Sun City Georgetown
This study looks at the 300 resale homes sold in Sun City Georgetown in the 180 days to October 29, 2026. New construction is left out and shown on its own in section 7. The homes are compared four ways: by price, by living area, by year built and with or without a view. The first three are split into four equal groups (quartiles), each named by its range.
Each comparison has its own section (3–6) with everything about it in one place: the key differences, a table of every measure at a glance, the charts and the numbers.
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.
Sales ranked by net sale price and cut into four equal groups. This is the usual way to read a market by price.
- Homes over $463K are about 1,060 SF (75%) larger than homes under $310K.
- Homes over $463K sell for about $50 per SF (26%) more than homes under $310K.
- 80% of homes over $463K have a view, against 44% of homes under $310K.
- Homes over $463K sell about 4 percentage points closer to their first asking price than homes under $310K.
3.1 Key differences
The top group against the bottom group. Only real differences are listed. Section 8 explains each measure.
Higher-priced homes Over $463K
- Are much larger.
- Sell for more per square foot.
- Are more likely to have a view.
- Sell closer to their first asking price.
Lower-priced homes Under $310K
- Are much smaller.
- Sell for less per square foot.
- Are less likely to have a view.
- Sell further below their first asking price.
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 $310K | $310K–$360K | $362K–$463K | Over $463K | Real difference? | |
|---|---|---|---|---|---|
| Net price per SF | $196 per SFLowest | $202 per SF | $215 per SF | $245 per SFHighest | ✓ large |
| Living area | 1,418 SFSmallest | 1,677 SF | 1,965 SF | 2,478 SFLargest | ✓ large |
| Year built | 2005 | 2006 | 2005 | 2007 | unclear |
| Days on market | 52 days | 48 days | 28 days | 23 days | unclear |
| Discount from original list | 8.2%Biggest | 7.3% | 3.8%Smallest | 4.2% | ✓ medium |
| Price cut before sale | 56% | 55% | 37% | 36% | unclear |
| Seller paid closing costs or repairs | 65% | 61% | 53% | 57% | unclear |
| Has a view | 44%Fewest | 52% | 45% | 80%Most | ✓ small |
How to read this section. Each heading gives the finding. The gold box says whether the gap is real (✓, with its size) or could be chance (–). The section ends with its numbers; the tests are in section 8.3.
3.3 Homes over $463K sell for about $50 per SF (26%) more than homes under $310K
The average is $245 per SF for homes over $463K and $196 per SF for homes under $310K. It rises step by step from the lowest range to the highest. Defined in 8.1.2.
3.4 Homes over $463K are about 1,060 SF (75%) larger than homes under $310K
The average is 2,478 SF for homes over $463K and 1,418 SF for homes under $310K. It rises step by step from the lowest range to the highest. Defined in 8.1.3.
3.5 Year built: no clear difference
The median is 2007 for homes over $463K and 2005 for homes under $310K. It does not move in a straight line; homes over $463K are highest. Defined in 8.1.4.
3.6 Days on market: no clear difference
The median is 23 days for homes over $463K and 52 days for homes under $310K. It falls step by step from the lowest range to the highest. Defined in 8.1.5.
3.7 Homes over $463K sell about 4 percentage points closer to their first asking price than homes under $310K
The average is 4.2% for homes over $463K and 8.2% for homes under $310K. It does not move in a straight line; homes under $310K are highest. Defined in 8.1.6.
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.
- 36% of homes over $463K had a price cut before sale, against 56% of homes under $310K. Defined in 8.1.7.
- 57% of homes over $463K had the seller pay closing costs or repairs, against 65% of homes under $310K. Defined in 8.1.8.
- 80% of homes over $463K have a view, against 44% of homes under $310K. Defined in 8.1.9.
3.9 The numbers: price and size
| Under $310K75 sales | $310K–$360K75 sales | $362K–$463K75 sales | Over $463K75 sales | All300 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Net sale price average | $274,082 | $334,777 | $417,754 | $610,584 | $409,299 | by design |
| Net price per SF average | $196 | $202 | $215 | $245 | $214 | ✓ large |
| Living area average | 1,418 | 1,677 | 1,965 | 2,478 | 1,884 | ✓ large |
| Year built median | 2005 | 2006 | 2005 | 2007 | 2006 | unclear |
3.10 The numbers: selling
| Under $310K75 sales | $310K–$360K75 sales | $362K–$463K75 sales | Over $463K75 sales | All300 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Days on market median | 52 | 48 | 28 | 23 | 43 | unclear |
| Discount from original list average | 8.2% | 7.3% | 3.8% | 4.2% | 5.9% | ✓ medium |
| Price cut before sale | 56% | 55% | 37% | 36% | 46% | unclear |
| Seller paid closing costs or repairs | 65% | 61% | 53% | 57% | 59% | unclear |
| Has a view | 44% | 52% | 45% | 80% | 55% | ✓ small |
Prices, price per SF, living area and discount are averages; days on market and year built are medians. The test behind each verdict is in 8.3.1.
Sales ranked by living area and cut into four equal groups, from the smallest homes to the largest.
- Homes over 2,091 SF sell for about $311K (110%) more than homes under 1,497 SF.
- Homes over 2,091 SF sell for about $22 per SF (11%) more than homes under 1,497 SF.
4.1 Key differences
The top group against the bottom group. Only real differences are listed. Section 8 explains each measure.
Larger homes Over 2,091 SF
- Sell for much more.
- Sell for more per square foot.
Smaller homes Under 1,497 SF
- Sell for much less.
- Sell for less 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 1,497 SF | 1,497–1,822 SF | 1,845–2,091 SF | Over 2,091 SF | Real difference? | |
|---|---|---|---|---|---|
| Net sale price | $284KLowest | $339K | $420K | $595KHighest | ✓ large |
| Net price per SF | $208 per SF | $205 per SFLowest | $214 per SF | $231 per SFHighest | ✓ small |
| Year built | 2008 | 2005 | 2005 | 2006 | unclear |
| Days on market | 52 days | 33 days | 27 days | 47 days | unclear |
| Discount from original list | 7.2% | 5.8% | 5.5% | 4.9% | unclear |
| Price cut before sale | 55% | 46% | 40% | 43% | unclear |
| Seller paid closing costs or repairs | 65% | 61% | 57% | 54% | unclear |
| Has a view | 47% | 54% | 53% | 68% | unclear |
4.3 Homes over 2,091 SF sell for about $311K (110%) more than homes under 1,497 SF
The average is $595K for homes over 2,091 SF and $284K for homes under 1,497 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.1.
4.4 Homes over 2,091 SF sell for about $22 per SF (11%) more than homes under 1,497 SF
The average is $231 per SF for homes over 2,091 SF and $208 per SF for homes under 1,497 SF. It does not move in a straight line; homes over 2,091 SF are highest. Defined in 8.1.2.
4.5 Year built: no clear difference
The median is 2006 for homes over 2,091 SF and 2008 for homes under 1,497 SF. It does not move in a straight line; homes under 1,497 SF are highest. Defined in 8.1.4.
4.6 Days on market: no clear difference
The median is 47 days for homes over 2,091 SF and 52 days for homes under 1,497 SF. It does not move in a straight line; homes under 1,497 SF are highest. Defined in 8.1.5.
4.7 Discount from original list: no clear difference
The average is 4.9% for homes over 2,091 SF and 7.2% for homes under 1,497 SF. It falls step by step from the lowest range to the highest. Defined in 8.1.6.
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.
- 43% of homes over 2,091 SF had a price cut before sale, against 55% of homes under 1,497 SF. Defined in 8.1.7.
- 54% of homes over 2,091 SF had the seller pay closing costs or repairs, against 65% of homes under 1,497 SF. Defined in 8.1.8.
- 68% of homes over 2,091 SF have a view, against 47% of homes under 1,497 SF. Defined in 8.1.9.
4.9 The numbers: price and size
| Under 1,497 SF75 sales | 1,497–1,822 SF74 sales | 1,845–2,091 SF77 sales | Over 2,091 SF74 sales | All300 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Net sale price average | $284,040 | $339,089 | $420,192 | $595,125 | $409,299 | ✓ large |
| Net price per SF average | $208 | $205 | $214 | $231 | $214 | ✓ small |
| Living area average | 1,370 | 1,658 | 1,962 | 2,551 | 1,884 | by design |
| Year built median | 2008 | 2005 | 2005 | 2006 | 2006 | unclear |
4.10 The numbers: selling
| Under 1,497 SF75 sales | 1,497–1,822 SF74 sales | 1,845–2,091 SF77 sales | Over 2,091 SF74 sales | All300 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Days on market median | 52 | 33 | 27 | 47 | 43 | unclear |
| Discount from original list average | 7.2% | 5.8% | 5.5% | 4.9% | 5.9% | unclear |
| Price cut before sale | 55% | 46% | 40% | 43% | 46% | unclear |
| Seller paid closing costs or repairs | 65% | 61% | 57% | 54% | 59% | unclear |
| Has a view | 47% | 54% | 53% | 68% | 55% | 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.
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.
- 55% of homes built after 2014 have a view, against 44% of homes built before 2000.
- Homes built after 2014 sell for about $17 per SF (8%) more than homes built before 2000.
5.1 Key differences
The top group against the bottom group. Only real differences are listed. Section 8 explains each measure.
Newer homes After 2014
- Are more likely to have a view.
- Sell for more per square foot.
Older homes Before 2000
- Are less likely to have a view.
- Sell for less 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 2000 | 2000–2005 | 2006–2014 | After 2014 | Real difference? | |
|---|---|---|---|---|---|
| Net sale price | $387K | $421K | $397K | $435K | unclear |
| Net price per SF | $208 per SFLowest | $209 per SF | $214 per SF | $226 per SFHighest | ✓ medium |
| Living area | 1,852 SF | 1,946 SF | 1,840 SF | 1,909 SF | unclear |
| Days on market | 42 days | 44 days | 25 days | 59 days | unclear |
| Discount from original list | 6.3% | 6.2% | 5.2% | 5.8% | unclear |
| Price cut before sale | 49% | 44% | 37% | 55% | unclear |
| Seller paid closing costs or repairs | 55% | 65% | 61% | 57% | unclear |
| Has a view | 44%Fewest | 44% | 77%Most | 55% | ✓ small |
5.3 Net sale price: no clear difference
The average is $435K for homes built after 2014 and $387K for homes built before 2000. It does not move in a straight line; homes built after 2014 are highest. Defined in 8.1.1.
5.4 Homes built after 2014 sell for about $17 per SF (8%) more than homes built before 2000
The average is $226 per SF for homes built after 2014 and $208 per SF for homes built before 2000. It rises step by step from the lowest range to the highest. Defined in 8.1.2.
5.5 Living area: no clear difference
The average is 1,909 SF for homes built after 2014 and 1,852 SF for homes built before 2000. It does not move in a straight line; homes built 2000–2005 are highest. Defined in 8.1.3.
5.6 Days on market: no clear difference
The median is 59 days for homes built after 2014 and 42 days for homes built before 2000. It does not move in a straight line; homes built after 2014 are highest. Defined in 8.1.5.
5.7 Discount from original list: no clear difference
The average is 5.8% for homes built after 2014 and 6.3% for homes built before 2000. It does not move in a straight line; homes built before 2000 are highest. Defined in 8.1.6.
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.
- 55% of homes built after 2014 had a price cut before sale, against 49% of homes built before 2000. Defined in 8.1.7.
- 57% of homes built after 2014 had the seller pay closing costs or repairs, against 55% of homes built before 2000. Defined in 8.1.8.
- 55% of homes built after 2014 have a view, against 44% of homes built before 2000. Defined in 8.1.9.
5.9 The numbers: price and size
| Before 200078 sales | 2000–200566 sales | 2006–201479 sales | After 201477 sales | All300 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Net sale price average | $387,167 | $420,812 | $396,778 | $434,696 | $409,299 | unclear |
| Net price per SF average | $208 | $209 | $214 | $226 | $214 | ✓ medium |
| Living area average | 1,852 | 1,946 | 1,840 | 1,909 | 1,884 | unclear |
| Year built median | 1997 | 2003 | 2008 | 2019 | 2006 | by design |
5.10 The numbers: selling
| Before 200078 sales | 2000–200566 sales | 2006–201479 sales | After 201477 sales | All300 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Days on market median | 42 | 44 | 25 | 59 | 43 | unclear |
| Discount from original list average | 6.3% | 6.2% | 5.2% | 5.8% | 5.9% | unclear |
| Price cut before sale | 49% | 44% | 37% | 55% | 46% | unclear |
| Seller paid closing costs or repairs | 55% | 65% | 61% | 57% | 59% | unclear |
| Has a view | 44% | 44% | 77% | 55% | 55% | ✓ small |
Prices, price per SF, living area and discount are averages; days on market and year built are medians. The test behind each verdict is in 8.3.3.
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. 6 sales whose MLS view entry is only “See Remarks” are left out.
- Homes with a view sell for about $20 per SF (10%) more than homes without a view.
- Homes with a view sell for about $84K (23%) more than homes without a view.
- Homes with a view sell 26 days faster 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.
Homes with a view MLS lists a view
- Sell for more per square foot.
- Sell for more.
- Sell faster.
Homes without a view no view listed
- Sell for less per square foot.
- Sell for less.
- Take longer to sell.
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 | $446KHighest | $362KLowest | ✓ medium |
| Net price per SF | $223 per SFHighest | $203 per SFLowest | ✓ medium |
| Living area | 1,957 SF | 1,787 SF | unclear |
| Year built | 2007 | 2002 | unclear |
| Days on market | 26 daysFastest | 52 daysSlowest | ✓ small |
| Discount from original list | 5.1% | 6.7% | unclear |
| Price cut before sale | 40% | 53% | unclear |
| Seller paid closing costs or repairs | 60% | 59% | unclear |
6.3 Homes with a view sell for about $84K (23%) more than homes without a view
The average is $446K for homes with a view and $362K for homes without a view. Defined in 8.1.1.
6.4 Homes with a view sell for about $20 per SF (10%) more than homes without a view
The average is $223 per SF for homes with a view and $203 per SF for homes without a view. Defined in 8.1.2.
6.5 Living area: no clear difference
The average is 1,957 SF for homes with a view and 1,787 SF for homes without a view. Defined in 8.1.3.
6.6 Year built: no clear difference
The median is 2007 for homes with a view and 2002 for homes without a view. Defined in 8.1.4.
6.7 Homes with a view sell 26 days faster than homes without a view
The median is 26 days for homes with a view and 52 days for homes without a view. Defined in 8.1.5.
6.8 Discount from original list: no clear difference
The average is 5.1% for homes with a view and 6.7% for homes without a view. Defined in 8.1.6.
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 53% of homes without a view. Defined in 8.1.7.
- 60% of homes with a view had the seller pay closing costs or repairs, against 59% of homes without a view. Defined in 8.1.8.
6.10 The numbers: price and size
| View166 sales | No view128 sales | All294 sales | Real difference? | |
|---|---|---|---|---|
| Net sale price average | $446,206 | $362,031 | $409,558 | ✓ medium |
| Net price per SF average | $223 | $203 | $215 | ✓ medium |
| Living area average | 1,957 | 1,787 | 1,883 | unclear |
| Year built median | 2007 | 2002 | 2006 | unclear |
6.11 The numbers: selling
| View166 sales | No view128 sales | All294 sales | Real difference? | |
|---|---|---|---|---|
| Days on market median | 26 | 52 | 43 | ✓ small |
| Discount from original list average | 5.1% | 6.7% | 5.8% | unclear |
| Price cut before sale | 40% | 53% | 46% | unclear |
| Seller paid closing costs or repairs | 60% | 59% | 59% | 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.
Homes sold new by the builder in the same 180 days. They are left out of every other section and shown here as basic figures only: 10 sales, no groups, no tests.
| Measure | Average | Median |
|---|---|---|
| Sales | 10 | |
| Net sale price | $391,682 | $359,186 |
| Net price per SF | $237 | $239 |
| Living area (SF) | 1,671 | 1,524 |
| Days on market | 84 | 40 |
| Discount from original list | 7.3% | 6.4% |
| Price cut before sale | 60% of sales | |
| Seller paid closing costs or repairs | 50% of sales | |
| Year built | 2024–2026 | |
Same definitions as the rest of the study (section 8). New construction = NewConstructionYN true, or PropertyCondition “New Construction” or “Under Construction”.
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
- 300 resale sales. Average $409,299; median $360,650; standard deviation $156,220; middle half (25th–75th percentile) $309,375–$463,170; lowest $203,450, highest $1,588,000. 178 sales had a seller payment; their median payment was $2,000.
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
- 300 resale sales. Average $214; median $210; standard deviation $33; middle half (25th–75th percentile) $193–$232; lowest $134, highest $346.
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
- 300 resale sales. Average 1,884; median 1,845; standard deviation 486; middle half (25th–75th percentile) 1,495–2,091; lowest 915, highest 4,866.
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
- 300 resale sales. Average 2007; median 2006; standard deviation 9; middle half (25th–75th percentile) 1999–2015; lowest 1995, highest 2026.
8.1.5 Days on market
- In simple terms
- How many days the home was on the market before the buyer's offer was accepted, counting any earlier listing periods (relists). This is the days on market agents and clients quote.
- Statistically
- CDOM = max(CumulativeDaysOnMarket, DaysOnMarket, PurchaseContractDate − ListingContractDate). The MLS counter can freeze at a price change, so the contract-date gap is a floor. Summarized by the median, because a few homes that sat for months pull an average up.
- The data
- 300 resale sales. Average 74; median 43; standard deviation 97; middle half (25th–75th percentile) 9–93; lowest 0, highest 645. 17 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
- 300 resale sales. Average 5.9%; median 4.4%; standard deviation 6.0%; middle half (25th–75th percentile) 1.5%–8.7%; lowest −6.9%, highest 33.1%. 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
- 138 of 300 resale sales (46.0%).
8.1.8 Seller paid closing costs or repairs
- In simple terms
- The seller paid some of the buyer's closing costs or repairs.
- Statistically
- Indicator: ACTRIS_BuyersClsgCostPdbySell + ACTRIS_RepairsAmount > 0. Reported as the share of sales (%).
- The data
- 178 of 300 resale sales (59.3%).
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
- 166 sales with a view, 128 without, 6 unclassified. Most common View entries: Park/Greenbelt 128, Neighborhood 97, None 62, Trees/Woods 61, Golf Course 33, Hill Country 14, See Remarks 13, Panoramic 7.
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 = Georgetown, SubdivisionName contains any of “sun city georgetown”, “sun city”, “sun city texas”, “sun city george town”, “sun city georgetown nbhrd”, “sun city georgetown nbhd”, “sun city nbrhds”, “sun city neighborhoods”, “sun city neighborhoods eighty one e”, “sun city neighborhoods eighty”, “sun city nbrhds eighty one e” (case-insensitive). A record is kept when its subdivision name belongs to the Sun City Georgetown family, the same rule comparable sales use (it includes Sun City, Sun City Texas, proven adjacent and priced alike).
- The data
- Pulled October 30, 2026: 587 closed Sun City Georgetown records over the prior year, in ZIP 78633. 170 subdivision spellings kept, the most common: Sun City (94); Sun City Texas (63); Sun City Georgetown Neighborhood 04 (19); Sun City Georgetown (17); Sun City Georgetown Ph 04A Neighborhood 15 Pu (12); Sun City Georgetown Ph 02A Neighborhood 11 Pu (11); Sun City Georgetown Neighborhood 06 Amd B (10); Sun City Georgetown Neighborhood 07 (9); Sun City Georgetown Ph 02 Neighborhood 10 Pud (9); Sun City Georgetown Neighborhood 02 Amd B (8); Sun City Nbrhd 83 (8); Sun City Georgetown Neighborhood 40 Pud (8); and 158 more (319 records). No other names were found by the search.
8.2.2 Study window
- In simple terms
- The most recent 180 days of closed sales: recent enough to describe today's market, long enough to give each group plenty of sales.
- Statistically
- CloseDate from May 3, 2026 to October 29, 2026 inclusive.
- The data
- 310 single-family sales in the window: 300 resale, 10 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
- 300 resale; 10 new construction.
8.2.4 Sales left out
- In simple terms
- A few records cannot be used as entered and are left out before any analysis.
- Statistically
- Excluded: PropertySubType other than Single Family Residence; no OriginalListPrice; LivingArea under 400 SF; seller payments above 10% of ClosePrice (treated as entry errors).
- The data
- 1 sale(s) with no original list price
8.2.5 Quartiles and groups
- In simple terms
- Sales lined up from lowest to highest and cut into four groups of about equal size. Each group is named by its range, for example “Under $310K”.
- 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 $310K: $203,450–$309,000 (75 sales); $310K–$360K: $309,500–$359,800 (75 sales); $362K–$463K: $361,500–$462,560 (75 sales); Over $463K: $465,000–$1,588,000 (75 sales)
Quartiles by living area: Under 1,497 SF: 915–1,490 SF (75 sales); 1,497–1,822 SF: 1,497–1,822 SF (74 sales); 1,845–2,091 SF: 1,845–2,091 SF (77 sales); Over 2,091 SF: 2,100–4,866 SF (74 sales)
Quartiles by year built: Before 2000: 1995–1999 (78 sales); 2000–2005: 2000–2005 (66 sales); 2006–2014: 2006–2014 (79 sales); After 2014: 2015–2026 (77 sales)
View and no view: View: MLS lists a view (166 sales); No view: None or Neighborhood (128 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 $409,299, median $360,650. Days on market: average 74, median 43: 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
- 11 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 = 88.98 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.298 | large |
| Living area | Kruskal–Wallis | H = 224.57 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.751 | large |
| Year built | Kruskal–Wallis | H = 2.41 | 3 | 0.4910 | p < 0.0063 | Unclear | ε² = 0.008 | negligible |
| Days on market | Kruskal–Wallis | H = 10.81 | 3 | 0.0128 | p < 0.0063 | Unclear | ε² = 0.036 | small |
| Discount from original list | Kruskal–Wallis | H = 34.77 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.116 | medium |
| Price cut before sale | Chi-square | χ² = 10.57 | 3 | 0.0143 | p < 0.0063 | Unclear | Cramér’s V = 0.188 | small |
| Seller paid closing costs or repairs | Chi-square | χ² = 2.49 | 3 | 0.4777 | p < 0.0063 | Unclear | Cramér’s V = 0.091 | negligible |
| Has a view | Chi-square | χ² = 25.73 | 3 | < 0.0001 | p < 0.0063 | Yes | Cramér’s V = 0.293 | 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 = 227.85 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.762 | large |
| Net price per SF | Kruskal–Wallis | H = 16.15 | 3 | 0.0011 | p < 0.0063 | Yes | ε² = 0.054 | small |
| Year built | Kruskal–Wallis | H = 7.16 | 3 | 0.0670 | p < 0.0063 | Unclear | ε² = 0.024 | small |
| Days on market | Kruskal–Wallis | H = 5.95 | 3 | 0.1139 | p < 0.0063 | Unclear | ε² = 0.020 | small |
| Discount from original list | Kruskal–Wallis | H = 9.04 | 3 | 0.0288 | p < 0.0063 | Unclear | ε² = 0.030 | small |
| Price cut before sale | Chi-square | χ² = 3.52 | 3 | 0.3187 | p < 0.0063 | Unclear | Cramér’s V = 0.108 | small |
| Seller paid closing costs or repairs | Chi-square | χ² = 2.19 | 3 | 0.5332 | p < 0.0063 | Unclear | Cramér’s V = 0.086 | negligible |
| Has a view | Chi-square | χ² = 6.95 | 3 | 0.0737 | p < 0.0063 | Unclear | Cramér’s V = 0.152 | small |
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 = 5.27 | 3 | 0.1532 | p < 0.0063 | Unclear | ε² = 0.018 | small |
| Net price per SF | Kruskal–Wallis | H = 24.98 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.084 | medium |
| Living area | Kruskal–Wallis | H = 0.62 | 3 | 0.8913 | p < 0.0063 | Unclear | ε² = 0.002 | negligible |
| Days on market | Kruskal–Wallis | H = 10.14 | 3 | 0.0174 | p < 0.0063 | Unclear | ε² = 0.034 | small |
| Discount from original list | Kruskal–Wallis | H = 1.05 | 3 | 0.7895 | p < 0.0063 | Unclear | ε² = 0.004 | negligible |
| Price cut before sale | Chi-square | χ² = 5.35 | 3 | 0.1476 | p < 0.0063 | Unclear | Cramér’s V = 0.134 | small |
| Seller paid closing costs or repairs | Chi-square | χ² = 1.72 | 3 | 0.6331 | p < 0.0063 | Unclear | Cramér’s V = 0.076 | negligible |
| Has a view | Chi-square | χ² = 23.14 | 3 | < 0.0001 | p < 0.0063 | Yes | Cramér’s V = 0.278 | small |
8.3.4 View and no view
| Measure | Test | Statistic | df | p-value | Threshold | Real difference? | Effect size | Size |
|---|---|---|---|---|---|---|---|---|
| Net sale price | Mann–Whitney U | U = 13,844.00 | — | < 0.0001 | p < 0.0063 | Yes | rank-biserial r = 0.303 | medium |
| Net price per SF | Mann–Whitney U | U = 14,288.50 | — | < 0.0001 | p < 0.0063 | Yes | rank-biserial r = 0.345 | medium |
| Living area | Mann–Whitney U | U = 12,571.50 | — | 0.0071 | p < 0.0063 | Unclear | rank-biserial r = 0.183 | small |
| Year built | Mann–Whitney U | U = 12,451.00 | — | 0.0114 | p < 0.0063 | Unclear | rank-biserial r = 0.172 | small |
| Days on market | Mann–Whitney U | U = 8,337.00 | — | 0.0016 | p < 0.0063 | Yes | rank-biserial r = 0.215 | small |
| Discount from original list | Mann–Whitney U | U = 9,153.50 | — | 0.0420 | p < 0.0063 | Unclear | rank-biserial r = 0.138 | small |
| Price cut before sale | Chi-square | χ² = 4.74 | 1 | 0.0295 | p < 0.0063 | Unclear | Cramér’s V = 0.127 | small |
| Seller paid closing costs or repairs | Chi-square | χ² = 0.03 | 1 | 0.8566 | p < 0.0063 | Unclear | Cramér’s V = 0.011 | negligible |
8.4 Data notes
Left out of the analysis: 10 new-construction sales (basic statistics only, section 7); 1 sale(s) with no original list price. Statistics: Python, NumPy 2.5.3, SciPy 1.18.1.
8.5 References
- Cohen, J. (1988). Statistical Power Analysis for the Behavioral Sciences (2nd ed.). Erlbaum.
- Cramér, H. (1946). Mathematical Methods of Statistics. Princeton University Press.
- Dunn, O. J. (1961). Multiple comparisons among means. JASA, 56(293), 52–64.
- Kerby, D. S. (2014). The simple difference formula: an approach to teaching nonparametric correlation. Comprehensive Psychology, 3, 11.IT.3.1.
- Kruskal, W. H., & Wallis, W. A. (1952). Use of ranks in one-criterion variance analysis. JASA, 47(260), 583–621.
- Mann, H. B., & Whitney, D. R. (1947). On a test of whether one of two random variables is stochastically larger than the other. Annals of Mathematical Statistics, 18(1), 50–60.
- Pearson, K. (1900). On the criterion that a given system of deviations… Philosophical Magazine, 50(302), 157–175.
- Tomczak, M., & Tomczak, E. (2014). The need to report effect size estimates revisited. Trends in Sport Sciences, 21(1), 19–25.
This is a market study of closed sales, not an appraisal or an opinion of value for any home. The analysis covers 300 closed MLS resale sales; the 10 new-construction sales appear only in their own section, as basic statistics. Sale and listing data: ABOR MLS via secure APIs, pulled October 30, 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.