305 Terra Manor Trail
Georgetown, TX 78628
MLS # 4473972
Prepared for TEMPLATE
Prepared by Diane Hart Alexander
Listed Property Buyer Model
Version 14.417
Saturday, October 17, 2026 · 5:44 PM CDT
Privileged & Confidential For use by ALEX Agents and Clients only. Sharing this report or its information with any third party without ALEX’s express written consent is prohibited and subjects the disclosing party to legal action. ALEX Model · Patent Pending
Suggested first offer
$471,149
| Lowest valuation, ALEX Model | $471,149 |
| Suggested first offer | $471,149 |
Please talk it over with Diane.
Relisted. This home was listed for sale one other time in the 365 days before this listing: MLS # 7755653, listed 12/04/24 at $639,000, last $614,000, expired 11/23/25 after 354 days.
Summary
This valuation is for 305 Terra Manor Trail in Parkside On The River, Georgetown, TX. It is listed at $589,000 and has been on the market for 136 days. We compared it with the six recent sales of homes most like it. We think it is worth between $471,149 and $532,958, which is 20.0% to 9.5% below its asking price.
The property
List price$589,000
StatusActive
List price per SF$227
Days on market136
Living area2,593 SF
Year built2022
Bedrooms4
Baths3
Lot0.15 acres
Garage2-car
StoriesTwo
TypeSingle Family
HOA dues$840 annually
WCAD value 2026$531,584
SubdivisionParkside On The River
Elementary schoolWolf Ranch Elementary
Property tax*$13,520
Tax rate2.5433%
* WCAD 2026 value $531,584 × tax rate 2.543347% = $13,520 a year, with no exemptions.
Property values
ALEX Model
Sale price
1 · Seller concessions
2 · Time adjustment
3 · ALEX Model & Agent Changes
4 · Additional Agent Changes
5 · SF adjustment
6 · Size correction
ALEX Model valuation
Proximitydistance from this home
Similaritysize, year built, lot, beds, baths
Recencymonths since the sale
Weighthow much the sale counts
How the two models differ
Standard Arithmetic Model
$208.98 × 2,593 SF = $541,897
Unweighted
ALEX Model
Range of weighted values of six sales = $471,149 – $532,958
1 132 Amber Oak2 212 Spring Bluff3 200 Spring Bluff4 205 Amber Oak5 1109 Thunderhead6 208 Barton Oak
Weighted
How the ALEX Model chooses comparable sales
447
Closed sales in the market area that are fair evidenceBank-owned, short, auction, HUD, corporate and probate sales, fair or poor condition and flood-zone sales are excluded.
229
In this home's subdivision
160
Same school districtRemoved 66.
159
Same elementary schoolRemoved 1.
53
The same kind of homeRemoved: association fee 3, view 1, stories 42, new construction 49, sale-to-list 14.
53
Searched: Parkside on the River, same phaseThis home's subdivision only, sales back to August 2022 when needed.
22
Within 25% of this home's size, sold in the last 13 months
20
Close enough on seven measures of similarityProximity: distance. Similarity: size, year built, lot size, bedrooms and baths. Recency: months since the sale.
6
Comparable sales used
Questions about this report? Talk it over with Diane Hart Alexander, Designated Broker · +1 713.591.9902 · [email protected]. The data is current as of October 17, 2026.
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.
Detailed comparable sale valuations
 305 Terra ManorThis homeMLS # 4473972 |  132 Amber OakSale 1MLS # 1606007 |  212 Spring BluffSale 2MLS # 5773592 |  200 Spring BluffSale 3MLS # 9184831 |  205 Amber OakSale 4MLS # 7452809 |  1109 ThunderheadSale 5MLS # 9926430 |  208 Barton OakSale 6MLS # 9530859 | |
|---|---|---|---|---|---|---|---|
| Summary | |||||||
| Weight | — | 22.3% | 21.8% | 18.6% | 12.5% | 12.5% | 12.3% |
| Proximity match | — | 98% | 97% | 96% | 96% | 96% | 100% |
| Similarity match | — | 97% | 95% | 87% | 68% | 88% | 60% |
| Recency match | — | 96% | 97% | 95% | 93% | 73% | 97% |
| Sale price | — | $570,000 | $495,925 | $471,900 | $526,200 | $493,000 | $495,000 |
| SF | 2,593 SF | 2,694 SF | 2,457 SF | 2,297 SF | 2,575 SF | 2,300 SF | 2,288 SF |
| $/SF | — | $212 | $202 | $205 | $204 | $214 | $216 |
| Standard Arithmetic Model | — | $548,630 | $523,375 | $532,711 | $529,878 | $555,804 | $560,986 |
| 1 · Seller concessions | — | −$3,987 | −$14,877 | — | −$10,524 | — | — |
| 2 · Time adjustment | — | −$18,859 | −$12,878 | −$10,965 | −$11,982 | −$9,301 | −$16,493 |
| 3 · ALEX Model & Agent Changes | — | −$7,262 | −$5,530 | −$116 | −$7,398 | +$2,048 | −$10,382 |
| 4 · Additional Agent Changes | — | — | — | — | — | — | — |
| 5 · SF adjustment | — | −$20,241 | +$25,608 | +$59,383 | +$3,469 | +$61,880 | +$62,403 |
| 6 · Size correction | — | +$13,307 | −$17,099 | −$40,094 | −$2,298 | −$41,771 | −$42,160 |
| ALEX Model valuation | — | $532,958 | $471,149 | $480,108 | $497,467 | $505,856 | $488,368 |
| Property characteristics | |||||||
| Distance | — | 0.41 mi NE | 0.48 mi ENE | 0.48 mi ENE | 0.47 mi NE | 0.32 mi NE | 0.15 mi ESE |
| Subdivision | Parkside On The River | Parkside On The River | Parkside On The River | Parkside On The River | Parkside On The River | Parkside On The River | Parkside On The River |
| Living area | 2,593 SF | 2,694 SF | 2,457 SF | 2,297 SF | 2,575 SF | 2,300 SF | 2,288 SF |
| Bedrooms | 4 | 4 | 4 | 4 | 4 | 4 | 3 |
| Bathrooms | 3 | 3 | 3 | 3 | 3.1 | 3 | 2.1 |
| Year built | 2022 | 2026 | 2026 | 2026 | 2026 | 2025 | 2022 |
| Lot area | 6,490 SF | 7,057 SF | 6,882 SF | 6,578 SF | 7,231 SF | 6,098 SF | 7,423 SF |
| Garage | 2-car | 2-car | 2-car | 2-car | 2-car | 2-car | 3-car |
| Levels | Two | Two | Two | Two | Two | Two | Two |
| Listing & sale | |||||||
| Listing date | 06/03/26 | 01/26/26 | 04/13/26 | 02/17/26 | 01/08/26 | 08/08/25 | 04/09/26 |
| Close date | Active | 06/24/26 | 07/09/26 | 05/29/26 | 05/29/26 | 11/14/25 | 06/01/26 |
| Days on market | 136 | 112 | 15 | 62 | 97 | 53 | 29 |
| List price | $589,000 | $598,900 | $499,827 | $471,900 | $525,900 | $524,764 | $499,900 |
| Sale price | — | $570,000 | $495,925 | $471,900 | $526,200 | $493,000 | $495,000 |
| 1 · Seller concessions | |||||||
| Closing costs | — | −$3,987 | −$14,877 | — | −$10,524 | — | — |
| Repairs in contract | — | — | — | — | — | — | — |
| Repairs after inspection | — | — | — | — | — | — | — |
| Repairs after appraisal | — | — | — | — | — | — | — |
| Section 1 subtotal | — | −$3,987 | −$14,877 | — | −$10,524 | — | — |
| 2 · Time adjustment | |||||||
| Months from sale to today | — | 4 months | 3 months | 5 months | 5 months | 11 months | 4 months |
| Section 2 subtotal | — | −$18,859 | −$12,878 | −$10,965 | −$11,982 | −$9,301 | −$16,493 |
| 3 · ALEX Model & Agent Changes | |||||||
| Age | — | −$4,572 | −$3,915 | −$3,877 | −$4,206 | −$4,077 | — |
| Back yard | — | — | — | — | — | — | — |
| Bathrooms | — | — | — | — | — | — | — |
| Bedroom count | — | — | — | — | — | — | — |
| Casita | — | — | — | — | — | — | — |
| Corner lot | — | — | — | — | — | — | — |
| Cul-de-sac | — | — | — | — | — | — | — |
| Deck | — | — | — | — | — | — | — |
| Exterior condition | — | — | — | — | — | — | — |
| Fence | — | — | — | — | — | — | +$6,074 |
| Fireplace | — | — | — | — | — | — | — |
| Flood plain | — | — | — | — | — | — | — |
| Foundation | — | — | — | — | — | — | — |
| Front yard | — | — | — | — | — | — | — |
| Full bath | — | — | — | — | — | — | +$13,893 |
| Full bath 2 | — | — | — | — | — | — | — |
| Full bath 3 | — | — | — | — | — | — | — |
| Garage | — | — | — | — | — | — | −$12,998 |
| Guest suite | — | — | — | +$4,125 | +$4,475 | +$4,338 | — |
| Half bath | — | — | — | — | −$4,470 | — | −$4,231 |
| Interior lighting | — | — | — | — | — | — | — |
| Interior quality | — | — | — | — | — | — | — |
| Kitchen | — | — | — | — | — | — | — |
| Lot size | — | −$2,690 | −$1,615 | −$364 | −$3,197 | +$1,787 | −$3,759 |
| Outbuilding | — | — | — | — | — | — | — |
| Outdoor kitchen | — | — | — | — | — | — | — |
| Patio | — | — | — | — | — | — | — |
| Pool | — | — | — | — | — | — | — |
| Primary bath | — | — | — | — | — | — | — |
| Septic | — | — | — | — | — | — | — |
| Solar | — | — | — | — | — | — | — |
| Stories | — | — | — | — | — | — | — |
| Study office | — | — | — | — | — | — | −$9,361 |
| Updated or remodeled | — | — | — | — | — | — | — |
| View | — | — | — | — | — | — | — |
| Visible disrepair | — | — | — | — | — | — | — |
| Well | — | — | — | — | — | — | — |
| Section 3 subtotal | — | −$7,262 | −$5,530 | −$116 | −$7,398 | +$2,048 | −$10,382 |
| 4 · Additional Agent Changes | |||||||
| Section 4 subtotal | — | — | — | — | — | — | — |
| 5 · SF adjustment | |||||||
| Section 5 subtotal | — | −$20,241 | +$25,608 | +$59,383 | +$3,469 | +$61,880 | +$62,403 |
| 6 · Size correction | |||||||
| Section 6 subtotal | — | +$13,307 | −$17,099 | −$40,094 | −$2,298 | −$41,771 | −$42,160 |