ShadowGlen List-to-Sale Ratios Explain Price Reality

What does a 96.2% list-to-sale ratio actually mean for a buyer or seller in ShadowGlen? In the rolling six months ending September 30, 2026, homes sold for an average of 96.2 cents on every dollar originally listed. This figure is derived from 36 closed sales and represents a shift from the prior six-month period when the ratio was 94.5%. ALEX Intelligence analyzed the relationship between original list prices and final sale prices to explain this trend. The data shows that 75% of homes sold below their original asking price, compared to 80.6% in the prior period. While the median close-to-original list ratio improved by 1.8 percentage points against the previous six months, it remains slightly lower than the same window a year ago, which stood at 95%. The median sale price for these transactions was $399,000, up 16.2% from the prior six-month period where the median was $343,500. However, the median price per square foot dropped to $166, down 11.2% compared to the same period last year when it was $187. This suggests that while overall prices are rising, the rate of appreciation per square foot has softened. For sellers, understanding this ratio is critical for setting realistic expectations. The data indicates that pricing a home slightly above market value may still result in a sale below list, as 3 out of 4 homes did not reach their original price tag. Conversely, buyers have found more leverage, with the share of sales closing below list decreasing from 80.6% to 75%. The median days on market also improved significantly, dropping to 28 days from 43 days in the prior period, a 34.9% reduction. This faster turnover coincides with the tighter gap between list and sale prices, signaling a market that is stabilizing but still requires strategic pricing to achieve full value. Thinking of selling in ShadowGlen? Ask for a free ALEX Intelligence valuation of your home. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. Read more Central Texas market data on the ALEX blog: https://alex-companies.com/blog MIT, Nvidia, Google & IBM-Trained. Cross Domain-Expert: Quantum, AI, Ethics, Sovereignty, Intelligence, Philanthropy. Solepoint Planning. VUI AI Cloud Architect. AI Certifications Development. Quant/AI Instructor. Castor Venture Club Member. Associate Broker. George Arnold Alexander III, MPA Partner, ALEX Companies Associate Broker, Alexander Tiffany Southwest, LLC dba ALEX.realestate, et.al. Texas License #574878-B · Broker License #565194-BB Broker, ALEX Real Estate · North Carolina License #367733 Independent Broker, ALEX Real Estate · Colorado License #II.100112456 [email protected] · +1 713.918.9951