ALEX · Executive Summary

321 Angus Drive, Cedar Park

Comparable-sales valuation · Valuation · Williamson County

Prepared for Prepared by Diane Hart Alexander, MBA, MHASummary revised October 27, 2026, 12:24 PM CDTReport version 14.461

The detailed report: https://alex-companies.com/valuations/buyer-listed/321-angus-dr-cedar-park-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/321-angus-dr-cedar-park-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 3,714 SF using the size effect measured from 7,044 recent sales in the ABOR market: resales priced $1,000,000 and up, 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 $1,075,500, 90% of the $1,195,000 last list price. The lowest single sale indicates $978,325.

Standard Arithmetic Model

The same five sales, with no adjustments: the average sale price per SF times this home’s 3,714 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).

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 repeat-sales index for the county.
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 $58,886 higher than the Standard Arithmetic Model — 5.8% higher.

All five are in Ranch At Brushy Creek, 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.

The house

	321 Angus DrThis houseMLS # 5877261	204 Broken Arrow DrSale 1MLS # 7120704	305 Stiles CvSale 2MLS # 7236573	401 Bluff View RdSale 3MLS # 4065194	401 Bluff Point BndSale 4MLS # 6578099	301 Raging River RdSale 5MLS # 6641911
Distance from this house	—	0.12 mi NW	0.62 mi SE	0.20 mi NNW	0.18 mi N	0.56 mi SE
Living area	3,714 SF	4,050 SF	3,828 SF	3,823 SF	4,540 SF	4,557 SF
Bedrooms	4	4	4	5	5	4
Bathrooms	3.1	3.1	4	4	4.1	4.1
Year built	2010	2008	2014	2008	2011	2014
Lot area	9,108 SF	12,153 SF	12,053 SF	16,740 SF	14,279 SF	15,006 SF
Garage	3-car	3-car	3-car	3-car	4-car	3-car
Levels	Two	Two	Two	Two	Two	Two

The sale

	321 Angus DrThis houseMLS # 5877261	204 Broken Arrow DrSale 1MLS # 7120704	305 Stiles CvSale 2MLS # 7236573	401 Bluff View RdSale 3MLS # 4065194	401 Bluff Point BndSale 4MLS # 6578099	301 Raging River RdSale 5MLS # 6641911
Listing date	08/06/26	04/24/26	07/07/26	06/19/26	10/09/25	02/12/26
Close date	Withdrawn	06/25/26	08/21/26	10/02/26	12/17/25	03/04/26
Days on market	74	25	3	81	21	4
Original list price	$1,245,000	$1,150,000	$1,030,000	$1,195,000	$1,250,000	$1,475,000
Last list price	$1,195,000	$1,049,000	$1,030,000	$1,144,000	$1,200,000	$1,475,000
Closed price	—	$1,015,000	$999,999	$1,075,000	$1,135,000	$1,425,000
Buyer closing costs paid by the seller	—	−$2,000	—	−$6,000	−$3,000	—
Repairs at the buyer’s request	—	—	−$3,000	—	—	—
Net sale price	—	$1,013,000	$996,999	$1,069,000	$1,132,000	$1,425,000

ALEX Model & Diane Adjustments

	321 Angus DrThis houseMLS # 5877261	204 Broken Arrow DrSale 1MLS # 7120704	305 Stiles CvSale 2MLS # 7236573	401 Bluff View RdSale 3MLS # 4065194	401 Bluff Point BndSale 4MLS # 6578099	301 Raging River RdSale 5MLS # 6641911
Age	—	+$4,256	−$8,865	+$4,531	−$4,905	−$11,698
Back yard	—	—	—	—	—	—
Bathrooms	—	—	—	—	—	—
Bedroom count	—	—	—	—	—	—
Casita	—	—	—	—	—	—
Corner lot	—	—	+$7,745	+$7,917	+$8,571	—
Cul-de-sac	—	—	—	—	—	—
Deck	—	—	—	—	—	—
Exterior condition	—	—	—	—	—	—
Fence	—	—	—	—	—	—
Fireplace	—	+$12,072	+$12,572	+$12,852	—	+$16,589
Flood plain	—	—	—	—	—	—
Foundation	—	—	—	—	—	—
Front yard	—	—	—	—	—	—
Full bath	—	—	−$28,646	−$29,284	−$31,702	−$37,799
Full bath 2	—	—	—	—	—	—
Full bath 3	—	—	—	—	—	—
Garage	—	—	—	—	−$28,396	—
Guest suite	—	—	—	—	+$7,708	+$9,191
Half bath	—	—	+$12,773	+$13,057	—	—
Interior lighting	—	—	—	—	—	—
Interior quality	—	—	—	—	—	—
Kitchen	—	+$26,134	+$27,217	—	+$30,122	+$35,914
Lot size	—	−$22,111	−$22,367	−$49,678	−$39,729	−$52,604
Outbuilding	—	—	—	—	—	—
Outdoor kitchen	—	—	—	—	—	—
Patio	—	—	+$6,967	—	—	—
Pool	—	—	+$79,211	—	+$87,663	—
Primary bath	—	—	—	—	—	—
Septic	—	—	—	—	—	—
Solar	—	—	—	—	—	—
Stories	—	—	—	—	—	—
Study office	—	−$11,372	−$11,843	—	—	−$15,627
Updated or remodeled	—	—	—	—	—	—
View	—	+$29,081	+$30,286	+$30,961	+$33,518	+$16,375
Visible disrepair	—	—	—	—	—	—
Well	—	—	—	—	—	—
Total ALEX Model & Diane adjustments	—	+$38,060	+$105,050	−$9,644	+$62,850	−$39,659

Size adjustment

	321 Angus DrThis houseMLS # 5877261	204 Broken Arrow DrSale 1MLS # 7120704	305 Stiles CvSale 2MLS # 7236573	401 Bluff View RdSale 3MLS # 4065194	401 Bluff Point BndSale 4MLS # 6578099	301 Raging River RdSale 5MLS # 6641911
Scaling to 3,714 SF	—	−$84,515	−$32,591	−$30,204	−$215,372	−$250,452
Statistical size adjustment	—	+$44,135	+$17,249	+$15,990	+$109,403	+$127,106
Total size adjustment	—	−$40,380	−$15,342	−$14,214	−$105,969	−$123,346

Scaling to 3,714 SF. Every home that sold is larger than 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, 204 Broken Arrow Dr has 4,050 SF. Its price after the time adjustment and all feature adjustments, including any made by Diane, is $1,018,705. Restated at this home’s size: $1,018,705 × 3,714 ÷ 4,050 = $934,190. The scaling line for 204 Broken Arrow Dr is the difference, −$84,515.

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 7,044 sales in the ABOR market: resales priced $1,000,000 and up, closed since July 2023, holding age, lot, rooms and date of sale constant, and applies that correction to each sale. For 204 Broken Arrow Dr the statistical size adjustment is +$44,135, so its total size adjustment is −$40,380. The further a sale’s size is from this home’s, the larger the correction.

Final valuation

	321 Angus DrThis houseMLS # 5877261	204 Broken Arrow DrSale 1MLS # 7120704	305 Stiles CvSale 2MLS # 7236573	401 Bluff View RdSale 3MLS # 4065194	401 Bluff Point BndSale 4MLS # 6578099	301 Raging River RdSale 5MLS # 6641911
Net sale price	—	$1,013,000	$996,999	$1,069,000	$1,132,000	$1,425,000
Time adjustment	—	−$32,355	−$7,661	—	−$11,085	−$31,475
Time-adjusted net sale price	—	$980,645	$989,338	$1,069,000	$1,120,915	$1,393,525
ALEX Model & Diane adjustments	—	+$38,060	+$105,050	−$9,644	+$62,850	−$39,659
Adjusted value	—	$1,018,705	$1,094,388	$1,059,356	$1,183,765	$1,353,866
Size adjustment	—	−$40,380	−$15,342	−$14,214	−$105,969	−$123,346
Final adjusted value	—	$978,325	$1,079,046	$1,045,142	$1,077,796	$1,230,520
Final adjusted sale price per SF	—	$263	$291	$281	$290	$331