ALEX · Alexander Tiffany Southwest, LLC – ALEX Companies

Doak Add

Taylor, TX 76574

Resale homes · closed Nov 1 – Oct 31, 2026

Prepared for Buyers, sellers and agents

Prepared by ALEX Real Estate

Market Study · Resale Analysis

Version 2.4

November 1, 2026 · 3:35 AM CST

MARKET STUDY All analysis covers resale homes only. New construction appears once, in its own section. Click any dot on the map for that sale.

Resale sales, 365 days

single-family resale homes

Median net sale price

$229,500

average $245,494

Median net price per SF

$196

average $203

Median days on market

36 days

average 73 days

1. SummaryResale homes · 12 sales · November 1, 2025 – October 31, 2026

This study looks at the 12 resale homes sold in Doak Add in the 365 days to October 31, 2026. A full year is used because only 4 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 sold12 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 $185K · 3 sales$185K–$229K · 3 sales$230K–$270K · 3 salesOver $270K · 3 sales

3. Quartiles by net sale priceResale homes · 12 sales · November 1, 2025 – October 31, 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: too few sales to test.

3.1 Key differences

The top group against the bottom group: no measure differs enough to rule out chance.

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: described, not tested

The average is $197 per SF for homes over $270K and $152 per SF for homes under $185K. It does not move in a straight line; homes $185K–$229K are highest. Defined in 8.1.2.

Not tested: too few sales.

3.4 Living area: described, not tested

The average is 2,019 SF for homes over $270K and 926 SF for homes under $185K. It does not move in a straight line; homes over $270K are highest. Defined in 8.1.3.

Not tested: too few sales.

3.5 Year built: described, not tested

The median is 1920 for homes over $270K and 1950 for homes under $185K. It does not move in a straight line; homes $185K–$229K are highest. Defined in 8.1.4.

Not tested: too few sales.

3.6 Days on market: described, not tested

The median is 38 days for homes over $270K and 80 days for homes under $185K. It does not move in a straight line; homes under $185K are highest. Defined in 8.1.5.

Not tested: too few sales.

3.7 Discount from original list: described, not tested

The average is 4.6% for homes over $270K and -93.1% for homes under $185K. It does not move in a straight line; homes $185K–$229K are highest. Defined in 8.1.6.

Not tested: too few sales.

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.

33% of homes over $270K had a price cut before sale, against 33% of homes under $185K. Defined in 8.1.7.
100% of homes over $270K had the seller pay closing costs or repairs, against 67% of homes under $185K. Defined in 8.1.8.
33% of homes over $270K have a view, against 0% of homes under $185K. Defined in 8.1.9.

Price cut before sale: Not tested: too few sales.

Seller paid closing costs or repairs: Not tested: too few sales.

Has a view: Not tested: too few sales.

3.9 The numbers: price and size

	Under $185K3 sales	$185K–$229K3 sales	$230K–$270K3 sales	Over $270K3 sales	All12 sales
Net sale price average	$136,832	$213,133	$248,300	$383,709	$245,494
Net price per SF average	$152	$271	$193	$197	$203
Living area average	926	832	1,321	2,019	1,275
Year built median	1950	1958	1935	1920	1941

3.10 The numbers: selling

	Under $185K3 sales	$185K–$229K3 sales	$230K–$270K3 sales	Over $270K3 sales	All12 sales
Days on market median	80	55	12	38	36
Discount from original list average	−93.1%	8.9%	2.6%	4.6%	−19.2%
Price cut before sale	33%	33%	0%	33%	25%
Seller paid closing costs or repairs	67%	67%	67%	100%	75%
Has a view	0%	0%	0%	33%	8%

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 · 12 sales · November 1, 2025 – October 31, 2026

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

Bottom line: too few sales to test.

4.1 Key differences

The top group against the bottom group: no measure differs enough to rule out chance.

4.3 Net sale price: described, not tested

The average is $368K for homes over 1,216 SF and $186K for homes under 992 SF. It does not move in a straight line; homes over 1,216 SF are highest. Defined in 8.1.1.

Not tested: too few sales.

4.4 Net price per SF: described, not tested

The average is $166 per SF for homes over 1,216 SF and $270 per SF for homes under 992 SF. It does not move in a straight line; homes under 992 SF are highest. Defined in 8.1.2.

Not tested: too few sales.

4.5 Year built: described, not tested

The median is 1930 for homes over 1,216 SF and 1947 for homes under 992 SF. It does not move in a straight line; homes 992–1,127 SF are highest. Defined in 8.1.4.

Not tested: too few sales.

4.6 Days on market: described, not tested

The median is 38 days for homes over 1,216 SF and 80 days for homes under 992 SF. It does not move in a straight line; homes under 992 SF are highest. Defined in 8.1.5.

Not tested: too few sales.

4.7 Discount from original list: described, not tested

The average is 5.1% for homes over 1,216 SF and 9.9% for homes under 992 SF. It does not move in a straight line; homes under 992 SF are highest. Defined in 8.1.6.

Not tested: too few sales.

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.

33% of homes over 1,216 SF had a price cut before sale, against 33% of homes under 992 SF. Defined in 8.1.7.
100% of homes over 1,216 SF had the seller pay closing costs or repairs, against 67% of homes under 992 SF. Defined in 8.1.8.
33% of homes over 1,216 SF have a view, against 0% of homes under 992 SF. Defined in 8.1.9.

Price cut before sale: Not tested: too few sales.

Seller paid closing costs or repairs: Not tested: too few sales.

Has a view: Not tested: too few sales.

4.9 The numbers: price and size

	Under 992 SF3 sales	992–1,127 SF3 sales	1,132–1,216 SF3 sales	Over 1,216 SF3 sales	All12 sales
Net sale price average	$185,507	$179,292	$249,543	$367,633	$245,494
Net price per SF average	$270	$166	$211	$166	$203
Living area average	695	1,062	1,183	2,159	1,275
Year built median	1947	1950	1935	1930	1941

4.10 The numbers: selling

	Under 992 SF3 sales	992–1,127 SF3 sales	1,132–1,216 SF3 sales	Over 1,216 SF3 sales	All12 sales
Days on market median	80	17	13	38	36
Discount from original list average	9.9%	−96.1%	4.1%	5.1%	−19.2%
Price cut before sale	33%	33%	0%	33%	25%
Seller paid closing costs or repairs	67%	33%	100%	100%	75%
Has a view	0%	0%	0%	33%	8%

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. Groups by year builtResale homes · 12 sales · November 1, 2025 – October 31, 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. Only 3 groups are shown: homes here share a few year built values, and no group may hold fewer than 3 sales.

Bottom line: too few sales to test.

5.1 Key differences

The top group against the bottom group: no measure differs enough to rule out chance.

5.3 Net sale price: described, not tested

The average is $233K for homes built after 1950 and $322K for homes built before 1930. It does not move in a straight line; homes built before 1930 are highest. Defined in 8.1.1.

Not tested: too few sales.

5.4 Net price per SF: described, not tested

The average is $213 per SF for homes built after 1950 and $250 per SF for homes built before 1930. It does not move in a straight line; homes built before 1930 are highest. Defined in 8.1.2.

Not tested: too few sales.

5.5 Living area: described, not tested

The average is 1,181 SF for homes built after 1950 and 1,421 SF for homes built before 1930. It falls step by step from the lowest range to the highest. Defined in 8.1.3.

Not tested: too few sales.

5.6 Days on market: described, not tested

The median is 55 days for homes built after 1950 and 12 days for homes built before 1930. It rises step by step from the lowest range to the highest. Defined in 8.1.5.

Not tested: too few sales.

5.7 Discount from original list: described, not tested

The average is 8.5% for homes built after 1950 and 4.2% for homes built before 1930. It does not move in a straight line; homes built after 1950 are highest. Defined in 8.1.6.

Not tested: too few sales.

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.

33% of homes built after 1950 had a price cut before sale, against 25% of homes built before 1930. Defined in 8.1.7.
100% of homes built after 1950 had the seller pay closing costs or repairs, against 50% of homes built before 1930. Defined in 8.1.8.
0% of homes built after 1950 have a view, against 25% of homes built before 1930. Defined in 8.1.9.

Price cut before sale: Not tested: too few sales.

Seller paid closing costs or repairs: Not tested: too few sales.

Has a view: Not tested: too few sales.

5.9 The numbers: price and size

	Before 19304 sales	1930–19505 sales	After 19503 sales	All12 sales
Net sale price average	$322,257	$191,499	$233,133	$245,494
Net price per SF average	$250	$160	$213	$203
Living area average	1,421	1,213	1,181	1,275
Year built median	1920	1947	1960	1941

5.10 The numbers: selling

	Before 19304 sales	1930–19505 sales	After 19503 sales	All12 sales
Days on market median	12	38	55	36
Discount from original list average	4.2%	−54.6%	8.5%	−19.2%
Price cut before sale	25%	20%	33%	25%
Seller paid closing costs or repairs	50%	80%	100%	75%
Has a view	25%	0%	0%	8%

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 · 12 sales · November 1, 2025 – October 31, 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.

Bottom line: too few sales to test.

6.1 Key differences

The top group against the bottom group: no measure differs enough to rule out chance.

6.3 Net sale price: described, not tested

The average is $541K for homes with a view and $219K for homes without a view. Defined in 8.1.1.

Not tested: too few sales.

6.4 Net price per SF: described, not tested

The average is $194 per SF for homes with a view and $204 per SF for homes without a view. Defined in 8.1.2.

Not tested: too few sales.

6.5 Living area: described, not tested

The average is 2,784 SF for homes with a view and 1,137 SF for homes without a view. Defined in 8.1.3.

Not tested: too few sales.

6.6 Year built: described, not tested

The median is 1920 for homes with a view and 1947 for homes without a view. Defined in 8.1.4.

Not tested: too few sales.

6.7 Days on market: described, not tested

The median is 372 days for homes with a view and 33 days for homes without a view. Defined in 8.1.5.

Not tested: too few sales.

6.8 Discount from original list: described, not tested

The average is 7.5% for homes with a view and -21.7% for homes without a view. Defined in 8.1.6.

Not tested: too few sales.

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.

100% of homes with a view had a price cut before sale, against 18% of homes without a view. Defined in 8.1.7.
100% of homes with a view had the seller pay closing costs or repairs, against 73% of homes without a view. Defined in 8.1.8.

Price cut before sale: Not tested: too few sales.

Seller paid closing costs or repairs: Not tested: too few sales.

6.10 The numbers: price and size

	View1 sales	No view11 sales	All12 sales
Net sale price average	$540,900	$218,639	$245,494
Net price per SF average	$194	$204	$203
Living area average	2,784	1,137	1,275
Year built median	1920	1947	1941

6.11 The numbers: selling

	View1 sales	No view11 sales	All12 sales
Days on market median	372	33	36
Discount from original list average	7.5%	−21.7%	−19.2%
Price cut before sale	100%	18%	25%
Seller paid closing costs or repairs	100%	73%	75%

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 · 1 sales · November 1, 2025 – October 31, 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: 1 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 Doak Add.

Measure	Average	Median
Sales	1
Net sale price	$442,195	$442,195
Net price per SF	$274	$274
Living area (SF)	1,614	1,614
Days on market	4	4
Discount from original list	−6.6%	−6.6%
Price cut before sale	0% of sales
Seller paid closing costs or repairs	0% of sales
Year built	2025–2025

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: 12 resale sales. Average $245,494; median $229,500; standard deviation $111,794; middle half (25th–75th percentile) $180,500–$275,732; lowest $100,975, highest $540,900. 9 sales had a seller payment; their median payment was $6,000.

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: 12 resale sales. Average $203; median $196; standard deviation $62; middle half (25th–75th percentile) $156–$241; lowest $102, highest $323.

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: 12 resale sales. Average 1,275; median 1,130; standard deviation 621; middle half (25th–75th percentile) 942–1,317; lowest 572, highest 2,784.

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: 12 resale sales. Average 1940; median 1941; standard deviation 25; middle half (25th–75th percentile) 1920–1952; lowest 1900, highest 1993.

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: 12 resale sales. Average 73; median 36; standard deviation 104; middle half (25th–75th percentile) 13–84; lowest 3, highest 372. 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: 12 resale sales. Average −19.2%; median 4.5%; standard deviation 89.7%; middle half (25th–75th percentile) 2.2%–8.7%; lowest −303.9%, highest 13.7%. 1 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: 3 of 12 resale sales (25.0%).

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: 9 of 12 resale sales (75.0%).

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: 1 sales with a view, 11 without, 0 unclassified. Most common View entries: None 9, Neighborhood 3, City 1.

8.2 Methods

8.2.1 Data source

In simple terms: Every figure comes from the Austin Board of REALTORS® MLS, read live by ALEX. No figure is estimated or typed in.
Statistically: ABOR MLS via secure APIs, read from ALEX's copy of the MLS (refreshed every 15 minutes; this pull as of 2026-11-01 09:30 UTC), every field. Filter: StandardStatus = Closed, PropertyType = Residential, City = Taylor, SubdivisionName contains any of “doak add” (case-insensitive). A record is kept when its subdivision name belongs to the Doak Add family, the same rule comparable sales use.
The data: Pulled November 1, 2026: 13 closed Doak Add records over the prior year, in ZIP 76574. 1 subdivision spellings kept: Doak Add (13). Names found by the search but not part of Doak Add, left out: Doak Addition (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 4 resale sales here (under 80), so the full year is used.
Statistically: CloseDate from November 1, 2025 to October 31, 2026 inclusive.
The data: 13 single-family sales in the window: 12 resale, 1 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: 12 resale; 1 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 $185K”.
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 $185K: $100,975–$167,000 (3 sales); $185K–$229K: $185,000–$229,000 (3 sales); $230K–$270K: $230,000–$269,900 (3 sales); Over $270K: $293,228–$540,900 (3 sales)
Quartiles by living area: Under 992 SF: 572–792 SF (3 sales); 992–1,127 SF: 992–1,127 SF (3 sales); 1,132–1,216 SF: 1,132–1,216 SF (3 sales); Over 1,216 SF: 1,620–2,784 SF (3 sales)
Groups by year built: Before 1930: 1900–1920 (4 sales); 1930–1950: 1930–1950 (5 sales); After 1950: 1958–1993 (3 sales)
View and no view: View: MLS lists a view (1 sales); No view: None or Neighborhood (11 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 $245,494, median $229,500. Days on market: average 73, median 36: 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

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: 0 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

Too few sales in a group to test.

8.3.2 Quartiles by living area

Too few sales in a group to test.

8.3.3 Groups by year built

Too few sales in a group to test.

8.3.4 View and no view

Too few sales in a group to test.

8.4 Data notes

Left out of the analysis: 1 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 12 closed MLS resale sales; the 1 new-construction sales appear only in their own section, as basic statistics. Sale and listing data: ABOR MLS via secure APIs, pulled November 1, 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.