ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Travis County

Austin-Round Rock-San Marcos, TX

Resale homes · closed May 4 – Oct 30, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

October 31, 2026 · 3:38 PM 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

5,196

single-family resale homes

Median net sale price

$574,734

average $783,838

Median net price per SF

$276

average $318

Median days on market

38 days

average 69 days

1. SummaryResale homes · 5,196 sales · May 4, 2026 – October 30, 2026

This study looks at the 5,196 resale homes sold in Travis County in the 180 days to October 30, 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 sold5,196 resale homes · colored by price range

Each dot is one resale home, colored by its price range. The map is drawn around the middle 99% of sales; 100 sales with map points far outside the area are left off it (they stay in every figure). 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 $383K · 1,299 sales$383K–$574K · 1,299 sales$575K–$899K · 1,295 salesOver $899K · 1,303 sales

3. Quartiles by net sale priceResale homes · 5,196 sales · May 4, 2026 – October 30, 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 $899K sell for about $277 per SF (138%) more than homes under $383K.
Homes over $899K are about 1,890 SF (117%) larger than homes under $383K.
63% of homes over $899K have a view, against 15% of homes under $383K.
44% of homes over $899K had the seller pay closing costs or repairs, against 62% of homes under $383K.

3.1 Key differences

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

Under $383K$383K–$574K$575K–$899KOver $899K

Higher-priced homes Over $899K

Sell for more per square foot.
Are much larger.
Are more likely to have a view.
Less often have the seller pay buyer costs or repairs.
Are less likely to need a price cut.
Sell closer to their first asking price.
Sell faster.
Tend to be older.

Lower-priced homes Under $383K

Sell for less per square foot.
Are much smaller.
Are less likely to have a view.
More often have the seller pay buyer costs or repairs.
Are more likely to have had a price cut.
Sell further below their first asking price.
Take longer to sell.
Tend to be newer.

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 $383K	$383K–$574K	$575K–$899K	Over $899K	Real difference?
Net price per SF	$201 per SFLowest	$267 per SF	$324 per SF	$478 per SFHighest	✓ large
Living area	1,619 SFSmallest	1,938 SF	2,400 SF	3,506 SFLargest	✓ large
Year built	2004Newest	1996Oldest	1997	2001	✓ negligible
Days on market	48 daysSlowest	38 days	29 daysFastest	38 days	✓ small
Discount from original list	8.6%Biggest	6.3%	5.4%Smallest	7.1%	✓ small
Price cut before sale	54%Most	47%	40%	38%Fewest	✓ small
Seller paid closing costs or repairs	62%	62%Most	56%	44%Fewest	✓ small
Has a view	15%Fewest	25%	40%	63%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 $899K sell for about $277 per SF (138%) more than homes under $383K

The average is $478 per SF for homes over $899K and $201 per SF for homes under $383K. It rises step by step from the lowest range to the highest. Defined in 8.1.2.

✓ Real difference · large

3.4 Homes over $899K are about 1,890 SF (117%) larger than homes under $383K

The average is 3,506 SF for homes over $899K and 1,619 SF for homes under $383K. It rises step by step from the lowest range to the highest. Defined in 8.1.3.

✓ Real difference · large

3.5 Homes over $899K are about 3 years older than homes under $383K

The median is 2001 for homes over $899K and 2004 for homes under $383K. It does not move in a straight line; homes under $383K are highest. Defined in 8.1.4.

✓ Real difference · negligible

3.6 Homes over $899K sell 10 days faster than homes under $383K

The median is 38 days for homes over $899K and 48 days for homes under $383K. It does not move in a straight line; homes under $383K are highest. Defined in 8.1.5.

✓ Real difference · small

3.7 Homes over $899K sell about 1 percentage point closer to their first asking price than homes under $383K

The average is 7.1% for homes over $899K and 8.6% for homes under $383K. It does not move in a straight line; homes under $383K are highest. Defined in 8.1.6.

✓ Real difference · small

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.

38% of homes over $899K had a price cut before sale, against 54% of homes under $383K. Defined in 8.1.7.
44% of homes over $899K had the seller pay closing costs or repairs, against 62% of homes under $383K. Defined in 8.1.8.
63% of homes over $899K have a view, against 15% of homes under $383K. Defined in 8.1.9.

Price cut before sale: ✓ Real difference · small

Seller paid closing costs or repairs: ✓ Real difference · small

Has a view: ✓ Real difference · medium

3.9 The numbers: price and size

	Under $383K1,299 sales	$383K–$574K1,299 sales	$575K–$899K1,295 sales	Over $899K1,303 sales	All5,196 sales	Real difference?
Net sale price average	$303,960	$471,178	$713,594	$1,643,757	$783,838	by design
Net price per SF average	$201	$267	$324	$478	$318	✓ large
Living area average	1,619	1,938	2,400	3,506	2,367	✓ large
Year built median	2004	1996	1997	2001	2000	✓ negligible

3.10 The numbers: selling

	Under $383K1,299 sales	$383K–$574K1,299 sales	$575K–$899K1,295 sales	Over $899K1,303 sales	All5,196 sales	Real difference?
Days on market median	48	38	29	38	38	✓ small
Discount from original list average	8.6%	6.3%	5.4%	7.1%	6.8%	✓ small
Price cut before sale	54%	47%	40%	38%	45%	✓ small
Seller paid closing costs or repairs	62%	62%	56%	44%	56%	✓ small
Has a view	15%	25%	40%	63%	36%	✓ 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 · 5,196 sales · May 4, 2026 – October 30, 2026

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

Bottom line

Homes over 2,869 SF sell for about $1.05M (259%) more than homes under 1,605 SF.
64% of homes over 2,869 SF have a view, against 17% of homes under 1,605 SF.
Homes over 2,869 SF are about 24 years newer than homes under 1,605 SF.
50% of homes over 2,869 SF had the seller pay closing costs or repairs, against 56% of homes under 1,605 SF.

4.1 Key differences

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

Under 1,605 SF1,605–2,122 SF2,123–2,869 SFOver 2,869 SF

Larger homes Over 2,869 SF

Sell for much more.
Are more likely to have a view.
Tend to be newer.
Less often have the seller pay buyer costs or repairs.
Sell for more per square foot.
Take longer to sell.
Sell closer to their first asking price.

Smaller homes Under 1,605 SF

Sell for much less.
Are less likely to have a view.
Tend to be older.
More often have the seller pay buyer costs or repairs.
Sell for less per square foot.
Sell faster.
Sell further below their first asking price.

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 1,605 SF	1,605–2,122 SF	2,123–2,869 SF	Over 2,869 SF	Real difference?
Net sale price	$404KLowest	$535K	$742K	$1.45MHighest	✓ large
Net price per SF	$322 per SF	$288 per SFLowest	$301 per SF	$361 per SFHighest	✓ small
Year built	1981Oldest	1998	2002	2005Newest	✓ medium
Days on market	36 days	38 days	33 daysFastest	46 daysSlowest	✓ negligible
Discount from original list	7.5%Biggest	6.5%	6.2%Smallest	7.2%	✓ negligible
Price cut before sale	44%	47%	45%	44%	unclear
Seller paid closing costs or repairs	56%	61%Most	58%	50%Fewest	✓ negligible
Has a view	17%Fewest	25%	37%	64%Most	✓ medium

4.3 Homes over 2,869 SF sell for about $1.05M (259%) more than homes under 1,605 SF

The average is $1.45M for homes over 2,869 SF and $404K for homes under 1,605 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 2,869 SF sell for about $39 per SF (12%) more than homes under 1,605 SF

The average is $361 per SF for homes over 2,869 SF and $322 per SF for homes under 1,605 SF. It does not move in a straight line; homes over 2,869 SF are highest. Defined in 8.1.2.

✓ Real difference · small

4.5 Homes over 2,869 SF are about 24 years newer than homes under 1,605 SF

The median is 2005 for homes over 2,869 SF and 1981 for homes under 1,605 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.4.

✓ Real difference · medium

4.6 Homes over 2,869 SF take 10 days longer to sell than homes under 1,605 SF

The median is 46 days for homes over 2,869 SF and 36 days for homes under 1,605 SF. It does not move in a straight line; homes over 2,869 SF are highest. Defined in 8.1.5.

✓ Real difference · negligible

4.7 Homes over 2,869 SF sell 0.3 percentage points closer to their first asking price than homes under 1,605 SF

The average is 7.2% for homes over 2,869 SF and 7.5% for homes under 1,605 SF. It does not move in a straight line; homes under 1,605 SF are highest. Defined in 8.1.6.

✓ Real difference · negligible

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.

44% of homes over 2,869 SF had a price cut before sale, against 44% of homes under 1,605 SF. Defined in 8.1.7.
50% of homes over 2,869 SF had the seller pay closing costs or repairs, against 56% of homes under 1,605 SF. Defined in 8.1.8.
64% of homes over 2,869 SF have a view, against 17% of homes under 1,605 SF. Defined in 8.1.9.

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

Seller paid closing costs or repairs: ✓ Real difference · negligible

Has a view: ✓ Real difference · medium

4.9 The numbers: price and size

	Under 1,605 SF1,299 sales	1,605–2,122 SF1,299 sales	2,123–2,869 SF1,299 sales	Over 2,869 SF1,299 sales	All5,196 sales	Real difference?
Net sale price average	$404,483	$535,377	$741,597	$1,453,897	$783,838	✓ large
Net price per SF average	$322	$288	$301	$361	$318	✓ small
Living area average	1,293	1,858	2,464	3,853	2,367	by design
Year built median	1981	1998	2002	2005	2000	✓ medium

4.10 The numbers: selling

	Under 1,605 SF1,299 sales	1,605–2,122 SF1,299 sales	2,123–2,869 SF1,299 sales	Over 2,869 SF1,299 sales	All5,196 sales	Real difference?
Days on market median	36	38	33	46	38	✓ negligible
Discount from original list average	7.5%	6.5%	6.2%	7.2%	6.8%	✓ negligible
Price cut before sale	44%	47%	45%	44%	45%	unclear
Seller paid closing costs or repairs	56%	61%	58%	50%	56%	✓ negligible
Has a view	17%	25%	37%	64%	36%	✓ 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 · 5,196 sales · May 4, 2026 – October 30, 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

39% of homes built after 2013 have a view, against 24% of homes built before 1980.
Homes built after 2013 sell for about $107 per SF (27%) less than homes built before 1980.
Homes built after 2013 are about 720 SF (40%) larger than homes built before 1980.
53% of homes built after 2013 had a price cut before sale, against 40% of homes built before 1980.

5.1 Key differences

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

Before 19801980–19992000–2013After 2013

Newer homes After 2013

Are more likely to have a view.
Sell for less per square foot.
Are larger.
Are more likely to have had a price cut.
More often have the seller pay buyer costs or repairs.
Take longer to sell.
Sell closer to their first asking price.

Older homes Before 1980

Are less likely to have a view.
Sell for more per square foot.
Are smaller.
Are less likely to need a price cut.
Less often have the seller pay buyer costs or repairs.
Sell faster.
Sell further below their first asking price.

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 1980	1980–1999	2000–2013	After 2013	Real difference?
Net sale price	$740K	$772K	$829K	$793K	unclear
Net price per SF	$398 per SFHighest	$307 per SF	$275 per SFLowest	$291 per SF	✓ medium
Living area	1,815 SFSmallest	2,348 SF	2,774 SFLargest	2,535 SF	✓ medium
Days on market	33 days	28 daysFastest	42 days	50 daysSlowest	✓ small
Discount from original list	7.7%Biggest	6.1%Smallest	6.7%	6.9%	✓ negligible
Price cut before sale	40%	40%Fewest	46%	53%Most	✓ small
Seller paid closing costs or repairs	50%Fewest	58%	58%	59%Most	✓ negligible
Has a view	24%Fewest	38%	42%Most	39%	✓ small

5.3 Net sale price: no clear difference

The average is $793K for homes built after 2013 and $740K for homes built before 1980. It does not move in a straight line; homes built 2000–2013 are highest. Defined in 8.1.1.

– No clear difference · could be chance

5.4 Homes built after 2013 sell for about $107 per SF (27%) less than homes built before 1980

The average is $291 per SF for homes built after 2013 and $398 per SF for homes built before 1980. It does not move in a straight line; homes built before 1980 are highest. Defined in 8.1.2.

✓ Real difference · medium

5.5 Homes built after 2013 are about 720 SF (40%) larger than homes built before 1980

The average is 2,535 SF for homes built after 2013 and 1,815 SF for homes built before 1980. It does not move in a straight line; homes built 2000–2013 are highest. Defined in 8.1.3.

✓ Real difference · medium

5.6 Homes built after 2013 take 17 days longer to sell than homes built before 1980

The median is 50 days for homes built after 2013 and 33 days for homes built before 1980. It does not move in a straight line; homes built after 2013 are highest. Defined in 8.1.5.

✓ Real difference · small

5.7 Homes built after 2013 sell 0.8 percentage points closer to their first asking price than homes built before 1980

The average is 6.9% for homes built after 2013 and 7.7% for homes built before 1980. It does not move in a straight line; homes built before 1980 are highest. Defined in 8.1.6.

✓ Real difference · negligible

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.

53% of homes built after 2013 had a price cut before sale, against 40% of homes built before 1980. Defined in 8.1.7.
59% of homes built after 2013 had the seller pay closing costs or repairs, against 50% of homes built before 1980. Defined in 8.1.8.
39% of homes built after 2013 have a view, against 24% of homes built before 1980. Defined in 8.1.9.

Price cut before sale: ✓ Real difference · small

Seller paid closing costs or repairs: ✓ Real difference · negligible

Has a view: ✓ Real difference · small

5.9 The numbers: price and size

	Before 19801,334 sales	1980–19991,258 sales	2000–20131,346 sales	After 20131,258 sales	All5,196 sales	Real difference?
Net sale price average	$739,527	$772,416	$829,401	$793,499	$783,838	unclear
Net price per SF average	$398	$307	$275	$291	$318	✓ medium
Living area average	1,815	2,348	2,774	2,535	2,367	✓ medium
Year built median	1967	1990	2006	2019	2000	by design

5.10 The numbers: selling

	Before 19801,334 sales	1980–19991,258 sales	2000–20131,346 sales	After 20131,258 sales	All5,196 sales	Real difference?
Days on market median	33	28	42	50	38	✓ small
Discount from original list average	7.7%	6.1%	6.7%	6.9%	6.8%	✓ negligible
Price cut before sale	40%	40%	46%	53%	45%	✓ small
Seller paid closing costs or repairs	50%	58%	58%	59%	56%	✓ negligible
Has a view	24%	38%	42%	39%	36%	✓ small

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 · 5,196 sales · May 4, 2026 – October 30, 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. 118 sales whose MLS view entry is only “See Remarks” are left out.

Bottom line

Homes with a view sell for about $511K (86%) more than homes without a view.
Homes with a view are about 900 SF (44%) larger than homes without a view.
Homes with a view sell for about $63 per SF (21%) more than homes without a view.
Homes with a view are about 6 years newer 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

Sell for more.
Are larger.
Sell for more per square foot.
Tend to be newer.
Take longer to sell.
Less often have the seller pay buyer costs or repairs.

Homes without a view no view listed

Sell for less.
Are smaller.
Sell for less per square foot.
Tend to be older.
Sell faster.
More often have the seller pay buyer costs or repairs.

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	$1.11MHighest	$597KLowest	✓ medium
Net price per SF	$358 per SFHighest	$295 per SFLowest	✓ small
Living area	2,942 SFLargest	2,038 SFSmallest	✓ medium
Year built	2003Newest	1997Oldest	✓ small
Days on market	44 daysSlowest	36 daysFastest	✓ negligible
Discount from original list	7.3%	6.6%	unclear
Price cut before sale	45%	45%	unclear
Seller paid closing costs or repairs	53%Fewest	58%Most	✓ negligible

6.3 Homes with a view sell for about $511K (86%) more than homes without a view

The average is $1.11M for homes with a view and $597K for homes without a view. Defined in 8.1.1.

✓ Real difference · medium

6.4 Homes with a view sell for about $63 per SF (21%) more than homes without a view

The average is $358 per SF for homes with a view and $295 per SF for homes without a view. Defined in 8.1.2.

✓ Real difference · small

6.5 Homes with a view are about 900 SF (44%) larger than homes without a view

The average is 2,942 SF for homes with a view and 2,038 SF for homes without a view. Defined in 8.1.3.

✓ Real difference · medium

6.6 Homes with a view are about 6 years newer than homes without a view

The median is 2003 for homes with a view and 1997 for homes without a view. Defined in 8.1.4.

✓ Real difference · small

6.7 Homes with a view take 8 days longer to sell than homes without a view

The median is 44 days for homes with a view and 36 days for homes without a view. Defined in 8.1.5.

✓ Real difference · negligible

6.8 Discount from original list: no clear difference

The average is 7.3% for homes with a view and 6.6% 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.

45% of homes with a view had a price cut before sale, against 45% of homes without a view. Defined in 8.1.7.
53% of homes with a view had the seller pay closing costs or repairs, against 58% 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: ✓ Real difference · negligible

6.10 The numbers: price and size

	View1,858 sales	No view3,220 sales	All5,078 sales	Real difference?
Net sale price average	$1,108,789	$597,413	$784,522	✓ medium
Net price per SF average	$358	$295	$318	✓ small
Living area average	2,942	2,038	2,368	✓ medium
Year built median	2003	1997	2000	✓ small

6.11 The numbers: selling

	View1,858 sales	No view3,220 sales	All5,078 sales	Real difference?
Days on market median	44	36	38	✓ negligible
Discount from original list average	7.3%	6.6%	6.9%	unclear
Price cut before sale	45%	45%	45%	unclear
Seller paid closing costs or repairs	53%	58%	56%	✓ negligible

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 · 1,088 sales · May 4, 2026 – October 30, 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: 1,088 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 County.

Measure	Average	Median
Sales	1,088
Net sale price	$606,495	$373,917
Net price per SF	$236	$190
Living area (SF)	2,325	2,149
Days on market	108	80
Discount from original list	8.6%	7.7%
Price cut before sale	60% of sales
Seller paid closing costs or repairs	74% of sales
Year built	2017–2026

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: 5,196 resale sales. Average $783,838; median $574,734; standard deviation $740,363; middle half (25th–75th percentile) $383,325–$900,000; lowest $50,000, highest $12,006,340. 2,912 sales had a seller payment; their median payment was $7,500.

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: 5,196 resale sales. Average $318; median $276; standard deviation $164; middle half (25th–75th percentile) $210–$378; lowest $5, highest $2,147.

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: 5,196 resale sales. Average 2,367; median 2,122; standard deviation 1,102; middle half (25th–75th percentile) 1,605–2,869; lowest 460, highest 12,365.

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 parts of the area.
Statistically: RESO YearBuilt; summarized by the median, with the 25th–75th percentile (middle half) on the charts.
The data: 5,196 resale sales. Average 1994; median 2000; standard deviation 23; middle half (25th–75th percentile) 1979–2013; lowest 1870, highest 2026.

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: 5,196 resale sales. Average 69; median 38; standard deviation 98; middle half (25th–75th percentile) 12–85; lowest 0, highest 1,616. 41 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: 5,196 resale sales. Average 6.8%; median 5.4%; standard deviation 9.2%; middle half (25th–75th percentile) 2.1%–10.2%; lowest −213.6%, highest 65.4%. 461 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: 2,336 of 5,196 resale sales (45.0%).

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: 2,912 of 5,196 resale sales (56.0%).

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: 1858 sales with a view, 3220 without, 118 unclassified. Most common View entries: None 2315, Neighborhood 1332, Trees/Woods 872, Hill Country 674, Park/Greenbelt 581, Panoramic 311, Lake 210, Pool 182.

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: ABOR MLS via secure APIs, read from ALEX's copy of the MLS (refreshed every 15 minutes; this pull as of 2026-10-31 20:30 UTC), every field. Filter: StandardStatus = Closed, PropertyType = Residential, CountyOrParish = Travis.
The data: Pulled October 31, 2026: 14,121 closed Travis County records over the prior year. Cities: Austin (9,790); Pflugerville (1,319); Manor (566); Lago Vista (325); Lakeway (291); Elgin (276); and 24 more. ZIP codes: 65, the most sales in 78660, 78738, 78745, 78653, 78704, 78744.

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 May 4, 2026 to October 30, 2026 inclusive.
The data: 6,284 single-family sales in the window: 5,196 resale, 1,088 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: 5,196 resale; 1,088 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: 1,138 sale(s) other than single-family homes (condo, townhome and similar); 21 sale(s) with concessions above 10% of price; 21 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 $383K”.
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 $383K: $50,000–$383,100 (1,299 sales); $383K–$574K: $383,400–$574,500 (1,299 sales); $575K–$899K: $574,968–$899,000 (1,295 sales); Over $899K: $900,000–$12,006,340 (1,303 sales)
Quartiles by living area: Under 1,605 SF: 460–1,604 SF (1,299 sales); 1,605–2,122 SF: 1,605–2,122 SF (1,299 sales); 2,123–2,869 SF: 2,123–2,869 SF (1,299 sales); Over 2,869 SF: 2,870–12,365 SF (1,299 sales)
Quartiles by year built: Before 1980: 1870–1979 (1,334 sales); 1980–1999: 1980–1999 (1,258 sales); 2000–2013: 2000–2013 (1,346 sales); After 2013: 2014–2026 (1,258 sales)
View and no view: View: MLS lists a view (1,858 sales); No view: None or Neighborhood (3,220 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 $783,838, median $574,734. Days on market: average 69, median 38: 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: 28 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 = 2,538.05	3	< 0.0001	p < 0.0063	Yes	ε² = 0.489	large
Living area	Kruskal–Wallis	H = 2,328.98	3	< 0.0001	p < 0.0063	Yes	ε² = 0.448	large
Year built	Kruskal–Wallis	H = 44.96	3	< 0.0001	p < 0.0063	Yes	ε² = 0.009	negligible
Days on market	Kruskal–Wallis	H = 66.33	3	< 0.0001	p < 0.0063	Yes	ε² = 0.013	small
Discount from original list	Kruskal–Wallis	H = 159.14	3	< 0.0001	p < 0.0063	Yes	ε² = 0.031	small
Price cut before sale	Chi-square	χ² = 75.40	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.120	small
Seller paid closing costs or repairs	Chi-square	χ² = 106.89	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.143	small
Has a view	Chi-square	χ² = 750.43	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.380	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 = 2,420.34	3	< 0.0001	p < 0.0063	Yes	ε² = 0.466	large
Net price per SF	Kruskal–Wallis	H = 147.91	3	< 0.0001	p < 0.0063	Yes	ε² = 0.028	small
Year built	Kruskal–Wallis	H = 487.08	3	< 0.0001	p < 0.0063	Yes	ε² = 0.094	medium
Days on market	Kruskal–Wallis	H = 36.10	3	< 0.0001	p < 0.0063	Yes	ε² = 0.007	negligible
Discount from original list	Kruskal–Wallis	H = 24.76	3	< 0.0001	p < 0.0063	Yes	ε² = 0.005	negligible
Price cut before sale	Chi-square	χ² = 2.71	3	0.4381	p < 0.0063	Unclear	Cramér’s V = 0.023	negligible
Seller paid closing costs or repairs	Chi-square	χ² = 33.78	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.081	negligible
Has a view	Chi-square	χ² = 730.75	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.375	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 = 11.71	3	0.0084	p < 0.0063	Unclear	ε² = 0.002	negligible
Net price per SF	Kruskal–Wallis	H = 693.32	3	< 0.0001	p < 0.0063	Yes	ε² = 0.133	medium
Living area	Kruskal–Wallis	H = 683.11	3	< 0.0001	p < 0.0063	Yes	ε² = 0.131	medium
Days on market	Kruskal–Wallis	H = 117.73	3	< 0.0001	p < 0.0063	Yes	ε² = 0.023	small
Discount from original list	Kruskal–Wallis	H = 22.66	3	< 0.0001	p < 0.0063	Yes	ε² = 0.004	negligible
Price cut before sale	Chi-square	χ² = 56.20	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.104	small
Seller paid closing costs or repairs	Chi-square	χ² = 30.72	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.077	negligible
Has a view	Chi-square	χ² = 115.07	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.149	small

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 = 4,431,141.00	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.481	medium
Net price per SF	Mann–Whitney U	U = 3,751,654.50	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.254	small
Living area	Mann–Whitney U	U = 4,369,826.00	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.461	medium
Year built	Mann–Whitney U	U = 3,470,279.00	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.160	small
Days on market	Mann–Whitney U	U = 3,274,771.00	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.095	negligible
Discount from original list	Mann–Whitney U	U = 3,106,087.00	—	0.0226	p < 0.0063	Unclear	rank-biserial r = 0.038	negligible
Price cut before sale	Chi-square	χ² = 0.22	1	0.6399	p < 0.0063	Unclear	Cramér’s V = 0.007	negligible
Seller paid closing costs or repairs	Chi-square	χ² = 13.57	1	0.0002	p < 0.0063	Yes	Cramér’s V = 0.052	negligible

8.4 Data notes

Left out of the analysis: 1,088 new-construction sales (basic statistics only, section 7); 1,138 sale(s) other than single-family homes (condo, townhome and similar); 21 sale(s) with concessions above 10% of price; 21 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 5,196 closed MLS resale sales; the 1,088 new-construction sales appear only in their own section, as basic statistics. Sale and listing data: ABOR MLS via secure APIs, pulled October 31, 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.