ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Buttercup Creek

Cedar Park, TX 78613

Resale homes · closed Nov 7 – Nov 6, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

November 7, 2026 · 7:03 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

106

single-family resale homes

Median net sale price

$491,500

average $486,112

Median net price per SF

$208

average $212

Median days on market

38 days

average 65 days

1. SummaryResale homes · 106 sales · November 7, 2025 – November 6, 2026

This study looks at the 106 resale homes sold in Buttercup Creek in the 365 days to November 6, 2026. A full year is used because only 56 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 sold106 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 $402K · 26 sales$402K–$488K · 27 sales$495K–$558K · 26 salesOver $558K · 27 sales

3. Quartiles by net sale priceResale homes · 106 sales · November 7, 2025 – November 6, 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 $558K are about 1,490 SF (92%) larger than homes under $402K.
Homes over $558K are about 18 years newer than homes under $402K.
59% of homes over $558K have a view, against 12% of homes under $402K.

3.1 Key differences

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

Under $402K$402K–$488K$495K–$558KOver $558K

Higher-priced homes Over $558K

Are much larger.
Tend to be newer.
Are more likely to have a view.

Lower-priced homes Under $402K

Are much smaller.
Tend to be older.
Are less likely to have a view.

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 $402K	$402K–$488K	$495K–$558K	Over $558K	Real difference?
Net price per SF	$223 per SF	$219 per SF	$201 per SF	$205 per SF	unclear
Living area	1,627 SFSmallest	2,068 SF	2,670 SF	3,117 SFLargest	✓ large
Year built	1984Oldest	1993	2000	2002Newest	✓ large
Days on market	34 days	53 days	32 days	32 days	unclear
Discount from original list	5.6%	8.2%	4.8%	4.3%	unclear
Price cut before sale	35%	59%	38%	44%	unclear
Seller paid closing costs or repairs	69%	78%	62%	48%	unclear
Has a view	12%	11%Fewest	38%	59%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 Net price per SF: no clear difference

The average is $205 per SF for homes over $558K and $223 per SF for homes under $402K. It does not move in a straight line; homes under $402K are highest. Defined in 8.1.2.

– No clear difference · could be chance

3.4 Homes over $558K are about 1,490 SF (92%) larger than homes under $402K

The average is 3,117 SF for homes over $558K and 1,627 SF for homes under $402K. It rises step by step from the lowest range to the highest. Defined in 8.1.3.

✓ Real difference · large

3.5 Homes over $558K are about 18 years newer than homes under $402K

The median is 2002 for homes over $558K and 1984 for homes under $402K. It rises step by step from the lowest range to the highest. Defined in 8.1.4.

✓ Real difference · large

3.6 Days on market: no clear difference

The median is 32 days for homes over $558K and 34 days for homes under $402K. It does not move in a straight line; homes $402K–$488K 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 4.3% for homes over $558K and 5.6% for homes under $402K. It does not move in a straight line; homes $402K–$488K 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.

44% of homes over $558K had a price cut before sale, against 35% of homes under $402K. Defined in 8.1.7.
48% of homes over $558K had the seller pay closing costs or repairs, against 69% of homes under $402K. Defined in 8.1.8.
59% of homes over $558K have a view, against 12% of homes under $402K. 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 · medium

3.9 The numbers: price and size

	Under $402K26 sales	$402K–$488K27 sales	$495K–$558K26 sales	Over $558K27 sales	All106 sales	Real difference?
Net sale price average	$340,816	$443,298	$527,444	$629,039	$486,112	by design
Net price per SF average	$223	$219	$201	$205	$212	unclear
Living area average	1,627	2,068	2,670	3,117	2,374	✓ large
Year built median	1984	1993	2000	2002	1996	✓ large

3.10 The numbers: selling

	Under $402K26 sales	$402K–$488K27 sales	$495K–$558K26 sales	Over $558K27 sales	All106 sales	Real difference?
Days on market median	34	53	32	32	38	unclear
Discount from original list average	5.6%	8.2%	4.8%	4.3%	5.7%	unclear
Price cut before sale	35%	59%	38%	44%	44%	unclear
Seller paid closing costs or repairs	69%	78%	62%	48%	64%	unclear
Has a view	12%	11%	38%	59%	30%	✓ 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 · 106 sales · November 7, 2025 – November 6, 2026

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

Bottom line

Homes over 2,899 SF sell for about $240K (67%) more than homes under 1,776 SF.
Homes over 2,899 SF are about 18 years newer than homes under 1,776 SF.
Homes over 2,899 SF sell for about $65 per SF (26%) less than homes under 1,776 SF.

4.1 Key differences

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

Under 1,776 SF1,776–2,402 SF2,406–2,899 SFOver 2,899 SF

Larger homes Over 2,899 SF

Sell for much more.
Tend to be newer.
Sell for less per square foot.

Smaller homes Under 1,776 SF

Sell for much less.
Tend to be older.
Sell for more per square foot.

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 1,776 SF	1,776–2,402 SF	2,406–2,899 SF	Over 2,899 SF	Real difference?
Net sale price	$360KLowest	$446K	$538K	$600KHighest	✓ large
Net price per SF	$249 per SFHighest	$210 per SF	$205 per SF	$184 per SFLowest	✓ large
Year built	1984Oldest	1993	1997	2002Newest	✓ large
Days on market	34 days	27 days	37 days	64 days	unclear
Discount from original list	5.8%	5.7%	4.8%	6.7%	unclear
Price cut before sale	35%	44%	48%	50%	unclear
Seller paid closing costs or repairs	65%	63%	70%	58%	unclear
Has a view	12%	22%	37%	50%	unclear

4.3 Homes over 2,899 SF sell for about $240K (67%) more than homes under 1,776 SF

The average is $600K for homes over 2,899 SF and $360K for homes under 1,776 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 2,899 SF sell for about $65 per SF (26%) less than homes under 1,776 SF

The average is $184 per SF for homes over 2,899 SF and $249 per SF for homes under 1,776 SF. It falls step by step from the lowest range to the highest. Defined in 8.1.2.

✓ Real difference · large

4.5 Homes over 2,899 SF are about 18 years newer than homes under 1,776 SF

The median is 2002 for homes over 2,899 SF and 1984 for homes under 1,776 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 64 days for homes over 2,899 SF and 34 days for homes under 1,776 SF. It does not move in a straight line; homes over 2,899 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 6.7% for homes over 2,899 SF and 5.8% for homes under 1,776 SF. It does not move in a straight line; homes over 2,899 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.

50% of homes over 2,899 SF had a price cut before sale, against 35% of homes under 1,776 SF. Defined in 8.1.7.
58% of homes over 2,899 SF had the seller pay closing costs or repairs, against 65% of homes under 1,776 SF. Defined in 8.1.8.
50% of homes over 2,899 SF have a view, against 12% of homes under 1,776 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: – No clear difference · could be chance

4.9 The numbers: price and size

	Under 1,776 SF26 sales	1,776–2,402 SF27 sales	2,406–2,899 SF27 sales	Over 2,899 SF26 sales	All106 sales	Real difference?
Net sale price average	$360,181	$445,668	$537,843	$600,321	$486,112	✓ large
Net price per SF average	$249	$210	$205	$184	$212	✓ large
Living area average	1,462	2,136	2,620	3,279	2,374	by design
Year built median	1984	1993	1997	2002	1996	✓ large

4.10 The numbers: selling

	Under 1,776 SF26 sales	1,776–2,402 SF27 sales	2,406–2,899 SF27 sales	Over 2,899 SF26 sales	All106 sales	Real difference?
Days on market median	34	27	37	64	38	unclear
Discount from original list average	5.8%	5.7%	4.8%	6.7%	5.7%	unclear
Price cut before sale	35%	44%	48%	50%	44%	unclear
Seller paid closing costs or repairs	65%	63%	70%	58%	64%	unclear
Has a view	12%	22%	37%	50%	30%	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 8.3.2.

5. Quartiles by year builtResale homes · 106 sales · November 7, 2025 – November 6, 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 2001 sell for about $238K (66%) more than homes built before 1989.
Homes built after 2001 are about 1,420 SF (91%) larger than homes built before 1989.
54% of homes built after 2001 have a view, against 7% of homes built before 1989.
Homes built after 2001 sell for about $34 per SF (14%) less than homes built before 1989.

5.1 Key differences

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

Before 19891989–19951996–2001After 2001

Newer homes After 2001

Sell for much more.
Are much larger.
Are more likely to have a view.
Sell for less per square foot.

Older homes Before 1989

Sell for much less.
Are much smaller.
Are less likely to have a view.
Sell for more per square foot.

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 1989	1989–1995	1996–2001	After 2001	Real difference?
Net sale price	$362KLowest	$462K	$522K	$600KHighest	✓ large
Net price per SF	$239 per SFHighest	$201 per SF	$201 per SFLowest	$205 per SF	✓ large
Living area	1,550 SFSmallest	2,343 SF	2,665 SF	2,966 SFLargest	✓ large
Days on market	26 days	53 days	39 days	30 days	unclear
Discount from original list	4.8%	7.8%	6.2%	4.4%	unclear
Price cut before sale	36%	52%	52%	38%	unclear
Seller paid closing costs or repairs	64%	65%	66%	62%	unclear
Has a view	7%Fewest	35%	28%	54%Most	✓ medium

5.3 Homes built after 2001 sell for about $238K (66%) more than homes built before 1989

The average is $600K for homes built after 2001 and $362K for homes built before 1989. It rises step by step from the lowest range to the highest. Defined in 8.1.1.

✓ Real difference · large

5.4 Homes built after 2001 sell for about $34 per SF (14%) less than homes built before 1989

The average is $205 per SF for homes built after 2001 and $239 per SF for homes built before 1989. It does not move in a straight line; homes built before 1989 are highest. Defined in 8.1.2.

✓ Real difference · large

5.5 Homes built after 2001 are about 1,420 SF (91%) larger than homes built before 1989

The average is 2,966 SF for homes built after 2001 and 1,550 SF for homes built before 1989. 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 30 days for homes built after 2001 and 26 days for homes built before 1989. It does not move in a straight line; homes built 1989–1995 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 4.4% for homes built after 2001 and 4.8% for homes built before 1989. It does not move in a straight line; homes built 1989–1995 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.

38% of homes built after 2001 had a price cut before sale, against 36% of homes built before 1989. Defined in 8.1.7.
62% of homes built after 2001 had the seller pay closing costs or repairs, against 64% of homes built before 1989. Defined in 8.1.8.
54% of homes built after 2001 have a view, against 7% of homes built before 1989. 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 · medium

5.9 The numbers: price and size

	Before 198928 sales	1989–199523 sales	1996–200129 sales	After 200126 sales	All106 sales	Real difference?
Net sale price average	$362,268	$462,043	$522,489	$600,200	$486,112	✓ large
Net price per SF average	$239	$201	$201	$205	$212	✓ large
Living area average	1,550	2,343	2,665	2,966	2,374	✓ large
Year built median	1984	1992	1998	2006	1996	by design

5.10 The numbers: selling

	Before 198928 sales	1989–199523 sales	1996–200129 sales	After 200126 sales	All106 sales	Real difference?
Days on market median	26	53	39	30	38	unclear
Discount from original list average	4.8%	7.8%	6.2%	4.4%	5.7%	unclear
Price cut before sale	36%	52%	52%	38%	44%	unclear
Seller paid closing costs or repairs	64%	65%	66%	62%	64%	unclear
Has a view	7%	35%	28%	54%	30%	✓ 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 8.3.3.

6. View and no viewResale homes · 106 sales · November 7, 2025 – November 6, 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

Homes with a view sell for about $104K (23%) more than homes without a view.
Homes with a view sell about 4 percentage points closer to their first asking price than homes without a view.
Homes with a view are about 6 years newer than homes without a view.
Homes with a view are about 450 SF (20%) larger 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 much more.
Sell closer to their first asking price.
Tend to be newer.
Are larger.
Are less likely to need a price cut.

Homes without a view no view listed

Sell for much less.
Sell further below their first asking price.
Tend to be older.
Are smaller.
Are more likely to have had a price cut.

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	$558KHighest	$454KLowest	✓ large
Net price per SF	$214 per SF	$212 per SF	unclear
Living area	2,684 SFLargest	2,234 SFSmallest	✓ medium
Year built	2000Newest	1994Oldest	✓ medium
Days on market	15 days	45 days	unclear
Discount from original list	2.9%Smallest	6.9%Biggest	✓ medium
Price cut before sale	22%Fewest	53%Most	✓ small
Seller paid closing costs or repairs	56%	67%	unclear

6.3 Homes with a view sell for about $104K (23%) more than homes without a view

The average is $558K for homes with a view and $454K for homes without a view. Defined in 8.1.1.

✓ Real difference · large

6.4 Net price per SF: no clear difference

The average is $214 per SF for homes with a view and $212 per SF for homes without a view. Defined in 8.1.2.

– No clear difference · could be chance

6.5 Homes with a view are about 450 SF (20%) larger than homes without a view

The average is 2,684 SF for homes with a view and 2,234 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 2000 for homes with a view and 1994 for homes without a view. Defined in 8.1.4.

✓ Real difference · medium

6.7 Days on market: no clear difference

The median is 15 days for homes with a view and 45 days for homes without a view. Defined in 8.1.5.

– No clear difference · could be chance

6.8 Homes with a view sell about 4 percentage points closer to their first asking price than homes without a view

The average is 2.9% for homes with a view and 6.9% for homes without a view. Defined in 8.1.6.

✓ Real difference · medium

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.

22% of homes with a view had a price cut before sale, against 53% of homes without a view. Defined in 8.1.7.
56% of homes with a view had the seller pay closing costs or repairs, against 67% of homes without a view. Defined in 8.1.8.

Price cut before sale: ✓ Real difference · small

Seller paid closing costs or repairs: – No clear difference · could be chance

6.10 The numbers: price and size

	View32 sales	No view73 sales	All105 sales	Real difference?
Net sale price average	$557,829	$454,073	$485,694	✓ large
Net price per SF average	$214	$212	$212	unclear
Living area average	2,684	2,234	2,371	✓ medium
Year built median	2000	1994	1996	✓ medium

6.11 The numbers: selling

	View32 sales	No view73 sales	All105 sales	Real difference?
Days on market median	15	45	37	unclear
Discount from original list average	2.9%	6.9%	5.7%	✓ medium
Price cut before sale	22%	53%	44%	✓ small
Seller paid closing costs or repairs	56%	67%	64%	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 7, 2025 – November 6, 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 Buttercup Creek.

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: 106 resale sales. Average $486,112; median $491,500; standard deviation $115,800; middle half (25th–75th percentile) $403,125–$559,625; lowest $272,500, highest $832,250. 68 sales had a seller payment; their median payment was $5,275.

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: 106 resale sales. Average $212; median $208; standard deviation $37; middle half (25th–75th percentile) $191–$235; lowest $99, highest $322.

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: 106 resale sales. Average 2,374; median 2,404; standard deviation 708; middle half (25th–75th percentile) 1,781–2,893; lowest 960, highest 4,323.

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: 106 resale sales. Average 1995; median 1996; standard deviation 8; middle half (25th–75th percentile) 1986–2001; lowest 1983, highest 2012.

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: 106 resale sales. Average 65; median 38; standard deviation 75; middle half (25th–75th percentile) 12–86; lowest 1, highest 413. 0 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: 106 resale sales. Average 5.7%; median 5.0%; standard deviation 8.1%; middle half (25th–75th percentile) 1.5%–9.9%; lowest −42.5%, highest 29.0%. 13 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: 47 of 106 resale sales (44.3%).

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: 68 of 106 resale sales (64.2%).

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: 32 sales with a view, 73 without, 1 unclassified. Most common View entries: None 49, Neighborhood 34, Park/Greenbelt 25, Trees/Woods 13, Pool 4, 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 2026-11-07 13:00 UTC), every field. Filter: StandardStatus = Closed, PropertyType = Residential, City = Cedar Park, SubdivisionName contains any of “buttercup creek”, “ranch cypress creek”, “buttercup crk”, “ranch cypress crk”, “ranch/cypress crk”, “ranch & cypress crk” (case-insensitive). A record is kept when its subdivision name belongs to the Buttercup Creek family, the same rule comparable sales use (it includes Ranch/Cypress Crk Sec 03, proven adjacent and priced alike).
The data: Pulled November 7, 2026: 106 closed Buttercup Creek records over the prior year, in ZIP 78613. 55 subdivision spellings kept, the most common: Buttercup Creek (8); Buttercup Creek Ph 04 Sec 05 (6); Buttercup Creek Ph 04 Sec 01-2 Amd (6); Buttercup Creek Sec 02 Village 09 (5); Buttercup Creek Sec 02 Village 06 (4); Buttercup Creek Ph 05 Sec 01-A (4); Buttercup Creek Ph 04 Sec 03 (3); Buttercup Creek Ph 05 Sec 09 (3); Buttercup Creek Sec 01 Village 03 (3); Buttercup Creek Sec 02 Village 01 (3); Buttercup Creek Sec 03 Village 05-A (3); Buttercup Creek Sec 03 Village 01 (3); and 43 more (55 records). Names found by the search but not part of Buttercup Creek, left out: Buttercup Creek Westside (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 56 resale sales here (under 80), so the full year is used.
Statistically: CloseDate from November 7, 2025 to November 6, 2026 inclusive.
The data: 106 single-family sales in the window: 106 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: 106 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 $402K”.
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 $402K: $272,500–$401,329 (26 sales); $402K–$488K: $402,500–$488,000 (27 sales); $495K–$558K: $495,000–$558,500 (26 sales); Over $558K: $560,000–$832,250 (27 sales)
Quartiles by living area: Under 1,776 SF: 960–1,771 SF (26 sales); 1,776–2,402 SF: 1,776–2,402 SF (27 sales); 2,406–2,899 SF: 2,406–2,899 SF (27 sales); Over 2,899 SF: 2,915–4,323 SF (26 sales)
Quartiles by year built: Before 1989: 1983–1986 (28 sales); 1989–1995: 1989–1995 (23 sales); 1996–2001: 1996–2001 (29 sales); After 2001: 2002–2012 (26 sales)
View and no view: View: MLS lists a view (32 sales); No view: None or Neighborhood (73 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 $486,112, median $491,500. Days on market: average 65, 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: 15 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 = 6.45	3	0.0918	p < 0.0063	Unclear	ε² = 0.061	medium
Living area	Kruskal–Wallis	H = 72.68	3	< 0.0001	p < 0.0063	Yes	ε² = 0.692	large
Year built	Kruskal–Wallis	H = 63.35	3	< 0.0001	p < 0.0063	Yes	ε² = 0.603	large
Days on market	Kruskal–Wallis	H = 1.40	3	0.7063	p < 0.0063	Unclear	ε² = 0.013	small
Discount from original list	Kruskal–Wallis	H = 7.85	3	0.0491	p < 0.0063	Unclear	ε² = 0.075	medium
Price cut before sale	Chi-square	χ² = 3.80	3	0.2844	p < 0.0063	Unclear	Cramér’s V = 0.189	small
Seller paid closing costs or repairs	Chi-square	χ² = 5.56	3	0.1354	p < 0.0063	Unclear	Cramér’s V = 0.229	small
Has a view	Chi-square	χ² = 20.63	3	0.0001	p < 0.0063	Yes	Cramér’s V = 0.441	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 = 70.97	3	< 0.0001	p < 0.0063	Yes	ε² = 0.676	large
Net price per SF	Kruskal–Wallis	H = 38.67	3	< 0.0001	p < 0.0063	Yes	ε² = 0.368	large
Year built	Kruskal–Wallis	H = 53.17	3	< 0.0001	p < 0.0063	Yes	ε² = 0.506	large
Days on market	Kruskal–Wallis	H = 5.86	3	0.1185	p < 0.0063	Unclear	ε² = 0.056	small
Discount from original list	Kruskal–Wallis	H = 1.77	3	0.6211	p < 0.0063	Unclear	ε² = 0.017	small
Price cut before sale	Chi-square	χ² = 1.49	3	0.6840	p < 0.0063	Unclear	Cramér’s V = 0.119	small
Seller paid closing costs or repairs	Chi-square	χ² = 0.96	3	0.8110	p < 0.0063	Unclear	Cramér’s V = 0.095	negligible
Has a view	Chi-square	χ² = 10.55	3	0.0144	p < 0.0063	Unclear	Cramér’s V = 0.315	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 = 62.76	3	< 0.0001	p < 0.0063	Yes	ε² = 0.598	large
Net price per SF	Kruskal–Wallis	H = 17.65	3	0.0005	p < 0.0063	Yes	ε² = 0.168	large
Living area	Kruskal–Wallis	H = 61.57	3	< 0.0001	p < 0.0063	Yes	ε² = 0.586	large
Days on market	Kruskal–Wallis	H = 1.60	3	0.6598	p < 0.0063	Unclear	ε² = 0.015	small
Discount from original list	Kruskal–Wallis	H = 4.22	3	0.2389	p < 0.0063	Unclear	ε² = 0.040	small
Price cut before sale	Chi-square	χ² = 2.42	3	0.4898	p < 0.0063	Unclear	Cramér’s V = 0.151	small
Seller paid closing costs or repairs	Chi-square	χ² = 0.11	3	0.9903	p < 0.0063	Unclear	Cramér’s V = 0.033	negligible
Has a view	Chi-square	χ² = 14.28	3	0.0025	p < 0.0063	Yes	Cramér’s V = 0.367	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 = 1,782.50	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.526	large
Net price per SF	Mann–Whitney U	U = 1,234.00	—	0.6484	p < 0.0063	Unclear	rank-biserial r = 0.057	negligible
Living area	Mann–Whitney U	U = 1,599.50	—	0.0027	p < 0.0063	Yes	rank-biserial r = 0.369	medium
Year built	Mann–Whitney U	U = 1,641.00	—	0.0010	p < 0.0063	Yes	rank-biserial r = 0.405	medium
Days on market	Mann–Whitney U	U = 838.00	—	0.0218	p < 0.0063	Unclear	rank-biserial r = 0.283	small
Discount from original list	Mann–Whitney U	U = 624.50	—	0.0002	p < 0.0063	Yes	rank-biserial r = 0.465	medium
Price cut before sale	Chi-square	χ² = 9.00	1	0.0027	p < 0.0063	Yes	Cramér’s V = 0.293	small
Seller paid closing costs or repairs	Chi-square	χ² = 1.14	1	0.2859	p < 0.0063	Unclear	Cramér’s V = 0.104	small

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 106 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 7, 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.