ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Village 16 At Anderson Mill

Austin, TX 78750 · 78745

Resale homes · closed Nov 3 – Nov 2, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

November 3, 2026 · 7:21 AM CST

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

$400,650

average $438,579

Median net price per SF

$256

average $267

Median days on market

44 days

average 79 days

1. SummaryResale homes · 56 sales · November 3, 2025 – November 2, 2026

This study looks at the 56 resale homes sold in Village 16 At Anderson Mill in the 365 days to November 2, 2026. A full year is used because only 22 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 sold56 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 $366K · 14 sales$366K–$398K · 14 sales$403K–$490K · 14 salesOver $490K · 14 sales

3. Quartiles by net sale priceResale homes · 56 sales · November 3, 2025 – November 2, 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 $490K are about 660 SF (45%) larger than homes under $366K.

3.1 Key differences

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

Under $366K$366K–$398K$403K–$490KOver $490K

Higher-priced homes Over $490K

Are much larger.

Lower-priced homes Under $366K

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 $366K	$366K–$398K	$403K–$490K	Over $490K	Real difference?
Net price per SF	$228 per SF	$257 per SF	$285 per SF	$299 per SF	unclear
Living area	1,487 SFSmallest	1,535 SF	1,608 SF	2,149 SFLargest	✓ large
Year built	1976	1978	1979	1980	unclear
Days on market	41 days	39 days	92 days	20 days	unclear
Discount from original list	10.7%	8.1%	8.3%	4.2%	unclear
Price cut before sale	57%	50%	64%	50%	unclear
Seller paid closing costs or repairs	29%	71%	50%	36%	unclear
Has a view	29%	14%	7%	21%	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 $299 per SF for homes over $490K and $228 per SF for homes under $366K. It rises step by step from the lowest range to the highest. Defined in 8.1.2.

– No clear difference · could be chance

3.4 Homes over $490K are about 660 SF (45%) larger than homes under $366K

The average is 2,149 SF for homes over $490K and 1,487 SF for homes under $366K. 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 1980 for homes over $490K and 1976 for homes under $366K. It rises step by step from the lowest range to the highest. Defined in 8.1.4.

– No clear difference · could be chance

3.6 Days on market: no clear difference

The median is 20 days for homes over $490K and 41 days for homes under $366K. It does not move in a straight line; homes $403K–$490K 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 4.2% for homes over $490K and 10.7% for homes under $366K. It does not move in a straight line; homes under $366K 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.

50% of homes over $490K had a price cut before sale, against 57% of homes under $366K. Defined in 8.1.7.
36% of homes over $490K had the seller pay closing costs or repairs, against 29% of homes under $366K. Defined in 8.1.8.
21% of homes over $490K have a view, against 29% of homes under $366K. 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 $366K14 sales	$366K–$398K14 sales	$403K–$490K14 sales	Over $490K14 sales	All56 sales	Real difference?
Net sale price average	$330,450	$383,271	$438,933	$601,661	$438,579	by design
Net price per SF average	$228	$257	$285	$299	$267	unclear
Living area average	1,487	1,535	1,608	2,149	1,695	✓ large
Year built median	1976	1978	1979	1980	1978	unclear

3.10 The numbers: selling

	Under $366K14 sales	$366K–$398K14 sales	$403K–$490K14 sales	Over $490K14 sales	All56 sales	Real difference?
Days on market median	41	39	92	20	44	unclear
Discount from original list average	10.7%	8.1%	8.3%	4.2%	7.8%	unclear
Price cut before sale	57%	50%	64%	50%	55%	unclear
Seller paid closing costs or repairs	29%	71%	50%	36%	46%	unclear
Has a view	29%	14%	7%	21%	18%	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 · 56 sales · November 3, 2025 – November 2, 2026

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

Bottom line

Homes over 1,989 SF are about 9 years newer than homes under 1,347 SF.
7% of homes over 1,989 SF have a view, against 0% of homes under 1,347 SF.
Homes over 1,989 SF sell for about $88 per SF (27%) less than homes under 1,347 SF.
Homes over 1,989 SF sell for about $132K (31%) more than homes under 1,347 SF.

4.1 Key differences

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

Under 1,347 SF1,347–1,503 SF1,559–1,989 SFOver 1,989 SF

Larger homes Over 1,989 SF

Tend to be newer.
Are more likely to have a view.
Sell for less per square foot.
Sell for much more.

Smaller homes Under 1,347 SF

Tend to be older.
Are less likely to have a view.
Sell for more per square foot.
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 1,347 SF	1,347–1,503 SF	1,559–1,989 SF	Over 1,989 SF	Real difference?
Net sale price	$421K	$376KLowest	$405K	$553KHighest	✓ large
Net price per SF	$329 per SFHighest	$264 per SF	$234 per SFLowest	$241 per SF	✓ large
Year built	1972Oldest	1978	1980	1981Newest	✓ large
Days on market	93 days	28 days	32 days	42 days	unclear
Discount from original list	8.6%	6.2%	8.2%	8.2%	unclear
Price cut before sale	64%	36%	50%	71%	unclear
Seller paid closing costs or repairs	43%	50%	57%	36%	unclear
Has a view	0%Fewest	14%	50%Most	7%	✓ large

4.3 Homes over 1,989 SF sell for about $132K (31%) more than homes under 1,347 SF

The average is $553K for homes over 1,989 SF and $421K for homes under 1,347 SF. It does not move in a straight line; homes over 1,989 SF are highest. Defined in 8.1.1.

✓ Real difference · large

4.4 Homes over 1,989 SF sell for about $88 per SF (27%) less than homes under 1,347 SF

The average is $241 per SF for homes over 1,989 SF and $329 per SF for homes under 1,347 SF. It does not move in a straight line; homes under 1,347 SF are highest. Defined in 8.1.2.

✓ Real difference · large

4.5 Homes over 1,989 SF are about 9 years newer than homes under 1,347 SF

The median is 1981 for homes over 1,989 SF and 1972 for homes under 1,347 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.4.

✓ Real difference · large

4.6 Days on market: no clear difference

The median is 42 days for homes over 1,989 SF and 93 days for homes under 1,347 SF. It does not move in a straight line; homes under 1,347 SF are highest. Defined in 8.1.5.

– No clear difference · could be chance

4.7 Discount from original list: no clear difference

The average is 8.2% for homes over 1,989 SF and 8.6% for homes under 1,347 SF. It does not move in a straight line; homes under 1,347 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 1,989 SF had a price cut before sale, against 64% of homes under 1,347 SF. Defined in 8.1.7.
36% of homes over 1,989 SF had the seller pay closing costs or repairs, against 43% of homes under 1,347 SF. Defined in 8.1.8.
7% of homes over 1,989 SF have a view, against 0% of homes under 1,347 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: ✓ Real difference · large

4.9 The numbers: price and size

	Under 1,347 SF14 sales	1,347–1,503 SF14 sales	1,559–1,989 SF14 sales	Over 1,989 SF14 sales	All56 sales	Real difference?
Net sale price average	$420,611	$376,201	$404,997	$552,506	$438,579	✓ large
Net price per SF average	$329	$264	$234	$241	$267	✓ large
Living area average	1,276	1,428	1,737	2,338	1,695	by design
Year built median	1972	1978	1980	1981	1978	✓ large

4.10 The numbers: selling

	Under 1,347 SF14 sales	1,347–1,503 SF14 sales	1,559–1,989 SF14 sales	Over 1,989 SF14 sales	All56 sales	Real difference?
Days on market median	93	28	32	42	44	unclear
Discount from original list average	8.6%	6.2%	8.2%	8.2%	7.8%	unclear
Price cut before sale	64%	36%	50%	71%	55%	unclear
Seller paid closing costs or repairs	43%	50%	57%	36%	46%	unclear
Has a view	0%	14%	50%	7%	18%	✓ large

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 · 56 sales · November 3, 2025 – November 2, 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 sell for about $136 per SF (39%) less than homes built before 1975.
Homes built after 1980 are about 800 SF (57%) larger than homes built before 1975.

5.1 Key differences

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

Before 19751975–19781979–1980After 1980

Newer homes After 1980

Sell for less per square foot.
Are much larger.

Older homes Before 1975

Sell for more per square foot.
Are much smaller.

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 1975	1975–1978	1979–1980	After 1980	Real difference?
Net sale price	$496K	$368K	$422K	$469K	unclear
Net price per SF	$352 per SFHighest	$247 per SF	$257 per SF	$216 per SFLowest	✓ large
Living area	1,403 SFSmallest	1,497 SF	1,643 SF	2,205 SFLargest	✓ large
Days on market	106 days	21 days	41 days	36 days	unclear
Discount from original list	9.1%	7.2%	5.6%	9.0%	unclear
Price cut before sale	71%	33%	58%	60%	unclear
Seller paid closing costs or repairs	36%	47%	67%	40%	unclear
Has a view	0%	40%	17%	13%	unclear

5.3 Net sale price: no clear difference

The average is $469K for homes built after 1980 and $496K for homes built before 1975. It does not move in a straight line; homes built before 1975 are highest. Defined in 8.1.1.

– No clear difference · could be chance

5.4 Homes built after 1980 sell for about $136 per SF (39%) less than homes built before 1975

The average is $216 per SF for homes built after 1980 and $352 per SF for homes built before 1975. It does not move in a straight line; homes built before 1975 are highest. Defined in 8.1.2.

✓ Real difference · large

5.5 Homes built after 1980 are about 800 SF (57%) larger than homes built before 1975

The average is 2,205 SF for homes built after 1980 and 1,403 SF for homes built before 1975. It rises step by step from the lowest range to the highest. Defined in 8.1.3.

✓ Real difference · large

5.6 Days on market: no clear difference

The median is 36 days for homes built after 1980 and 106 days for homes built before 1975. It does not move in a straight line; homes built before 1975 are highest. Defined in 8.1.5.

– No clear difference · could be chance

5.7 Discount from original list: no clear difference

The average is 9.0% for homes built after 1980 and 9.1% for homes built before 1975. It does not move in a straight line; homes built before 1975 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.

60% of homes built after 1980 had a price cut before sale, against 71% of homes built before 1975. Defined in 8.1.7.
40% of homes built after 1980 had the seller pay closing costs or repairs, against 36% of homes built before 1975. Defined in 8.1.8.
13% of homes built after 1980 have a view, against 0% of homes built before 1975. 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 197514 sales	1975–197815 sales	1979–198012 sales	After 198015 sales	All56 sales	Real difference?
Net sale price average	$495,671	$368,194	$422,262	$468,730	$438,579	unclear
Net price per SF average	$352	$247	$257	$216	$267	✓ large
Living area average	1,403	1,497	1,643	2,205	1,695	✓ large
Year built median	1972	1975	1980	1982	1978	by design

5.10 The numbers: selling

	Before 197514 sales	1975–197815 sales	1979–198012 sales	After 198015 sales	All56 sales	Real difference?
Days on market median	106	21	41	36	44	unclear
Discount from original list average	9.1%	7.2%	5.6%	9.0%	7.8%	unclear
Price cut before sale	71%	33%	58%	60%	55%	unclear
Seller paid closing costs or repairs	36%	47%	67%	40%	46%	unclear
Has a view	0%	40%	17%	13%	18%	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 · 56 sales · November 3, 2025 – November 2, 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. 1 sales whose MLS view entry is only “See Remarks” are left out.

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	$408K	$448K	unclear
Net price per SF	$238 per SF	$274 per SF	unclear
Living area	1,711 SF	1,699 SF	unclear
Year built	1978	1979	unclear
Days on market	16 days	49 days	unclear
Discount from original list	7.1%	8.0%	unclear
Price cut before sale	40%	60%	unclear
Seller paid closing costs or repairs	40%	47%	unclear

6.3 Net sale price: no clear difference

The average is $408K for homes with a view and $448K 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 $238 per SF for homes with a view and $274 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 1,711 SF for homes with a view and 1,699 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 1978 for homes with a view and 1979 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 16 days for homes with a view and 49 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 7.1% for homes with a view and 8.0% 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.

40% of homes with a view had a price cut before sale, against 60% of homes without a view. Defined in 8.1.7.
40% of homes with a view had the seller pay closing costs or repairs, against 47% 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

	View10 sales	No view45 sales	All55 sales	Real difference?
Net sale price average	$408,118	$448,085	$440,818	unclear
Net price per SF average	$238	$274	$268	unclear
Living area average	1,711	1,699	1,701	unclear
Year built median	1978	1979	1978	unclear

6.11 The numbers: selling

	View10 sales	No view45 sales	All55 sales	Real difference?
Days on market median	16	49	43	unclear
Discount from original list average	7.1%	8.0%	7.8%	unclear
Price cut before sale	40%	60%	56%	unclear
Seller paid closing costs or repairs	40%	47%	45%	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 · 0 sales · November 3, 2025 – November 2, 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: 0 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 Village 16 At Anderson Mill.

No new-construction sales were reported in ABOR MLS in this window.

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: 56 resale sales. Average $438,579; median $400,650; standard deviation $116,234; middle half (25th–75th percentile) $365,350–$493,250; lowest $290,000, highest $790,000. 26 sales had a seller payment; their median payment was $5,000.

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: 56 resale sales. Average $267; median $256; standard deviation $68; middle half (25th–75th percentile) $237–$283; lowest $155, highest $545.

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: 56 resale sales. Average 1,695; median 1,531; standard deviation 506; middle half (25th–75th percentile) 1,346–1,995; lowest 1,222, highest 4,298.

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: 56 resale sales. Average 1977; median 1978; standard deviation 4; middle half (25th–75th percentile) 1974–1981; lowest 1971, highest 1983.

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: 56 resale sales. Average 79; median 44; standard deviation 91; middle half (25th–75th percentile) 17–123; lowest 0, highest 377. 2 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: 56 resale sales. Average 7.8%; median 6.6%; standard deviation 7.8%; middle half (25th–75th percentile) 1.9%–11.4%; lowest −4.6%, highest 31.8%. 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: 31 of 56 resale sales (55.4%).

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: 26 of 56 resale sales (46.4%).

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: 10 sales with a view, 45 without, 1 unclassified. Most common View entries: None 34, Neighborhood 14, Park/Greenbelt 8, Trees/Woods 3, Pool 1, See Remarks 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: ABOR MLS via secure APIs, read from ALEX's copy of the MLS (refreshed every 15 minutes; this pull as of 2026-11-03 13:15 UTC), every field. Filter: StandardStatus = Closed, PropertyType = Residential, City = Austin, SubdivisionName contains any of “village”, “grey rock village at anderson mill” (case-insensitive). A record is kept when its subdivision name belongs to the Village 16 At Anderson Mill family, the same rule comparable sales use (it includes Grey Rock Village At Anderson Mill, proven adjacent and priced alike).
The data: Pulled November 3, 2026: 56 closed Village 16 At Anderson Mill records over the prior year, in ZIP 78750, 78745. 29 subdivision spellings kept, the most common: Village 16 At Anderson Mill (5); Village Sec 06 (4); Village 02 At Anderson Mill (4); Village 17 At Anderson Mill Ph 02 (4); Village Sec 05 (4); Village 01 At Anderson Mill (4); Village 09 At Anderson Mill (3); Village 13 At Anderson Mill (3); Grey Rock Village At Anderson Mill (3); Village 06 At Anderson Mill (2); Village Sec 04 (2); VILLAGE SEC 3 THE (1); and 17 more (17 records). Names found by the search but not part of Village 16 At Anderson Mill, left out: Spicewood At Balcones Villages (24); Nelson Village at Easton Park (15); Searight Village Condo (12); Easton Park - Nelson Village (12); Sweetwater Ranch Sec 1 Village (11); Village At Western Oaks Sec 15 (9); Anderson Mill Village (9); Village At Western Oaks Sec 16 (8); Trailwood Village One At Travi (7); Woodland Village Anderson Mill Sec 02 Ph 01 (7); Deerbrook Village (7); Village At Western Oaks 06 (6); Village At Western Oaks 08 (6); Village Oaks Sec 3 (6); Woodstone Village Sec 01 (6); Village At Western Oaks Sec 14 (6); The Cottages At Belterra Village (6); Village Oak West (6); Village At Kinney Court (5); Lakewood Village (5); Northwest Village Add (5); Village At Western Oaks Sec 12 (5); Preston Village (5); Village At Western Oaks Sec 01 (5); Highland Village Sec 02 Pt 03 (4); Village At Walnut Creek Ph 1 (4); Woodstone Village Sec 06 (4); Lamplight Village Sec 01 (4); Balcones Village Sec 08 (4); Woodstone Village Sec 03 (4); Woodland Village Anderson Mill Sec 01 Blk (4); Woodstone Village Sec 04 (4); Lamplight Village Sec 04 (4); Sweetwater Sec 1 Village G-1 (4); Village At Western Oaks Sec 13 (4); Village on Cooper Lane (4); Highland Village Sec 02 Pt 01 (4); Parmer Village Condos (4); Valley View Village Condo (4); Balcones Village Sec 03 Ph C (4); Sweetbriar Village (4); Balcones Village (3); Spicewood Village Condo Amd (3); Village at Wells Branch (3); Village At Western Oaks Sec 33 (3); Shoal Village Sec 04 (3); Village Park 3 At Travis Count (3); Highland Village Sec 02 Pt 02 (3); Lamplight Village Sec 06 (3); Woodstone Village Sec 02 (3); Village At Western Oaks 09 (3); Milrun Village At Anderson Mill (3); Trailwood Village Two At Travi (3); Lamplight Village Sec 03 (3); Sweetwater Ranch Sec 1 Village L P (3); Mesa Village Condo Amd (3); Woodland Village Anderson Mill Sec 02 Ph 02 (3); Village At Western Oaks Sec 03 (3); Woodland Village Anderson Mill Sec 03 Blk (3); Village At Quail Creek Sec 02 (3); Brushy Creek Village Pud (3); Village At Western Oaks Sec 18 (3); Villas At Tuscan Village Amd (2); Trailwood Village One At Travis Country (2); Village At Western Oaks Sec 16-A (2); VILLAGE AT WESTERN OAKS SEC (2); Balcones Village Sec 05 Ph A (2); Village At Western Oaks Sec 11 (2); Balcones Village Sec 09 (2); Village At Western Oaks (2); Sweetwater Ranch Sec 2 Village N (2); Sweetwater Sec 1 Village H (2); Wooten Village Sec 01 (2); Lamplight Village Sec 05 (2); Wooten Village Sec 02 (2); Woodstone Village 06-A (2); Windsor Village (2); Balcones Village Sec 06 (2); East Village Condo Amd (2); Rutland Village Sec 02 (2); Easton Park- Nelson Village (2); Woodstone Village (2); St Anthony Village Sec 02 (2); Village At Western Oaks Sec 23 (2); Rosewood Village Sec 08 Amd (2); Village At Western Oaks Sec 17 (2); Lamar Village (2); Ridgewood Village Sec 01 (2); VILLAGE AT WESTERN OAKS (2); Sweetwater Ranch Sec 2 Village (2); Lamplight Village (2); Crown Ridge Village Sec 01 (2); Sweetwater Ranch Sec 2 Village P3A (2); Village At Ledge Stone Condo (2); Village At Treemont (2); Arboretum Village Condo Amded (2); Wheeler Creek Village (2); Marina Village At Lakeway Condo (2); Balcones Village Sec 04 (2); Parmer Village Condo (2); Shoal Village Sec 02 (2); Anderson Mill Village South (2); Village At Western Oaks 07 (2); Village At Ledge Stone Condos (1); East Village (1); Village San Leanna Add 01 (1); Trailwood Village Travis Country (1); Bend At Villages Spicewood (1); Rutland Village (1); Searight Village (1); Rutland Village Sec 01 (1); MESA VILLAGE CONDOMINIUMS AM (1); Wooten Village Sec 03 (1); Lakeshore Village (1); LAMPLIGHT VILLAGE SEC 3 (1); Village Twenty One At Anderson (1); Parmer Village Twnhm Condos Bldg 1 (1); Lynnbrook Village Condo (1); Barstow Village Amd O (1); Soma Village Condos (1); Village On Congress Condo Amd (1); Village Square (1); Trailwood Village One at Travis Country (1); Village Oaks Sec 2 (1); Kings Village Sec 02 Pt 01 (1); Highland Village Sec 03 (1); Village at Western Oaks IX (1); Wooten Village Sec 3 (1); Trailwood Village (1); Travis Country - Trailwood Village One At Travis C (1); Crown Ridge Village (1); Woodland Village Anderson Mill 02 (1); The Cottage At Belterra Village (1); Anderson Mill - Woodland Village (1); Balcones Village Sec 01-B (1); Whisper Vly Village 1 Ph 3 (1); Enclave Sec 1 At The Villages of Spicewood (1); Village At Western Oaks Sec 15-C (1); Sweetwater Ranch Sec 2 Village O (1); Sweetwater Ranch Village P3B Sec 2 (1); East Village Condo (1); Highland Village Sec 01 (1); Village At Walnut Creek (1); PARMER VILLAGE TOWNHOME CONDO (1); Soma Village Condominiums (1); Parmer Village Condo Ph 11 (1); MESSINGER VILLAGES CONDOMINIUMS (1); VILLAGE PARK 4 AT TRAVIS COU (1); Sweetwater Ranch Sec 2 Village B (1); Sweetwater Ranch Sec 2 Village P3B (1); Village At Western Oaks Sec 34 (1); Village At Western Oaks 10 (1); Highland Village Sec 04 (1); Spicewood At Balcones Village (1); PARMER VILLAGE (1); Village At Western Oaks Sec 15-A (1); Jefferson Village / Crestview (1); Shoal Village Sec 03 (1); Spicewood At Balcones Village Sec 9 (1); Lofts At Tuscan Village The (1); Arbor Village Condo (1); Parmer Village Townhome (1); Deerbrook Village Anderson Mill (1); Balcones Village Sec 03 Ph A (1); Oasis Village Sec 03 (1); VILLAGE AT PLEASANT VALLEY (1); East Village I Condo (1); Devonshire Village (1); Village Park 7 At Travis Country (1); Los Altos Village Condo Amd (1); Hillcrest Village (1); Brushy Crk Village (1); Lake Creek Village at Anderson Mill (1); Village Park 6 At Travis Country (1); The Bend at the Villages of Spicewood (1); Balcones Village Sec 10 (1); Village Twenty Two At Anderson (1); Wooten Village Sec 04 (1); Village at Anderson Mill (1); Townhomes At Tuscan Village (1); Sweetwater Ranch Sec 2 Village P2 (1); St Anthony Village Sec 03 (1); ANDERSON MILL VILLAGE (1); Concord Village Condo Sonesta West Sec 01A B (1); Marina Village At Lakeway Condo Amd (1); Oasis Village Sec 01 (1); Village on Congress Condominiums (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 22 resale sales here (under 80), so the full year is used.
Statistically: CloseDate from November 3, 2025 to November 2, 2026 inclusive.
The data: 56 single-family sales in the window: 56 resale, 0 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: 56 resale; 0 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: None in this window.

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 $366K”.
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 $366K: $290,000–$363,400 (14 sales); $366K–$398K: $366,000–$398,500 (14 sales); $403K–$490K: $402,800–$490,000 (14 sales); Over $490K: $503,000–$790,000 (14 sales)
Quartiles by living area: Under 1,347 SF: 1,222–1,343 SF (14 sales); 1,347–1,503 SF: 1,347–1,503 SF (14 sales); 1,559–1,989 SF: 1,559–1,989 SF (14 sales); Over 1,989 SF: 2,012–4,298 SF (14 sales)
Quartiles by year built: Before 1975: 1971–1973 (14 sales); 1975–1978: 1975–1978 (15 sales); 1979–1980: 1979–1980 (12 sales); After 1980: 1981–1983 (15 sales)
View and no view: View: MLS lists a view (10 sales); No view: None or Neighborhood (45 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 $438,579, median $400,650. Days on market: average 79, median 44: 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: 7 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 = 7.92	3	0.0478	p < 0.0063	Unclear	ε² = 0.144	large
Living area	Kruskal–Wallis	H = 14.33	3	0.0025	p < 0.0063	Yes	ε² = 0.261	large
Year built	Kruskal–Wallis	H = 1.76	3	0.6227	p < 0.0063	Unclear	ε² = 0.032	small
Days on market	Kruskal–Wallis	H = 3.66	3	0.3001	p < 0.0063	Unclear	ε² = 0.067	medium
Discount from original list	Kruskal–Wallis	H = 6.67	3	0.0833	p < 0.0063	Unclear	ε² = 0.121	medium
Price cut before sale	Chi-square	χ² = 0.79	3	0.8507	p < 0.0063	Unclear	Cramér’s V = 0.119	small
Seller paid closing costs or repairs	Chi-square	χ² = 6.03	3	0.1101	p < 0.0063	Unclear	Cramér’s V = 0.328	medium
Has a view	Chi-square	χ² = 2.43	3	0.4872	p < 0.0063	Unclear	Cramér’s V = 0.209	small

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 = 17.69	3	0.0005	p < 0.0063	Yes	ε² = 0.322	large
Net price per SF	Kruskal–Wallis	H = 20.46	3	0.0001	p < 0.0063	Yes	ε² = 0.372	large
Year built	Kruskal–Wallis	H = 28.68	3	< 0.0001	p < 0.0063	Yes	ε² = 0.521	large
Days on market	Kruskal–Wallis	H = 4.11	3	0.2499	p < 0.0063	Unclear	ε² = 0.075	medium
Discount from original list	Kruskal–Wallis	H = 1.38	3	0.7101	p < 0.0063	Unclear	ε² = 0.025	small
Price cut before sale	Chi-square	χ² = 4.26	3	0.2344	p < 0.0063	Unclear	Cramér’s V = 0.276	small
Seller paid closing costs or repairs	Chi-square	χ² = 1.44	3	0.6971	p < 0.0063	Unclear	Cramér’s V = 0.160	small
Has a view	Chi-square	χ² = 14.12	3	0.0027	p < 0.0063	Yes	Cramér’s V = 0.502	large

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 = 12.26	3	0.0065	p < 0.0063	Unclear	ε² = 0.223	large
Net price per SF	Kruskal–Wallis	H = 32.10	3	< 0.0001	p < 0.0063	Yes	ε² = 0.584	large
Living area	Kruskal–Wallis	H = 29.16	3	< 0.0001	p < 0.0063	Yes	ε² = 0.530	large
Days on market	Kruskal–Wallis	H = 4.00	3	0.2619	p < 0.0063	Unclear	ε² = 0.073	medium
Discount from original list	Kruskal–Wallis	H = 2.00	3	0.5715	p < 0.0063	Unclear	ε² = 0.036	small
Price cut before sale	Chi-square	χ² = 4.58	3	0.2052	p < 0.0063	Unclear	Cramér’s V = 0.286	small
Seller paid closing costs or repairs	Chi-square	χ² = 2.87	3	0.4118	p < 0.0063	Unclear	Cramér’s V = 0.226	small
Has a view	Chi-square	χ² = 8.28	3	0.0406	p < 0.0063	Unclear	Cramér’s V = 0.384	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 = 178.00	—	0.3102	p < 0.0063	Unclear	rank-biserial r = 0.209	small
Net price per SF	Mann–Whitney U	U = 166.00	—	0.2018	p < 0.0063	Unclear	rank-biserial r = 0.262	small
Living area	Mann–Whitney U	U = 276.00	—	0.2704	p < 0.0063	Unclear	rank-biserial r = 0.227	small
Year built	Mann–Whitney U	U = 245.00	—	0.6679	p < 0.0063	Unclear	rank-biserial r = 0.089	negligible
Days on market	Mann–Whitney U	U = 153.00	—	0.1186	p < 0.0063	Unclear	rank-biserial r = 0.320	medium
Discount from original list	Mann–Whitney U	U = 199.00	—	0.5779	p < 0.0063	Unclear	rank-biserial r = 0.116	small
Price cut before sale	Chi-square	χ² = 1.33	1	0.2487	p < 0.0063	Unclear	Cramér’s V = 0.156	small
Seller paid closing costs or repairs	Chi-square	χ² = 0.15	1	0.7017	p < 0.0063	Unclear	Cramér’s V = 0.052	negligible

8.4 Data notes

Left out of the analysis: 0 new-construction sales (basic statistics only, section 7); nothing else. 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 56 closed MLS resale sales; the 0 new-construction sales appear only in their own section, as basic statistics. Sale and listing data: ABOR MLS via secure APIs, pulled November 3, 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.