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ALEX · Executive Summary

2708 Springwood Lane, Georgetown

Comparable-sales valuation · Listed Property Buyer Model · Williamson County

Prepared for Elizabeth HeringPrepared by Diane Hart Alexander, MBA, MHA, Designated BrokerSummary revised October 13, 2026, 11:07 AM CDTReport version 14.336

The detailed report: https://alex-companies.com/valuations/buyer-listed/2708-springwood-ln-georgetown-tx-elizabeth-hering-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-elizabeth-hering-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 two 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.

Traditional Arithmetic Model

The same two 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.

All two are in Falls Of San Gabriel, 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 2,990 SF. Every home that sold is smaller 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, 3006 Hawthorne Cv has 2,965 SF. Its price after the time adjustment and all feature adjustments, including any made by Diane, is $680,191. Restated at this home’s size: $680,191 × 2,990 ÷ 2,965 = $685,926. The scaling line for 3006 Hawthorne Cv is the difference, +$5,735.

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. Two 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 3006 Hawthorne Cv the statistical size adjustment is −$3,575, so its total size adjustment is +$2,160. The further a sale’s size is from this home’s, the larger the correction.