ZIP 78633
This study looks at the 443 resale homes sold in ZIP 78633 in the 180 days to November 4, 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. The map is drawn around the middle 99% of sales; 7 sales with map points far outside the area are left off it (they stay in every figure). Use the buttons to show one price range at a time. Click a dot for that sale: address, close date, original and last list price, net sale price, living area, net sale per SF and days on market. Scroll or pinch to zoom.
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 $574K are about 1,530 SF (104%) larger than homes under $328K.
- Homes over $574K sell for about $107 per SF (54%) more than homes under $328K.
- 78% of homes over $574K have a view, against 41% of homes under $328K.
- Homes over $574K sell about 3 percentage points closer to their first asking price than homes under $328K.
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 $574K
- Are much larger.
- Sell for more per square foot.
- Are more likely to have a view.
- Sell closer to their first asking price.
- Sell faster.
Lower-priced homes Under $328K
- Are much smaller.
- Sell for less per square foot.
- Are less likely to have a view.
- Sell further below their first asking price.
- Take longer to sell.
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 $328K | $328K–$414K | $415K–$574K | Over $574K | Real difference? | |
|---|---|---|---|---|---|
| Net price per SF | $198 per SFLowest | $198 per SF | $219 per SF | $305 per SFHighest | ✓ large |
| Living area | 1,470 SFSmallest | 1,887 SF | 2,239 SF | 2,999 SFLargest | ✓ large |
| Year built | 2006 | 2006 | 2007 | 2008 | unclear |
| Days on market | 53 daysSlowest | 47 days | 26 daysFastest | 44 days | ✓ small |
| Discount from original list | 7.8%Biggest | 5.6% | 4.4%Smallest | 4.6% | ✓ small |
| Price cut before sale | 55% | 46% | 40% | 36% | unclear |
| Seller paid closing costs or repairs | 64% | 61% | 63% | 47% | unclear |
| Has a view | 41%Fewest | 49% | 55% | 78%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 $574K sell for about $107 per SF (54%) more than homes under $328K
The average is $305 per SF for homes over $574K and $198 per SF for homes under $328K. It rises step by step from the lowest range to the highest. Defined in 8.1.2.
3.4 Homes over $574K are about 1,530 SF (104%) larger than homes under $328K
The average is 2,999 SF for homes over $574K and 1,470 SF for homes under $328K. 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 2008 for homes over $574K and 2006 for homes under $328K. It rises step by step from the lowest range to the highest. Defined in 8.1.4.
3.6 Homes over $574K sell 9 days faster than homes under $328K
The median is 44 days for homes over $574K and 53 days for homes under $328K. It does not move in a straight line; homes under $328K are highest. Defined in 8.1.5.
3.7 Homes over $574K sell about 3 percentage points closer to their first asking price than homes under $328K
The average is 4.6% for homes over $574K and 7.8% for homes under $328K. It does not move in a straight line; homes under $328K 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 $574K had a price cut before sale, against 55% of homes under $328K. Defined in 8.1.7.
- 47% of homes over $574K had the seller pay closing costs or repairs, against 64% of homes under $328K. Defined in 8.1.8.
- 78% of homes over $574K have a view, against 41% of homes under $328K. Defined in 8.1.9.
3.9 The numbers: price and size
| Under $328K111 sales | $328K–$414K110 sales | $415K–$574K111 sales | Over $574K111 sales | All443 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Net sale price average | $287,317 | $367,621 | $481,616 | $885,581 | $505,845 | by design |
| Net price per SF average | $198 | $198 | $219 | $305 | $230 | ✓ large |
| Living area average | 1,470 | 1,887 | 2,239 | 2,999 | 2,149 | ✓ large |
| Year built median | 2006 | 2006 | 2007 | 2008 | 2006 | unclear |
3.10 The numbers: selling
| Under $328K111 sales | $328K–$414K110 sales | $415K–$574K111 sales | Over $574K111 sales | All443 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Days on market median | 53 | 47 | 26 | 44 | 45 | ✓ small |
| Discount from original list average | 7.8% | 5.6% | 4.4% | 4.6% | 5.6% | ✓ small |
| Price cut before sale | 55% | 46% | 40% | 36% | 44% | unclear |
| Seller paid closing costs or repairs | 64% | 61% | 63% | 47% | 59% | unclear |
| Has a view | 41% | 49% | 55% | 78% | 56% | ✓ 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 2,545 SF sell for about $522K (169%) more than homes under 1,608 SF.
- Homes over 2,545 SF sell for about $30 per SF (13%) more than homes under 1,608 SF.
- Homes over 2,545 SF are about 5 years newer than homes under 1,608 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 2,545 SF
- Sell for much more.
- Sell for more per square foot.
- Tend to be newer.
Smaller homes Under 1,608 SF
- Sell for much less.
- Sell for less per square foot.
- Tend to be older.
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 1,608 SF | 1,608–1,981 SF | 1,988–2,545 SF | Over 2,545 SF | Real difference? | |
|---|---|---|---|---|---|
| Net sale price | $309KLowest | $388K | $496K | $831KHighest | ✓ large |
| Net price per SF | $227 per SF | $215 per SFLowest | $221 per SF | $257 per SFHighest | ✓ medium |
| Year built | 2006 | 2006 | 2004Oldest | 2011Newest | ✓ small |
| Days on market | 49 days | 31 days | 45 days | 51 days | unclear |
| Discount from original list | 6.4% | 5.5% | 5.2% | 5.3% | unclear |
| Price cut before sale | 51% | 41% | 47% | 37% | unclear |
| Seller paid closing costs or repairs | 65% | 53% | 63% | 54% | unclear |
| Has a view | 47% | 57% | 53% | 68% | unclear |
4.3 Homes over 2,545 SF sell for about $522K (169%) more than homes under 1,608 SF
The average is $831K for homes over 2,545 SF and $309K for homes under 1,608 SF. It rises step by step from the lowest range to the highest. Defined in 8.1.1.
4.4 Homes over 2,545 SF sell for about $30 per SF (13%) more than homes under 1,608 SF
The average is $257 per SF for homes over 2,545 SF and $227 per SF for homes under 1,608 SF. It does not move in a straight line; homes over 2,545 SF are highest. Defined in 8.1.2.
4.5 Homes over 2,545 SF are about 5 years newer than homes under 1,608 SF
The median is 2011 for homes over 2,545 SF and 2006 for homes under 1,608 SF. It does not move in a straight line; homes over 2,545 SF are highest. Defined in 8.1.4.
4.6 Days on market: no clear difference
The median is 51 days for homes over 2,545 SF and 49 days for homes under 1,608 SF. It does not move in a straight line; homes over 2,545 SF are highest. Defined in 8.1.5.
4.7 Discount from original list: no clear difference
The average is 5.3% for homes over 2,545 SF and 6.4% for homes under 1,608 SF. It does not move in a straight line; homes under 1,608 SF are 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.
- 37% of homes over 2,545 SF had a price cut before sale, against 51% of homes under 1,608 SF. Defined in 8.1.7.
- 54% of homes over 2,545 SF had the seller pay closing costs or repairs, against 65% of homes under 1,608 SF. Defined in 8.1.8.
- 68% of homes over 2,545 SF have a view, against 47% of homes under 1,608 SF. Defined in 8.1.9.
4.9 The numbers: price and size
| Under 1,608 SF111 sales | 1,608–1,981 SF111 sales | 1,988–2,545 SF110 sales | Over 2,545 SF111 sales | All443 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Net sale price average | $308,826 | $388,019 | $495,861 | $830,584 | $505,845 | ✓ large |
| Net price per SF average | $227 | $215 | $221 | $257 | $230 | ✓ medium |
| Living area average | 1,411 | 1,807 | 2,244 | 3,137 | 2,149 | by design |
| Year built median | 2006 | 2006 | 2004 | 2011 | 2006 | ✓ small |
4.10 The numbers: selling
| Under 1,608 SF111 sales | 1,608–1,981 SF111 sales | 1,988–2,545 SF110 sales | Over 2,545 SF111 sales | All443 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Days on market median | 49 | 31 | 45 | 51 | 45 | unclear |
| Discount from original list average | 6.4% | 5.5% | 5.2% | 5.3% | 5.6% | unclear |
| Price cut before sale | 51% | 41% | 47% | 37% | 44% | unclear |
| Seller paid closing costs or repairs | 65% | 53% | 63% | 54% | 59% | unclear |
| Has a view | 47% | 57% | 53% | 68% | 56% | 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.
- 47% of homes built after 2015 have a view, against 51% of homes built before 2000.
- Homes built after 2015 sell for about $6 per SF (3%) less 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 2015
- Are less likely to have a view.
- Sell for less per square foot.
Older homes Before 2000
- Are more 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 2000 | 2000–2006 | 2007–2015 | After 2015 | Real difference? | |
|---|---|---|---|---|---|
| Net sale price | $468K | $464K | $546K | $548K | unclear |
| Net price per SF | $245 per SFHighest | $211 per SFLowest | $228 per SF | $239 per SF | ✓ small |
| Living area | 1,995 SF | 2,143 SF | 2,250 SF | 2,207 SF | unclear |
| Days on market | 41 days | 42 days | 45 days | 54 days | unclear |
| Discount from original list | 6.3% | 6.0% | 4.7% | 5.4% | unclear |
| Price cut before sale | 49% | 41% | 35% | 52% | unclear |
| Seller paid closing costs or repairs | 54% | 66% | 60% | 54% | unclear |
| Has a view | 51% | 52% | 75%Most | 47%Fewest | ✓ small |
5.3 Net sale price: no clear difference
The average is $548K for homes built after 2015 and $468K for homes built before 2000. It does not move in a straight line; homes built after 2015 are highest. Defined in 8.1.1.
5.4 Homes built after 2015 sell for about $6 per SF (3%) less than homes built before 2000
The average is $239 per SF for homes built after 2015 and $245 per SF for homes built before 2000. It does not move in a straight line; homes built before 2000 are highest. Defined in 8.1.2.
5.5 Living area: no clear difference
The average is 2,207 SF for homes built after 2015 and 1,995 SF for homes built before 2000. It does not move in a straight line; homes built 2007–2015 are highest. Defined in 8.1.3.
5.6 Days on market: no clear difference
The median is 54 days for homes built after 2015 and 41 days for homes built before 2000. It rises step by step from the lowest range to the highest. Defined in 8.1.5.
5.7 Discount from original list: no clear difference
The average is 5.4% for homes built after 2015 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.
- 52% of homes built after 2015 had a price cut before sale, against 49% of homes built before 2000. Defined in 8.1.7.
- 54% of homes built after 2015 had the seller pay closing costs or repairs, against 54% of homes built before 2000. Defined in 8.1.8.
- 47% of homes built after 2015 have a view, against 51% of homes built before 2000. Defined in 8.1.9.
5.9 The numbers: price and size
| Before 2000105 sales | 2000–2006120 sales | 2007–2015103 sales | After 2015115 sales | All443 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Net sale price average | $467,945 | $464,280 | $545,947 | $547,903 | $505,845 | unclear |
| Net price per SF average | $245 | $211 | $228 | $239 | $230 | ✓ small |
| Living area average | 1,995 | 2,143 | 2,250 | 2,207 | 2,149 | unclear |
| Year built median | 1997 | 2004 | 2011 | 2020 | 2006 | by design |
5.10 The numbers: selling
| Before 2000105 sales | 2000–2006120 sales | 2007–2015103 sales | After 2015115 sales | All443 sales | Real difference? | |
|---|---|---|---|---|---|---|
| Days on market median | 41 | 42 | 45 | 54 | 45 | unclear |
| Discount from original list average | 6.3% | 6.0% | 4.7% | 5.4% | 5.6% | unclear |
| Price cut before sale | 49% | 41% | 35% | 52% | 44% | unclear |
| Seller paid closing costs or repairs | 54% | 66% | 60% | 54% | 59% | unclear |
| Has a view | 51% | 52% | 75% | 47% | 56% | ✓ 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. 9 sales whose MLS view entry is only “See Remarks” are left out.
- Homes with a view sell for about $39 per SF (19%) more than homes without a view.
- Homes with a view sell for about $140K (33%) more than homes without a view.
- Homes with a view sell 16 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 | $567KHighest | $427KLowest | ✓ small |
| Net price per SF | $247 per SFHighest | $208 per SFLowest | ✓ medium |
| Living area | 2,240 SF | 2,036 SF | unclear |
| Year built | 2007 | 2006 | unclear |
| Days on market | 36 daysFastest | 52 daysSlowest | ✓ small |
| Discount from original list | 5.0% | 6.3% | unclear |
| Price cut before sale | 39% | 51% | unclear |
| Seller paid closing costs or repairs | 59% | 57% | unclear |
6.3 Homes with a view sell for about $140K (33%) more than homes without a view
The average is $567K for homes with a view and $427K for homes without a view. Defined in 8.1.1.
6.4 Homes with a view sell for about $39 per SF (19%) more than homes without a view
The average is $247 per SF for homes with a view and $208 per SF for homes without a view. Defined in 8.1.2.
6.5 Living area: no clear difference
The average is 2,240 SF for homes with a view and 2,036 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 2006 for homes without a view. Defined in 8.1.4.
6.7 Homes with a view sell 16 days faster than homes without a view
The median is 36 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 5.0% for homes with a view and 6.3% 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.
- 39% of homes with a view had a price cut before sale, against 51% of homes without a view. Defined in 8.1.7.
- 59% of homes with a view had the seller pay closing costs or repairs, against 57% of homes without a view. Defined in 8.1.8.
6.10 The numbers: price and size
| View248 sales | No view186 sales | All434 sales | Real difference? | |
|---|---|---|---|---|
| Net sale price average | $566,699 | $426,967 | $506,814 | ✓ small |
| Net price per SF average | $247 | $208 | $230 | ✓ medium |
| Living area average | 2,240 | 2,036 | 2,152 | unclear |
| Year built median | 2007 | 2006 | 2006 | unclear |
6.11 The numbers: selling
| View248 sales | No view186 sales | All434 sales | Real difference? | |
|---|---|---|---|---|
| Days on market median | 36 | 52 | 45 | ✓ small |
| Discount from original list average | 5.0% | 6.3% | 5.6% | unclear |
| Price cut before sale | 39% | 51% | 44% | unclear |
| Seller paid closing costs or repairs | 59% | 57% | 58% | 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: 151 sales, no groups, no tests.
| Measure | Average | Median |
|---|---|---|
| Sales | 151 | |
| Net sale price | $496,587 | $467,700 |
| Net price per SF | $196 | $193 |
| Living area (SF) | 2,546 | 2,569 |
| Days on market | 120 | 88 |
| Discount from original list | 10.5% | 9.0% |
| Price cut before sale | 70% of sales | |
| Seller paid closing costs or repairs | 68% 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
- 443 resale sales. Average $505,845; median $415,000; standard deviation $314,364; middle half (25th–75th percentile) $327,709–$574,138; lowest $203,450, highest $4,365,000. 260 sales had a seller payment; their median payment was $2,448.
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
- 443 resale sales. Average $230; median $214; standard deviation $91; middle half (25th–75th percentile) $194–$246; lowest $128, highest $1,530.
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
- 443 resale sales. Average 2,149; median 1,981; standard deviation 739; middle half (25th–75th percentile) 1,608–2,551; lowest 768, highest 7,077.
8.1.4 Year built
- In simple terms
- The year the home was finished, as listed in the MLS. It shows whether a group leans to older or newer parts of the area.
- Statistically
- RESO YearBuilt; summarized by the median, with the 25th–75th percentile (middle half) on the charts.
- The data
- 443 resale sales. Average 2007; median 2006; standard deviation 9; middle half (25th–75th percentile) 2000–2016; lowest 1945, 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
- 443 resale sales. Average 77; median 45; standard deviation 100; middle half (25th–75th percentile) 10–100; lowest 0, highest 722. 20 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
- 443 resale sales. Average 5.6%; median 4.3%; standard deviation 5.8%; middle half (25th–75th percentile) 1.4%–8.5%; lowest −6.9%, highest 33.1%. 29 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
- 196 of 443 resale sales (44.2%).
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
- 260 of 443 resale sales (58.7%).
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
- 248 sales with a view, 186 without, 9 unclassified. Most common View entries: Park/Greenbelt 151, Neighborhood 125, Trees/Woods 116, None 103, Hill Country 36, Golf Course 33, Panoramic 18, See Remarks 17.
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 2026-11-05 22:30 UTC), every field. Filter: StandardStatus = Closed, PropertyType = Residential, PostalCode = 78633.
- The data
- Pulled November 5, 2026: 1,194 closed ZIP 78633 records over the prior year. Cities: Georgetown (1,193); Florence (1). ZIP codes: 1, the most sales in 78633.
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 9, 2026 to November 4, 2026 inclusive.
- The data
- 594 single-family sales in the window: 443 resale, 151 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
- 443 resale; 151 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
- 2 sale(s) other than single-family homes (condo, townhome and similar); 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 $328K”.
- 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 $328K: $203,450–$327,700 (111 sales); $328K–$414K: $327,718–$413,500 (110 sales); $415K–$574K: $415,000–$574,000 (111 sales); Over $574K: $574,275–$4,365,000 (111 sales)
Quartiles by living area: Under 1,608 SF: 768–1,607 SF (111 sales); 1,608–1,981 SF: 1,608–1,981 SF (111 sales); 1,988–2,545 SF: 1,988–2,545 SF (110 sales); Over 2,545 SF: 2,557–7,077 SF (111 sales)
Quartiles by year built: Before 2000: 1945–1999 (105 sales); 2000–2006: 2000–2006 (120 sales); 2007–2015: 2007–2015 (103 sales); After 2015: 2016–2026 (115 sales)
View and no view: View: MLS lists a view (248 sales); No view: None or Neighborhood (186 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 $505,845, median $415,000. Days on market: average 77, median 45: 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
- 13 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 = 207.68 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.470 | large |
| Living area | Kruskal–Wallis | H = 311.37 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.704 | large |
| Year built | Kruskal–Wallis | H = 1.59 | 3 | 0.6624 | p < 0.0063 | Unclear | ε² = 0.004 | negligible |
| Days on market | Kruskal–Wallis | H = 13.64 | 3 | 0.0034 | p < 0.0063 | Yes | ε² = 0.031 | small |
| Discount from original list | Kruskal–Wallis | H = 24.83 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.056 | small |
| Price cut before sale | Chi-square | χ² = 9.35 | 3 | 0.0250 | p < 0.0063 | Unclear | Cramér’s V = 0.145 | small |
| Seller paid closing costs or repairs | Chi-square | χ² = 8.79 | 3 | 0.0322 | p < 0.0063 | Unclear | Cramér’s V = 0.141 | small |
| Has a view | Chi-square | χ² = 34.29 | 3 | < 0.0001 | p < 0.0063 | Yes | Cramér’s V = 0.278 | 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 = 316.06 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.715 | large |
| Net price per SF | Kruskal–Wallis | H = 43.28 | 3 | < 0.0001 | p < 0.0063 | Yes | ε² = 0.098 | medium |
| Year built | Kruskal–Wallis | H = 17.30 | 3 | 0.0006 | p < 0.0063 | Yes | ε² = 0.039 | small |
| Days on market | Kruskal–Wallis | H = 5.58 | 3 | 0.1337 | p < 0.0063 | Unclear | ε² = 0.013 | small |
| Discount from original list | Kruskal–Wallis | H = 6.32 | 3 | 0.0971 | p < 0.0063 | Unclear | ε² = 0.014 | small |
| Price cut before sale | Chi-square | χ² = 5.44 | 3 | 0.1424 | p < 0.0063 | Unclear | Cramér’s V = 0.111 | small |
| Seller paid closing costs or repairs | Chi-square | χ² = 4.87 | 3 | 0.1814 | p < 0.0063 | Unclear | Cramér’s V = 0.105 | small |
| Has a view | Chi-square | χ² = 10.31 | 3 | 0.0161 | p < 0.0063 | Unclear | Cramér’s V = 0.153 | 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 = 7.33 | 3 | 0.0621 | p < 0.0063 | Unclear | ε² = 0.017 | small |
| Net price per SF | Kruskal–Wallis | H = 20.86 | 3 | 0.0001 | p < 0.0063 | Yes | ε² = 0.047 | small |
| Living area | Kruskal–Wallis | H = 4.74 | 3 | 0.1919 | p < 0.0063 | Unclear | ε² = 0.011 | small |
| Days on market | Kruskal–Wallis | H = 1.59 | 3 | 0.6627 | p < 0.0063 | Unclear | ε² = 0.004 | negligible |
| Discount from original list | Kruskal–Wallis | H = 2.55 | 3 | 0.4665 | p < 0.0063 | Unclear | ε² = 0.006 | negligible |
| Price cut before sale | Chi-square | χ² = 7.90 | 3 | 0.0481 | p < 0.0063 | Unclear | Cramér’s V = 0.134 | small |
| Seller paid closing costs or repairs | Chi-square | χ² = 4.54 | 3 | 0.2084 | p < 0.0063 | Unclear | Cramér’s V = 0.101 | small |
| Has a view | Chi-square | χ² = 20.01 | 3 | 0.0002 | p < 0.0063 | Yes | Cramér’s V = 0.213 | 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 = 29,681.50 | — | < 0.0001 | p < 0.0063 | Yes | rank-biserial r = 0.287 | small |
| Net price per SF | Mann–Whitney U | U = 31,107.50 | — | < 0.0001 | p < 0.0063 | Yes | rank-biserial r = 0.349 | medium |
| Living area | Mann–Whitney U | U = 26,481.50 | — | 0.0082 | p < 0.0063 | Unclear | rank-biserial r = 0.148 | small |
| Year built | Mann–Whitney U | U = 24,029.00 | — | 0.4553 | p < 0.0063 | Unclear | rank-biserial r = 0.042 | negligible |
| Days on market | Mann–Whitney U | U = 18,911.50 | — | 0.0013 | p < 0.0063 | Yes | rank-biserial r = 0.180 | small |
| Discount from original list | Mann–Whitney U | U = 20,342.00 | — | 0.0353 | p < 0.0063 | Unclear | rank-biserial r = 0.118 | small |
| Price cut before sale | Chi-square | χ² = 5.63 | 1 | 0.0177 | p < 0.0063 | Unclear | Cramér’s V = 0.114 | small |
| Seller paid closing costs or repairs | Chi-square | χ² = 0.23 | 1 | 0.6328 | p < 0.0063 | Unclear | Cramér’s V = 0.023 | negligible |
8.4 Data notes
Left out of the analysis: 151 new-construction sales (basic statistics only, section 7); 2 sale(s) other than single-family homes (condo, townhome and similar); 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 443 closed MLS resale sales; the 151 new-construction sales appear only in their own section, as basic statistics. Sale and listing data: ABOR MLS via secure APIs, pulled November 5, 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.