ShadowGlen List-to-Sale Price Ratio Explained

In ShadowGlen, the median home sold for $403,500 over the last six months, a 17.7% increase from the prior period but only 3.3% higher than the same window last year. This price growth occurred alongside a list-to-sale ratio of 94%, meaning buyers paid slightly less than the original asking price on average. ALEX Intelligence analyzed the relationship between original list prices and final sale prices to explain this dynamic. The median close-to-original-list ratio stood at 0.94, indicating that 83% of homes sold below their initial list price. This share of reduced sales rose 11.1% compared to the prior six months and jumped 35.7% year-over-year, suggesting a shift toward more negotiation or price adjustments before closing. The median days on market dropped significantly to 58 days, down 27.5% from the prior period and 19.4% from last year. Despite faster sales, the gap between list and sale prices widened slightly compared to the previous six months, with the ratio falling 0.6%. This pattern reflects a market where homes move quickly but often require price reductions to secure a deal. The median price per square foot reached $162, up 2.8% from the prior period but down 7.3% year-over-year. Larger homes are selling more frequently, with median living area increasing 10.1% from the prior six months and 14.9% from last year. These trends indicate that while prices are rising in nominal terms, the value per square foot is softening as inventory shifts toward larger properties. 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