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ALEX · Executive Summary

109 Leon Loop, Liberty Hill

Comparable-sales valuation · Valuation · Williamson County

Prepared for Prepared by Diane Hart Alexander, MBA, MHASummary revised October 28, 2026, 8:35 PM CDTReport version 14.499

The detailed report: https://alex-companies.com/valuations/buyer-listed/109-leon-loop-liberty-hill-tx-canonical.html
Every calculation, comparable sale and source behind this summary, always the current version.

This executive summary: https://alex-companies.com/valuations/buyer-listed/109-leon-loop-liberty-hill-tx-executive-summary.html
The permanent link to this summary, always the current version.

Both models start from the same sales. But at that point they dramatically differ.

ALEX Model

The ALEX Model uses five comparable sales. Each sale’s adjusted price is carried to this home’s 3,316 SF using the size effect measured from 15,315 recent sales in the ABOR market: resales priced $600,000 to $1,000,000, closed since July 2023. Each sale is then weighted by how closely it matches this home on size, age, lot, rooms, distance and date of sale. The average and median are weighted; the minimum and maximum are the lowest and highest single sale. The minimum is held at $584,910, 90% of the $649,900 last list price. The lowest single sale indicates $581,131.

Standard Arithmetic Model

The same five sales, with no adjustments: the average sale price per SF times this home’s 3,316 SF, every sale counted equally. Section 02 explains how the two Models differ.

Standard Arithmetic Model. The math is simple:

1. Sale Price per SF for Each Home Used as a Comparable Sale. For each home used as a comparable sale, divide its sale price by its total SF.
2. Average Sale Price per SF. Add the Sale Price per SF for Each Home, then divide by the number of homes.
3. Your Home’s SF. Use the SF on the MLS listing, the same source as every comparable sale.
4. Your Home’s Estimated Value. Average Sale Price per SF multiplied by Your Home’s SF.

Example. $200 (Average Sale Price per SF) × 2,500 SF (Your Home’s SF) = $500,000 (Your Home’s Estimated Value).

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ALEX Model. It is statistically sound and accurate:

1. Comparable Sales. Closed sales like Your Home, chosen by ALEX’s selection rules or by the agent.
2. Net Sale Price for Each Home Used as a Comparable Sale. Its sale price less the closing costs and repairs the seller paid, as recorded in the MLS.
3. Time Adjustment. Each net sale price is brought to today with ALEX’s index.
4. Feature Adjustments. Each difference from Your Home — bathrooms, garage, lot size, view, age and the rest — is priced at what ABOR closed sales in the same price range show the market pays.
5. Price per SF. Each adjusted price is divided by the sale’s own SF.
6. At Your Home’s Size. That price per SF is multiplied by Your Home’s SF, then corrected because larger homes sell for less per SF, as measured on the market.
7. Weighting. Sales most like Your Home count for more, whether ALEX or the agent selected them. Each sale’s weight is shown in the report.
8. Your Home’s Estimated Value. The weighted average of the sales (a plain average when they count equally), with the minimum, median and maximum beside it.

ALEX Model valuation is $25,005 lower than the Standard Arithmetic Model — 4.0% lower.

All five are in Santa Rita Ranch South, this house’s own subdivision. In each table the first column is this house and each column after it is one comparable sale. Dollar amounts are rounded to the nearest dollar, and each total is the sum of the lines shown above it.

Scaling to 3,316 SF. The homes that sold vary in size relative to this one. To compare them fairly, each sale’s price is first restated at this home’s size, using the sale’s own price per SF. For example, 216 Rieti Pkwy has 3,827 SF. Its price after the time adjustment and all feature adjustments, including any made by Diane, is $640,707. Restated at this home’s size: $640,707 × 3,316 ÷ 3,827 = $555,157. The scaling line for 216 Rieti Pkwy is the difference, −$85,550.

Statistical size adjustment. Scaling at a sale’s own price per SF assumes that price per SF stays the same as size changes. It does not. Smaller homes usually sell for more per SF than larger ones. Every home has a kitchen, bathrooms and a lot, and those cost about the same whatever its size. Scaling alone therefore overstates the value of a sale smaller than this home and understates the value of a larger one. Five sales are too few to measure reliably how price per SF changes with size, so ALEX measured it from 15,315 sales in the ABOR market: resales priced $600,000 to $1,000,000, closed since July 2023, holding age, lot, rooms and date of sale constant, and applies that correction to each sale. For 216 Rieti Pkwy the statistical size adjustment is +$51,721, so its total size adjustment is −$33,829. The further a sale’s size is from this home’s, the larger the correction.