ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Buttercup Creek

Cedar Park, TX 78613

Resale homes · closed Oct 26 – Oct 25, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

October 26, 2026 · 7:01 AM 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, 365 days

103

single-family resale homes

Median net sale price

$488,000

average $483,218

Median net price per SF

$208

average $213

Median days on market

38 days

average 63 days

1. SummaryResale homes · 103 sales · October 26, 2025 – October 25, 2026

This study looks at the 103 resale homes sold in Buttercup Creek in the 365 days to October 25, 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 sold103 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 $394K · 26 sales$394K–$488K · 26 sales$495K–$555K · 25 salesOver $555K · 26 sales

3. Quartiles by net sale priceResale homes · 103 sales · October 26, 2025 – October 25, 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 $555K are about 1,470 SF (91%) larger than homes under $394K.
Homes over $555K are about 18 years newer than homes under $394K.
62% of homes over $555K have a view, against 12% of homes under $394K.

3.1 Key differences

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

Under $394K$394K–$488K$495K–$555KOver $555K

Higher-priced homes Over $555K

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

Lower-priced homes Under $394K

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 $394K	$394K–$488K	$495K–$555K	Over $555K	Real difference?
Net price per SF	$223 per SF	$222 per SF	$199 per SF	$208 per SF	unclear
Living area	1,604 SFSmallest	2,042 SF	2,684 SF	3,071 SFLargest	✓ large
Year built	1984Oldest	1992	1999	2002Newest	✓ large
Days on market	40 days	47 days	52 days	30 days	unclear
Discount from original list	6.1%	7.5%	5.4%	4.1%	unclear
Price cut before sale	42%	54%	44%	46%	unclear
Seller paid closing costs or repairs	69%	77%	56%	50%	unclear
Has a view	12%Fewest	12%	36%	62%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 $208 per SF for homes over $555K and $223 per SF for homes under $394K. It does not move in a straight line; homes under $394K are highest. Defined in 8.1.2.

– No clear difference · could be chance

3.4 Homes over $555K are about 1,470 SF (91%) larger than homes under $394K

The average is 3,071 SF for homes over $555K and 1,604 SF for homes under $394K. It rises step by step from the lowest range to the highest. Defined in 8.1.3.

✓ Real difference · large

3.5 Homes over $555K are about 18 years newer than homes under $394K

The median is 2002 for homes over $555K and 1984 for homes under $394K. 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 30 days for homes over $555K and 40 days for homes under $394K. It does not move in a straight line; homes $495K–$555K 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 4.1% for homes over $555K and 6.1% for homes under $394K. It does not move in a straight line; homes $394K–$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.

46% of homes over $555K had a price cut before sale, against 42% of homes under $394K. Defined in 8.1.7.
50% of homes over $555K had the seller pay closing costs or repairs, against 69% of homes under $394K. Defined in 8.1.8.
62% of homes over $555K have a view, against 12% of homes under $394K. 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 $394K26 sales	$394K–$488K26 sales	$495K–$555K25 sales	Over $555K26 sales	All103 sales	Real difference?
Net sale price average	$336,284	$440,496	$527,296	$630,490	$483,218	by design
Net price per SF average	$223	$222	$199	$208	$213	unclear
Living area average	1,604	2,042	2,684	3,071	2,347	✓ large
Year built median	1984	1992	1999	2002	1995	✓ large

3.10 The numbers: selling

	Under $394K26 sales	$394K–$488K26 sales	$495K–$555K25 sales	Over $555K26 sales	All103 sales	Real difference?
Days on market median	40	47	52	30	38	unclear
Discount from original list average	6.1%	7.5%	5.4%	4.1%	5.8%	unclear
Price cut before sale	42%	54%	44%	46%	47%	unclear
Seller paid closing costs or repairs	69%	77%	56%	50%	63%	unclear
Has a view	12%	12%	36%	62%	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 · 103 sales · October 26, 2025 – October 25, 2026

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

Bottom line

Homes over 2,833 SF sell for about $243K (68%) more than homes under 1,761 SF.
Homes over 2,833 SF are about 18 years newer than homes under 1,761 SF.
Homes over 2,833 SF sell for about $62 per SF (25%) less than homes under 1,761 SF.

4.1 Key differences

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

Under 1,761 SF1,761–2,402 SF2,406–2,833 SFOver 2,833 SF

Larger homes Over 2,833 SF

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

Smaller homes Under 1,761 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 1,761 SF	1,761–2,402 SF	2,406–2,833 SF	Over 2,833 SF	Real difference?
Net sale price	$355KLowest	$439K	$543K	$598KHighest	✓ large
Net price per SF	$248 per SFHighest	$210 per SF	$208 per SF	$186 per SFLowest	✓ large
Year built	1984Oldest	1992	1996	2002Newest	✓ large
Days on market	40 days	26 days	39 days	46 days	unclear
Discount from original list	6.0%	5.7%	4.7%	6.7%	unclear
Price cut before sale	42%	42%	52%	50%	unclear
Seller paid closing costs or repairs	69%	58%	64%	62%	unclear
Has a view	12%	19%	40%	50%	unclear

4.3 Homes over 2,833 SF sell for about $243K (68%) more than homes under 1,761 SF

The average is $598K for homes over 2,833 SF and $355K for homes under 1,761 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 2,833 SF sell for about $62 per SF (25%) less than homes under 1,761 SF

The average is $186 per SF for homes over 2,833 SF and $248 per SF for homes under 1,761 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 2,833 SF are about 18 years newer than homes under 1,761 SF

The median is 2002 for homes over 2,833 SF and 1984 for homes under 1,761 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 46 days for homes over 2,833 SF and 40 days for homes under 1,761 SF. It does not move in a straight line; homes over 2,833 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 2,833 SF and 6.0% for homes under 1,761 SF. It does not move in a straight line; homes over 2,833 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 2,833 SF had a price cut before sale, against 42% of homes under 1,761 SF. Defined in 8.1.7.
62% of homes over 2,833 SF had the seller pay closing costs or repairs, against 69% of homes under 1,761 SF. Defined in 8.1.8.
50% of homes over 2,833 SF have a view, against 12% of homes under 1,761 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 1,761 SF26 sales	1,761–2,402 SF26 sales	2,406–2,833 SF25 sales	Over 2,833 SF26 sales	All103 sales	Real difference?
Net sale price average	$355,412	$438,765	$542,551	$598,425	$483,218	✓ large
Net price per SF average	$248	$210	$208	$186	$213	✓ large
Living area average	1,449	2,103	2,609	3,236	2,347	by design
Year built median	1984	1992	1996	2002	1995	✓ large

4.10 The numbers: selling

	Under 1,761 SF26 sales	1,761–2,402 SF26 sales	2,406–2,833 SF25 sales	Over 2,833 SF26 sales	All103 sales	Real difference?
Days on market median	40	26	39	46	38	unclear
Discount from original list average	6.0%	5.7%	4.7%	6.7%	5.8%	unclear
Price cut before sale	42%	42%	52%	50%	47%	unclear
Seller paid closing costs or repairs	69%	58%	64%	62%	63%	unclear
Has a view	12%	19%	40%	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 · 103 sales · October 26, 2025 – October 25, 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 $240K (66%) more than homes built before 1989.
Homes built after 2001 are about 1,420 SF (92%) larger than homes built before 1989.
52% of homes built after 2001 have a view, against 7% of homes built before 1989.
Homes built after 2001 sell for about $33 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 19891989–19941995–2001After 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	1989–1994	1995–2001	After 2001	Real difference?
Net sale price	$361KLowest	$456K	$527K	$601KHighest	✓ large
Net price per SF	$239 per SFHighest	$201 per SFLowest	$202 per SF	$205 per SF	✓ large
Living area	1,547 SFSmallest	2,311 SF	2,661 SF	2,968 SFLargest	✓ large
Days on market	27 days	52 days	39 days	27 days	unclear
Discount from original list	4.9%	7.8%	6.2%	4.5%	unclear
Price cut before sale	38%	55%	56%	40%	unclear
Seller paid closing costs or repairs	66%	68%	59%	60%	unclear
Has a view	7%Fewest	32%	33%	52%Most	✓ medium

5.3 Homes built after 2001 sell for about $240K (66%) more than homes built before 1989

The average is $601K for homes built after 2001 and $361K 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 $33 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 (92%) larger than homes built before 1989

The average is 2,968 SF for homes built after 2001 and 1,547 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 27 days for homes built after 2001 and 27 days for homes built before 1989. It does not move in a straight line; homes built 1989–1994 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 4.5% for homes built after 2001 and 4.9% for homes built before 1989. It does not move in a straight line; homes built 1989–1994 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.

40% of homes built after 2001 had a price cut before sale, against 38% of homes built before 1989. Defined in 8.1.7.
60% of homes built after 2001 had the seller pay closing costs or repairs, against 66% of homes built before 1989. Defined in 8.1.8.
52% 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 198929 sales	1989–199422 sales	1995–200127 sales	After 200125 sales	All103 sales	Real difference?
Net sale price average	$361,414	$456,272	$526,927	$601,016	$483,218	✓ large
Net price per SF average	$239	$201	$202	$205	$213	✓ large
Living area average	1,547	2,311	2,661	2,968	2,347	✓ large
Year built median	1984	1992	1998	2006	1995	by design

5.10 The numbers: selling

	Before 198929 sales	1989–199422 sales	1995–200127 sales	After 200125 sales	All103 sales	Real difference?
Days on market median	27	52	39	27	38	unclear
Discount from original list average	4.9%	7.8%	6.2%	4.5%	5.8%	unclear
Price cut before sale	38%	55%	56%	40%	47%	unclear
Seller paid closing costs or repairs	66%	68%	59%	60%	63%	unclear
Has a view	7%	32%	33%	52%	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 · 103 sales · October 26, 2025 – October 25, 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 $108K (24%) 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 490 SF (22%) larger 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 much more.
Sell closer to their first asking price.
Are larger.
Tend to be newer.

Homes without a view no view listed

Sell for much less.
Sell further below their first asking price.
Are smaller.
Tend to be older.

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	$450KLowest	✓ large
Net price per SF	$214 per SF	$213 per SF	unclear
Living area	2,686 SFLargest	2,194 SFSmallest	✓ medium
Year built	1999Newest	1993Oldest	✓ medium
Days on market	15 days	43 days	unclear
Discount from original list	3.2%Smallest	6.8%Biggest	✓ medium
Price cut before sale	26%	55%	unclear
Seller paid closing costs or repairs	52%	68%	unclear

6.3 Homes with a view sell for about $108K (24%) more than homes without a view

The average is $558K for homes with a view and $450K 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 $213 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 490 SF (22%) larger than homes without a view

The average is 2,686 SF for homes with a view and 2,194 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 1999 for homes with a view and 1993 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 43 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 3.2% for homes with a view and 6.8% 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.

26% of homes with a view had a price cut before sale, against 55% of homes without a view. Defined in 8.1.7.
52% of homes with a view had the seller pay closing costs or repairs, against 68% 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

	View31 sales	No view71 sales	All102 sales	Real difference?
Net sale price average	$558,003	$449,906	$482,759	✓ large
Net price per SF average	$214	$213	$213	unclear
Living area average	2,686	2,194	2,343	✓ medium
Year built median	1999	1993	1995	✓ medium

6.11 The numbers: selling

	View31 sales	No view71 sales	All102 sales	Real difference?
Days on market median	15	43	38	unclear
Discount from original list average	3.2%	6.8%	5.7%	✓ medium
Price cut before sale	26%	55%	46%	unclear
Seller paid closing costs or repairs	52%	68%	63%	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 · October 26, 2025 – October 25, 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: 103 resale sales. Average $483,218; median $488,000; standard deviation $118,301; middle half (25th–75th percentile) $393,500–$556,750; lowest $272,500, highest $832,250. 65 sales had a seller payment; their median payment was $5,550.

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: 103 resale sales. Average $213; median $208; standard deviation $36; middle half (25th–75th percentile) $192–$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: 103 resale sales. Average 2,347; median 2,402; standard deviation 705; middle half (25th–75th percentile) 1,756–2,854; 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: 103 resale sales. Average 1995; median 1995; 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: 103 resale sales. Average 63; median 38; standard deviation 74; middle half (25th–75th percentile) 12–74; 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: 103 resale sales. Average 5.8%; median 5.1%; standard deviation 8.1%; middle half (25th–75th percentile) 1.7%–9.3%; lowest −42.5%, highest 29.0%. 12 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: 48 of 103 resale sales (46.6%).

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: 65 of 103 resale sales (63.1%).

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: 31 sales with a view, 71 without, 1 unclassified. Most common View entries: None 46, Neighborhood 36, Park/Greenbelt 25, Trees/Woods 12, 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: Bridge Interactive RESO Web API (OData), ABOR dataset, every field returned. Filter: StandardStatus = Closed, PropertyType = Residential, City = Cedar Park, SubdivisionName contains any of “buttercup creek”, “ranch cypress creek”, “buttercup 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 October 26, 2026: 103 closed Buttercup Creek records over the prior year, in ZIP 78613. 51 subdivision spellings kept, the most common: Buttercup Creek (8); Buttercup Creek Ph 04 Sec 01-2 Amd (7); Buttercup Creek Ph 04 Sec 05 (6); Buttercup Creek Sec 02 Village 05 (5); Buttercup Creek Sec 02 Village 09 (5); Buttercup Creek Ph 05 Sec 01-A (4); Buttercup Creek Sec 02 Village 06 (4); Buttercup Creek Sec 02 Village 01 (3); Buttercup Creek Sec 02 Village 04 (3); Buttercup Creek Sec 01 Village 03 (3); Buttercup Creek Ph 05 Sec 09 (3); Buttercup Creek Sec 03 Village 05-A (3); and 39 more (49 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 October 26, 2025 to October 25, 2026 inclusive.
The data: 103 single-family sales in the window: 103 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: 103 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 $394K”.
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 $394K: $272,500–$393,000 (26 sales); $394K–$488K: $394,000–$488,000 (26 sales); $495K–$555K: $495,000–$555,000 (25 sales); Over $555K: $558,500–$832,250 (26 sales)
Quartiles by living area: Under 1,761 SF: 960–1,750 SF (26 sales); 1,761–2,402 SF: 1,761–2,402 SF (26 sales); 2,406–2,833 SF: 2,406–2,833 SF (25 sales); Over 2,833 SF: 2,874–4,323 SF (26 sales)
Quartiles by year built: Before 1989: 1983–1986 (29 sales); 1989–1994: 1989–1994 (22 sales); 1995–2001: 1995–2001 (27 sales); After 2001: 2002–2012 (25 sales)
View and no view: View: MLS lists a view (31 sales); No view: None or Neighborhood (71 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 $483,218, median $488,000. Days on market: average 63, 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: 14 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 = 7.05	3	0.0704	p < 0.0063	Unclear	ε² = 0.069	medium
Living area	Kruskal–Wallis	H = 70.64	3	< 0.0001	p < 0.0063	Yes	ε² = 0.693	large
Year built	Kruskal–Wallis	H = 62.48	3	< 0.0001	p < 0.0063	Yes	ε² = 0.613	large
Days on market	Kruskal–Wallis	H = 2.25	3	0.5228	p < 0.0063	Unclear	ε² = 0.022	small
Discount from original list	Kruskal–Wallis	H = 7.46	3	0.0585	p < 0.0063	Unclear	ε² = 0.073	medium
Price cut before sale	Chi-square	χ² = 0.81	3	0.8468	p < 0.0063	Unclear	Cramér’s V = 0.089	negligible
Seller paid closing costs or repairs	Chi-square	χ² = 5.01	3	0.1710	p < 0.0063	Unclear	Cramér’s V = 0.221	small
Has a view	Chi-square	χ² = 21.14	3	< 0.0001	p < 0.0063	Yes	Cramér’s V = 0.453	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 = 71.22	3	< 0.0001	p < 0.0063	Yes	ε² = 0.698	large
Net price per SF	Kruskal–Wallis	H = 36.30	3	< 0.0001	p < 0.0063	Yes	ε² = 0.356	large
Year built	Kruskal–Wallis	H = 52.96	3	< 0.0001	p < 0.0063	Yes	ε² = 0.519	large
Days on market	Kruskal–Wallis	H = 2.03	3	0.5672	p < 0.0063	Unclear	ε² = 0.020	small
Discount from original list	Kruskal–Wallis	H = 2.00	3	0.5719	p < 0.0063	Unclear	ε² = 0.020	small
Price cut before sale	Chi-square	χ² = 0.80	3	0.8498	p < 0.0063	Unclear	Cramér’s V = 0.088	negligible
Seller paid closing costs or repairs	Chi-square	χ² = 0.78	3	0.8537	p < 0.0063	Unclear	Cramér’s V = 0.087	negligible
Has a view	Chi-square	χ² = 11.78	3	0.0082	p < 0.0063	Unclear	Cramér’s V = 0.338	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 = 62.48	3	< 0.0001	p < 0.0063	Yes	ε² = 0.613	large
Net price per SF	Kruskal–Wallis	H = 17.97	3	0.0004	p < 0.0063	Yes	ε² = 0.176	large
Living area	Kruskal–Wallis	H = 62.06	3	< 0.0001	p < 0.0063	Yes	ε² = 0.608	large
Days on market	Kruskal–Wallis	H = 1.94	3	0.5855	p < 0.0063	Unclear	ε² = 0.019	small
Discount from original list	Kruskal–Wallis	H = 4.55	3	0.2075	p < 0.0063	Unclear	ε² = 0.045	small
Price cut before sale	Chi-square	χ² = 2.74	3	0.4332	p < 0.0063	Unclear	Cramér’s V = 0.163	small
Seller paid closing costs or repairs	Chi-square	χ² = 0.59	3	0.8985	p < 0.0063	Unclear	Cramér’s V = 0.076	negligible
Has a view	Chi-square	χ² = 13.29	3	0.0041	p < 0.0063	Yes	Cramér’s V = 0.359	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 = 1,690.00	—	< 0.0001	p < 0.0063	Yes	rank-biserial r = 0.536	large
Net price per SF	Mann–Whitney U	U = 1,142.00	—	0.7655	p < 0.0063	Unclear	rank-biserial r = 0.038	negligible
Living area	Mann–Whitney U	U = 1,534.00	—	0.0016	p < 0.0063	Yes	rank-biserial r = 0.394	medium
Year built	Mann–Whitney U	U = 1,532.50	—	0.0016	p < 0.0063	Yes	rank-biserial r = 0.393	medium
Days on market	Mann–Whitney U	U = 798.50	—	0.0282	p < 0.0063	Unclear	rank-biserial r = 0.274	small
Discount from original list	Mann–Whitney U	U = 617.50	—	0.0004	p < 0.0063	Yes	rank-biserial r = 0.439	medium
Price cut before sale	Chi-square	χ² = 7.37	1	0.0066	p < 0.0063	Unclear	Cramér’s V = 0.269	small
Seller paid closing costs or repairs	Chi-square	χ² = 2.36	1	0.1244	p < 0.0063	Unclear	Cramér’s V = 0.152	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 103 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 October 26, 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.