ShadowGlen List-to-Sale Ratios Explain Price Reality

What does a 96.2% list-to-sale ratio tell buyers and sellers in ShadowGlen? This metric compares the final closing price to the original listing price, revealing how closely homes sell to their asking value. In this market, the median sale price of $399,000 reflects a 16.2% increase from the prior six-month period, yet homes still close slightly below their initial list prices. ALEX Intelligence analyzed the relationship between original lists and final sales across 36 transactions to determine pricing accuracy. The data shows that 75% of these properties sold for less than their original list price, a shift from 80.6% in the prior period. This indicates that while sellers are holding firm on initial prices, buyers are successfully negotiating down, resulting in a median close-to-original-list ratio of 0.962. The trend suggests a market where listing strategies matter more than ever. With the median price per square foot rising to $166, up 3.1% from the prior period, overpricing remains a risk. The data confirms that even as prices climb, the gap between asking and selling prices persists, requiring sellers to price competitively from day one to avoid extended market time or further reductions. This analysis is based on Unlock MLS closed sales data for ShadowGlen, covering 36 homes sold in the rolling six months ending September 30, 2026. Want a closer look? Reply or call George at 713.918.9951 and we'll set up a showing. 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