Kruskal–Wallis	H = 5.32	3	0.1498	p < 0.0063	Unclear	ε² = 0.190	large
Price cut before sale	Chi-square	χ² = 9.68	3	0.0215	p < 0.0063	Unclear	Cramér’s V = 0.578	large
Seller paid closing costs or repairs	Chi-square	χ² = 0.36	3	0.9478	p < 0.0063	Unclear	Cramér’s V = 0.112	small
Has a view	Chi-square	χ² = 3.92	3	0.2699	p < 0.0063	Unclear	Cramér’s V = 0.368	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 = 147.00	—	0.0701	p < 0.0063	Unclear	rank-biserial r = 0.400	medium
Net price per SF	Mann–Whitney U	U = 110.00	—	0.8443	p < 0.0063	Unclear	rank-biserial r = 0.048	negligible
Living area	Mann–Whitney U	U = 139.00	—	0.1437	p < 0.0063	Unclear	rank-biserial r = 0.324	medium
Year built	Mann–Whitney U	U = 126.50	—	0.3591	p < 0.0063	Unclear	rank-biserial r = 0.205	small
Days on market	Mann–Whitney U	U = 120.00	—	0.5265	p < 0.0063	Unclear	rank-biserial r = 0.143	small
Discount from original list	Mann–Whitney U	U = 122.00	—	0.4715	p < 0.0063	Unclear	rank-biserial r = 0.162	small
Price cut before sale	Chi-square	χ² = 1.67	1	0.1956	p < 0.0063	Unclear	Cramér’s V = 0.240	small
Seller paid closing costs or repairs	Chi-square	χ² = 0.32	1	0.5726	p < 0.0063	Unclear	Cramér’s V = 0.105	small

8.4 Data notes

Left out of the analysis: 1 new-construction sales (basic statistics only, section 7); 4 sale(s) other than single-family homes (condo, townhome and similar); 2 sale(s) with concessions above 10% of price. Statistics: Python, NumPy 2.5.3, SciPy 1.18.1.

8.5 References

Cohen, J. (1988). Statistical Power Analysis for the Behavioral Sciences (2nd ed.). Erlbaum.
Cramér, H. (1946). Mathematical Methods of Statistics. Princeton University Press.
Dunn, O. J. (1961). Multiple comparisons among means. JASA, 56(293), 52–64.
Kerby, D. S. (2014). The simple difference formula: an approach to teaching nonparametric correlation. Comprehensive Psychology, 3, 11.IT.3.1.
Kruskal, W. H., & Wallis, W. A. (1952). Use of ranks in one-criterion variance analysis. JASA, 47(260), 583–621.
Mann, H. B., & Whitney, D. R. (1947). On a test of whether one of two random variables is stochastically larger than the other. Annals of Mathematical Statistics, 18(1), 50–60.
Pearson, K. (1900). On the criterion that a given system of deviations… Philosophical Magazine, 50(302), 157–175.
Tomczak, M., & Tomczak, E. (2014). The need to report effect size estimates revisited. Trends in Sport Sciences, 21(1), 19–25.

This is a market study of closed sales, not an appraisal or an opinion of value for any home. The analysis covers 29 closed MLS resale sales; the 1 new-construction sales appear only in their own section, as basic statistics. Sale and listing data: ABOR MLS via secure APIs, pulled October 30, 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.