305 Terra Manor Trail
Two models, the same sales
| Lowest | Average | Median | Highest | |
|---|---|---|---|---|
| ALEX Model | $471,710 | $498,031 | $498,058 | $533,591 |
| Standard Arithmetic Model | $523,375 | $538,080 | $532,711 | $555,804 |
The Standard Arithmetic Model is each sale’s price per SF times this home’s 2,593 SF, every sale counted equally, nothing adjusted. The ALEX Model nets out seller concessions, brings each sale to today, adjusts it for every measured difference, corrects for size and weights it by how closely it matches. Here the ALEX Model is $40,049 (7.4%) lower.
How one sale becomes a value
| Sale price | $570,000 | |
| 1 · Seller concessions | $566,013 | −$3,987 |
| 2 · Time adjustment | $547,805 | −$18,208 |
| 3 · ALEX Model & Agent Changes | $540,534 | −$7,271 |
| Price per SF | $200.64/SF | |
| 5 · SF adjustment | $520,269 | −$20,265 |
| 6 · Size correction | $533,591 | +$13,322 |
132 Amber Oak, step by step.
How the comparable sales were chosen
How accurate it is
Each sale was valued as if unknown, from sales before it, in a test held out after 03/30/26; the error is the gap to what it actually sold for.
Bringing each sale to today
| Sale | Sold | Market since | Adjustment |
|---|---|---|---|
| 132 Amber Oak | 06/26 | -3.2% | −$18,208 |
| 212 Spring Bluff | 07/26 | -2.6% | −$12,321 |
| 200 Spring Bluff | 05/26 | -2.2% | −$10,417 |
| 205 Amber Oak | 05/26 | -2.2% | −$11,384 |
| 1109 Thunderhead | 11/25 | -1.8% | −$8,724 |
ALEX’s repeat-sales index for Williamson County, blended toward the Austin area where county sales are thin: built from homes that sold more than once, so a change in what sold does not read as a change in prices.
Other estimates of this home
| Source | Estimate | vs ALEX |
|---|---|---|
| ALEX valuation | $498,031 | — |
| Zillow Zestimate | $577,600 | +16.0% |
| HouseCanary | $580,982 | +16.7% |
| WCAD market value, 2026 | $531,584 | +6.7% |
Automated estimates use public records and broad statistics; they do not see this home’s comparable sales or their concessions. A county value is set for taxes as of January 1.
This is a comparable-sales opinion of value. It is not a certified appraisal and not a mortgage or lending document. Sale prices are net of seller-paid closing costs and buyer-requested repairs, adjusted to today with ALEX’s repeat-sales index for Williamson County. Sale and listing data: ABOR MLS via secure APIs. Tax values: the county appraisal district where available. ALEX Companies · Licensed by the Texas Real Estate Commission · Broker: Alexander Tiffany Southwest, LLC, #565194-BB · Diane Hart Alexander, Designated Broker, #574877-B.