Teravista: How List-to-Sale Ratios Shifted in October

In Teravista, homes are closing for less than their original asking prices more often than before. The median list-to-sale price ratio fell to 94.6% in the current six-month window, down from 97.3% in the prior period and 95.7% a year ago. This metric measures how close the final sale price lands to the original listing price; a lower number indicates buyers are negotiating more effectively or sellers are adjusting expectations downward. ALEX Intelligence analyzed the pricing dynamics across 57 closed sales to track this shift. Currently, 84.2% of homes sold below their original list price, compared to 71.4% in the prior six months and 76.6% a year ago. While the median sale price dipped slightly by 1.1% to $445,000, the price per square foot rose modestly to $190. The market is showing signs of increased negotiation leverage for buyers, as the gap between asking and selling prices widens. The data reveals a clear trend where sellers are accepting lower offers relative to their initial asks. This shift coincides with a 10.3% increase in median days on market compared to the prior period, suggesting properties are staying listed longer before reaching a final agreement. Despite these changes, the median price per square foot remains stable at $190, indicating that while total prices fluctuate, value per unit of living space holds steady. The current mortgage rate environment, cited as 7.18% by Freddie Mac for the week of November 5, 2026, continues to influence buyer behavior. With a median sale price of $445,000, a standard 3/2/1 buydown would cost approximately $16,476 to reduce the interest rate in the first three years, while a 2/1 buydown would cost about $8,376. These figures represent ALEX Intelligence estimates based on median sale price and current rates, not appraisals. The shift toward lower list-to-sale ratios suggests a market where pricing strategy is critical. Sellers listing too aggressively may find themselves in the 84% of transactions that close below original ask. Understanding this ratio helps buyers gauge negotiation room and sellers set realistic initial prices to avoid prolonged market time. Want to see this home? Call or text George at 713.918.9951 for a private showing. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. Read more Central Texas market data on the ALEX blog: https://alex-companies.com/blog