ALEX · Executive Summary

2708 Springwood Lane, Georgetown

Comparable-sales valuation · Valuation · Williamson County

Prepared for Prepared by Diane Hart Alexander, MBA, MHASummary revised October 14, 2026, 6:55 PM CDTReport version 14.345

The detailed report: https://alex-companies.com/valuations/buyer-listed/2708-springwood-ln-georgetown-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/2708-springwood-ln-georgetown-tx--executive-summary.html
The permanent link to this summary, always the current version.

What the two Models share. Both models start from the same sales. But at that point they dramatically differ.

ALEX AI Statistical Model

ALEX’s statistical model uses five comparable sales. Each sale’s adjusted price is carried to this home’s 2,990 SF using the size effect measured from 15,182 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 $606,207, the median, because 90% of the current list price ($607,500) is above it. The lowest single sale indicates $567,068.

Traditional Arithmetic Model

The same five sales, with no adjustments: the average sale price per SF times this home’s 2,990 SF, every sale counted equally. Section 02 explains how the two Models differ.

Arithmetic Model. The math is simple:

1. Sale Price per SF for Each Home. 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).

ALEX Model. It is completely logical, statistically accurate and defensible at an MIT PhD Dissertation Committee Review. But it requires an NVIDIA mini, or something equivalent, to do the math. The detailed report sets out the full method.

Compared on the average alone, ALEX’s valuation is lower than the traditional arithmetic figure. The difference is shown below in dollars and as a percentage of the traditional average.

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.

The house

	2708 Springwood LnThis houseMLS # 4222044	205 Axis LoopSale 1MLS # 9324797	109 Lake Spring CirSale 2MLS # 7698731	4209 Sevilla DrSale 3MLS # 9165244	405 Granite Rock LnSale 4MLS # 6033121	126 Esparada DrSale 5MLS # 4978738
Distance from this house	—	0.48 mi NNW	2.28 mi NW	1.45 mi N	2.01 mi S	1.13 mi NNE
Living area	2,990 SF	2,562 SF	2,803 SF	3,189 SF	2,513 SF	2,586 SF
Bedrooms	4	3	4	5	3	3
Bathrooms	3	3	3.1	4	3	2
Year built	2004	2020	2016	1984	2018	1978
Lot area	20,190 SF	16,814 SF	11,326 SF	34,412 SF	7,492 SF	36,590 SF
Garage	3-car	3-car	2-car	2-car	3-car	2-car
Levels	One	One	One	One	One	Two

The sale

	2708 Springwood LnThis houseMLS # 4222044	205 Axis LoopSale 1MLS # 9324797	109 Lake Spring CirSale 2MLS # 7698731	4209 Sevilla DrSale 3MLS # 9165244	405 Granite Rock LnSale 4MLS # 6033121	126 Esparada DrSale 5MLS # 4978738
Listing date	10/10/26	06/19/26	07/07/26	08/18/26	07/30/26	07/17/26
Close date	Active	08/21/26	08/17/26	10/06/26	08/18/26	08/27/26
Days on market	4	32	3	None	5	13
Original list price	$675,000	$660,000	$559,000	$674,900	$590,000	$555,555
Last list price	$675,000	$660,000	$559,000	$674,900	$590,000	$555,555
Closed price	—	$645,000	$559,000	$648,000	$590,000	$555,555
Buyer closing costs paid by the seller	—	—	—	−$20,040	—	−$600
Repairs at the buyer’s request	—	—	−$1,400	—	—	—
Net sale price	—	$645,000	$557,600	$627,960	$590,000	$554,955

AI & Diane Adjustments

	2708 Springwood LnThis houseMLS # 4222044	205 Axis LoopSale 1MLS # 9324797	109 Lake Spring CirSale 2MLS # 7698731	4209 Sevilla DrSale 3MLS # 9165244	405 Granite Rock LnSale 4MLS # 6033121	126 Esparada DrSale 5MLS # 4978738
Age	—	−$21,091	−$14,145	+$26,593	−$17,446	+$30,676
Lot size	—	+$8,689	+$24,551	−$25,544	+$44,506	−$25,275
Stories	—	—	—	—	—	+$14,296
Bedroom count	—	—	—	—	—	—
Full bath	—	—	—	−$17,186	—	+$15,250
Primary bath	—	—	—	—	—	—
Full bath 2	—	—	—	—	—	—
Full bath 3	—	—	—	—	—	—
Half bath	—	—	−$6,793	—	—	—
Garage	—	—	+$13,646	+$15,394	—	+$13,659
Kitchen	—	−$16,189	−$14,476	—	−$15,304	—
Interior quality	—	—	—	—	—	—
Interior lighting	—	—	—	—	—	—
Pool	—	—	—	—	—	—
View	—	—	—	−$10,725	—	−$9,517
Fireplace	—	—	+$6,686	—	—	—
Study office	—	−$7,044	—	—	−$6,659	—
Patio	—	—	—	+$4,180	—	—
Deck	—	—	—	—	—	—
Outdoor kitchen	—	—	—	—	—	—
Outbuilding	—	—	—	—	—	—
Solar	—	—	—	—	—	—
Exterior condition	—	—	—	—	—	—
Front yard	—	—	—	—	—	—
Back yard	—	—	—	—	—	—
Updated or remodeled	—	—	—	—	—	−$33,679
Cul-de-sac	—	—	—	—	—	—
Corner lot	—	—	—	+$4,647	—	+$4,123
Guest suite	—	—	−$3,704	−$4,179	—	−$3,708
Fence	—	−$7,005	−$6,263	—	−$6,622	—
Foundation	—	—	—	—	—	—
Septic	—	—	—	—	—	—
Well	—	—	—	—	—	—
Flood plain	—	—	—	—	—	—
Casita	—	—	—	—	—	—
Visible disrepair	—	—	—	—	—	—
Bathrooms	—	—	—	—	—	—
Total AI & Diane adjustments	—	−$42,640	−$498	−$6,820	−$1,525	+$5,825

Size adjustment

	2708 Springwood LnThis houseMLS # 4222044	205 Axis LoopSale 1MLS # 9324797	109 Lake Spring CirSale 2MLS # 7698731	4209 Sevilla DrSale 3MLS # 9165244	405 Granite Rock LnSale 4MLS # 6033121	126 Esparada DrSale 5MLS # 4978738
Scaling to 2,990 SF	—	+$99,914	+$36,920	−$38,760	+$110,957	+$87,033
Statistical size adjustment	—	−$63,980	−$23,255	+$23,827	−$71,299	−$55,637
Total size adjustment	—	+$35,934	+$13,665	−$14,933	+$39,658	+$31,396

Scaling to 2,990 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, 205 Axis Loop has 2,562 SF. Its price after the time adjustment and all feature adjustments, including any made by Diane, is $598,082. Restated at this home’s size: $598,082 × 2,990 ÷ 2,562 = $697,996. The scaling line for 205 Axis Loop is the difference, +$99,914.

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 15,182 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 205 Axis Loop the statistical size adjustment is −$63,980, so its total size adjustment is +$35,934. The further a sale’s size is from this home’s, the larger the correction.

Final valuation

	2708 Springwood LnThis houseMLS # 4222044	205 Axis LoopSale 1MLS # 9324797	109 Lake Spring CirSale 2MLS # 7698731	4209 Sevilla DrSale 3MLS # 9165244	405 Granite Rock LnSale 4MLS # 6033121	126 Esparada DrSale 5MLS # 4978738
Weight in the statistical model	—	26.2%	23.1%	18.0%	17.9%	14.8%
Net sale price	—	$645,000	$557,600	$627,960	$590,000	$554,955
Time adjustment	—	−$4,278	−$3,699	—	−$3,913	−$3,681
AI & Diane adjustments	—	−$42,640	−$498	−$6,820	−$1,525	+$5,825
Size adjustment	—	+$35,934	+$13,665	−$14,933	+$39,658	+$31,396
Final adjusted value	—	$634,016	$567,068	$606,207	$624,220	$588,495
Final adjusted sale price per SF	—	$212	$190	$203	$209	$197