321 Angus Drive
Cedar Park, TX 78613
MLS # 5877261
Prepared for —
Prepared by Diane Hart Alexander
Expired Property Seller Model
Version 14.471
Tuesday, October 27, 2026 · 9:05 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
Summary
This valuation is for 321 Angus Drive in Ranch At Brushy Creek, Cedar Park, TX. It is listed at $1,195,000 and has been on the market for 74 days. We compared it with the five recent sales of homes most like it. We think it is worth between $978,325 and $1,230,520, which is from 3.0% above to 18.1% below its asking price.
Where it is
This homeSold #1 · 204 Broken Arrow DrSold #2 · 305 Stiles CvSold #3 · 401 Bluff View RdSold #4 · 401 Bluff Point BndSold #5 · 301 Raging River RdFor sale now in this area · 6
The property
List price$1,195,000
StatusWithdrawn
List price per SF$322
Days on market74
Living area3,714 SF
Year built2010
Bedrooms4
Baths3.1
Lot0.21 acres
Garage3-car
StoriesTwo
TypeSingle Family
HOA dues$54 monthly
WCAD value 2026$957,600
SubdivisionRanch At Brushy Creek
Elementary schoolSommer
Property tax*$17,893
Tax rate1.8685%
FEMA flood zone†X · minimal risk
FIRM panel48491C0470F · 12/20/2019
Elementary school from the official attendance-zone map; the MLS listing says Patsy Sommer.
† Zone X: minimal risk (area of minimal flood hazard). Source: FEMA National Flood Hazard Layer (Flood Insurance Rate Map), hazards.fema.gov, read 10/27/2026 at the listing’s map point. A map reading, not a flood zone determination; a lender orders one for a loan.
* WCAD 2026 value $957,600 × tax rate 1.868520% = $17,893 a year, with no exemptions.
Property values
ALEX Model
The ALEX Model is unique in both comparable selection and precision valuation.
Step 1 · Comparable sale selection
| Stage | What it keeps | Sales left | |
|---|---|---|---|
| 1.1 | 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. | 49 | |
| 1.2 | In this home's subdivision | 25 | |
| 1.3 | Same school districtRemoved 3. Checked against the official district map. | 22 | |
| 1.4 | Same elementary schoolChecked against the official attendance-zone map. MLS corrected: 321 Angus (MLS Patsy Sommer, map Sommer); 204 Broken Arrow (MLS Patsy Sommer, map Sommer); 305 Stiles (MLS Patsy Sommer, map Sommer); 401 Bluff View (MLS Patsy Sommer, map Sommer); 401 Bluff Point (MLS Patsy Sommer, map Sommer); 301 Raging River (MLS Patsy Sommer, map Sommer). | 22 | |
| 1.5 | The same kind of homeRemoved: stories 1, sale-to-list 1. | 20 | |
| 1.6 | Searched: Ranch at Brushy Creek, all phases and sectionsThis home's subdivision only, sales back to August 2022 when needed. | 16 | |
| 1.7 | Within 25% of this home's size, sold in the last 11 months | 6 | |
| 1.8 | Close enough on seven measures of similarity | 5 | |
| Measure of similarity – Living area (log scale) · counts in 2.11 Similarity | |||
| Measure of similarity – Year built · counts in 2.11 Similarity | |||
| Measure of similarity – Lot size (log scale) · counts in 2.11 Similarity | |||
| Measure of similarity – Distance from this home (miles) · counts in 2.10 Proximity | |||
| Measure of similarity – Months since the sale · counts in 2.12 Recency | |||
| Measure of similarity – Bedrooms · counts in 2.11 Similarity | |||
| Measure of similarity – Bathrooms · counts in 2.11 Similarity | |||
| 1.9 | Comparable sales used | 5 |
Step 2 · Valuation
204 Broken Arrow, the sale that counts most, stage by stage. Every sale goes through the same stages; each one’s figures are in Detailed comparable sale valuations.
| Stage | What it does | Change | Value |
|---|---|---|---|
| 2.1 | Closed priceWhat the sale closed for, as recorded in the MLS | $1,015,000 | |
| 2.2 | Buyer closing costs paid by sellerThe sale price less the buyer’s closing costs the seller paid, as recorded in the MLS | −$2,000 | $1,013,000 |
| 2.3 | Buyer required repairs paid by sellerLess the repairs the seller paid at the buyer’s request, as recorded in the MLS | none | $1,013,000 |
| 2.4 | Time adjustmentBrought to today with ALEX’s index | −$32,355 | $980,645 |
| 2.5 | ALEX Model ChangesEach difference from this home — bathrooms, garage, lot size, view, age and the rest — priced at what ABOR closed sales in the same price range show the market pays | +$38,060 | $1,018,705 |
| 2.6 | ALEX Agent ChangesAny ALEX line the agent revised, at the agent’s figure | none | $1,018,705 |
| 2.7 | Additional Agent ChangesAny line the agent added | none | $1,018,705 |
| 2.8 | SF adjustmentThe adjusted price per SF times this home’s SF | −$84,515 | $934,190 |
| 2.9 | Size correctionLarger homes sell for less per SF, as measured on the market | +$44,135 | $978,325 |
| Value from this sale | $978,325 |
2.10 – 2.13 · From each sale’s value to the ALEX Model valuation
| Sale | Value from the sale | 2.10 Proximity | 2.11 Similarity | 2.12 Recency | 2.13 Weight |
|---|---|---|---|---|---|
| 204 Broken Arrow | $978,325 | 100% | 85% | 94% | 27.9% |
| 305 Stiles | $1,079,046 | 98% | 78% | 97% | 26.7% |
| 401 Bluff View | $1,045,142 | 100% | 23% | 99% | 17.4% |
| 401 Bluff Point | $1,077,796 | 100% | 39% | 65% | 14.2% |
| 301 Raging River | $1,230,520 | 98% | 28% | 77% | 13.9% |
| ALEX Model valuation the weighted average | $1,065,936 | Lowest $978,325 · median $1,077,796 · highest $1,230,520 | |||
Proximity: distance from this home. Similarity: size, year built, lot, beds, baths. Recency: months since the sale. Each is how closely the sale matches, 100% = identical. Weight: sales most like the home count for more, whether ALEX or the agent selected them.
How the two models differ
Standard Arithmetic Model
$271.15 × 3,714 SF = $1,007,050
Unweighted
| #1 | 204 Broken Arrow Dr | 20.0% | $930,793 | |
| #2 | 305 Stiles Cv | 20.0% | $970,218 | |
| #3 | 401 Bluff View Rd | 20.0% | $1,044,350 | |
| #4 | 401 Bluff Point Bnd | 20.0% | $928,500 | |
| #5 | 301 Raging River Rd | 20.0% | $1,161,389 |
ALEX Model
Range of weighted values of five sales = $978,325 – $1,230,520
Weighted
| #1 | 204 Broken Arrow Dr | 27.9% | $978,325 | |
| #2 | 305 Stiles Cv | 26.7% | $1,079,046 | |
| #3 | 401 Bluff View Rd | 17.4% | $1,045,142 | |
| #4 | 401 Bluff Point Bnd | 14.2% | $1,077,796 | |
| #5 | 301 Raging River Rd | 13.9% | $1,230,520 |
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 27, 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, as of October 27, 2026, 9:00 PM CDT. 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
 321 AngusThis homeMLS # 5877261 |  204 Broken ArrowSale 1MLS # 7120704 |  305 StilesSale 2MLS # 7236573 |  401 Bluff ViewSale 3MLS # 4065194 |  401 Bluff PointSale 4MLS # 6578099 |  301 Raging RiverSale 5MLS # 6641911 | |
|---|---|---|---|---|---|---|
| Summary | ||||||
| Weight | — | 27.9% | 26.7% | 17.4% | 14.2% | 13.9% |
| Proximity match | — | 100% | 98% | 100% | 100% | 98% |
| Similarity match | — | 85% | 78% | 23% | 39% | 28% |
| Recency match | — | 94% | 97% | 99% | 65% | 77% |
| 2.1 · Closed price | — | $1,015,000 | $999,999 | $1,075,000 | $1,135,000 | $1,425,000 |
| SF | 3,714 SF | 4,050 SF | 3,828 SF | 3,823 SF | 4,540 SF | 4,557 SF |
| $/SF | — | $251 | $261 | $281 | $250 | $313 |
| Standard Arithmetic Model | — | $930,793 | $970,218 | $1,044,350 | $928,500 | $1,161,389 |
| 2.2 · Buyer closing costs paid by seller | — | −$2,000 | — | −$6,000 | −$3,000 | — |
| 2.3 · Buyer required repairs paid by seller | — | — | −$3,000 | — | — | — |
| 2.4 · Time adjustment | — | −$32,355 | −$7,661 | — | −$11,085 | −$31,475 |
| 2.5 · ALEX Model Changes | — | +$38,060 | +$105,050 | −$9,644 | +$62,850 | −$39,659 |
| 2.6 · ALEX Agent Changes | — | — | — | — | — | — |
| 2.7 · Additional Agent Changes | — | — | — | — | — | — |
| 2.8 · SF adjustment | — | −$84,515 | −$32,591 | −$30,204 | −$215,372 | −$250,452 |
| 2.9 · Size correction | — | +$44,135 | +$17,249 | +$15,990 | +$109,403 | +$127,106 |
| ALEX Model valuation | — | $978,325 | $1,079,046 | $1,045,142 | $1,077,796 | $1,230,520 |
| 1 · Comparable sale selection | ||||||
| Distance | — | 0.12 mi NW | 0.62 mi SE | 0.20 mi NNW | 0.18 mi N | 0.56 mi SE |
| Subdivision | Ranch | Ranch | Ranch | Ranch | Ranch | Ranch |
| 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 |
| 2.1 · Closed price | ||||||
| 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 |
| List price | $1,195,000 | $1,049,000 | $1,030,000 | $1,144,000 | $1,200,000 | $1,475,000 |
| Sale price | — | $1,015,000 | $999,999 | $1,075,000 | $1,135,000 | $1,425,000 |
| 2.2 · Buyer closing costs paid by seller | ||||||
| Closing costs | — | −$2,000 | — | −$6,000 | −$3,000 | — |
| Section 3 subtotal | — | −$2,000 | — | −$6,000 | −$3,000 | — |
| 2.3 · Buyer required repairs paid by seller | ||||||
| Repairs in contract | — | — | −$3,000 | — | — | — |
| Repairs after inspection | — | — | — | — | — | — |
| Repairs after appraisal | — | — | — | — | — | — |
| Section 4 subtotal | — | — | −$3,000 | — | — | — |
| 2.4 · Time adjustment | ||||||
| Months from sale to today | — | 4 months | 2 months | 0 months | 10 months | 7 months |
| Section 5 subtotal | — | −$32,355 | −$7,661 | — | −$11,085 | −$31,475 |
| 2.5 · ALEX Model Changes and 2.6 · ALEX Agent Changes | ||||||
| Age | — | +$4,256 | −$8,865 | +$4,531 | −$4,905 | −$11,698 |
| Back yard | — | — | — | — | — | — |
| 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 condition | — | +$26,134 | +$27,217 | $0 | +$30,122 | +$35,914 |
| Interior lighting | — | — | — | — | — | — |
| Interior quality | — | — | — | — | — | — |
| 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 |
| Well | — | — | — | — | — | — |
| 2.5 and 2.6 subtotal | — | +$38,060 | +$105,050 | −$9,644 | +$62,850 | −$39,659 |
| 2.7 · Additional Agent Changes | ||||||
| Interior condition (from showing) | ||||||
| 2.7 subtotal | — | — | — | — | — | — |
| 2.8 · SF adjustment | ||||||
| Section 8 subtotal | — | −$84,515 | −$32,591 | −$30,204 | −$215,372 | −$250,452 |
| 2.9 · Size correction | ||||||
| Section 9 subtotal | — | +$44,135 | +$17,249 | +$15,990 | +$109,403 | +$127,106 |