321 Angus Drive
Summary
This valuation is for 321 Angus Drive in Ranch At Brushy Creek, Cedar Park, TX. It was listed at $1,195,000 and was on the market for 74 days before the listing was withdrawn on 10/21/2026. We compared it with the five recent sales of homes most like it. Our recommended list price is $1,049,900. We think it is worth between $968,609 and $1,218,050, which is from 1.9% above to 18.9% below its last asking price.
Where it is
The property
1 Estimated taxes. WCAD 2026 value $957,600 × tax rate 1.868520% = $17,893 a year, with no exemptions.
2 Flood zone. Zone X: minimal risk (area of minimal flood hazard). Source: FEMA National Flood Hazard Layer (Flood Insurance Rate Map), hazards.fema.gov, read 10/28/2026 at the listing’s map point. A map reading, not a flood zone determination; a lender orders one for a loan.
Property values
ALEX Model valuation
Each bar is one sale’s value after every Step 2 stage (2.1–2.9). Beneath it: its weight (2.13), then how closely it matches this home on proximity · similarity · recency (2.10–2.12, 100% = identical). Darker bars count for more. The gold line is the ALEX Model valuation: each sale’s value counted by its weight. Sales most like the home count for more, whether ALEX or the agent selected them.
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 index. Sale and listing data: ABOR MLS via secure APIs, as of October 28, 2026, 8:15 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 |  301 Raging RiverSale 4MLS # 6641911 |  401 Bluff PointSale 5MLS # 6578099 | |
|---|---|---|---|---|---|---|
| Summary | ||||||
| Weight | — | 28.0% | 26.8% | 17.2% | 14.0% | 14.0% |
| Proximity match | — | 100% | 98% | 100% | 97% | 99% |
| Similarity match | — | 85% | 78% | 23% | 31% | 40% |
| Recency match | — | 94% | 97% | 99% | 75% | 64% |
| 2.1 · Closed price | — | $1,015,000 | $999,999 | $1,075,000 | $1,425,000 | $1,135,000 |
| SF | 3,714 SF | 4,050 SF | 3,828 SF | 3,823 SF | 4,557 SF | 4,540 SF |
| $/SF | — | $251 | $261 | $281 | $313 | $250 |
| Standard Arithmetic Model | — | $930,793 | $970,218 | $1,044,350 | $1,161,389 | $928,500 |
| 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 | — | −$42,093 | −$17,687 | — | −$45,597 | −$22,489 |
| 2.5 · ALEX Model Changes | — | +$37,682 | +$103,988 | −$9,644 | −$39,257 | +$62,210 |
| 2.6 · ALEX Agent Changes | — | — | — | — | — | — |
| 2.7 · Additional Agent Changes | — | — | — | — | — | — |
| 2.8 · SF adjustment | — | −$83,676 | −$32,261 | −$30,204 | −$247,914 | −$213,181 |
| 2.9 · Size correction | — | +$43,696 | +$17,074 | +$15,990 | +$125,818 | +$108,290 |
| ALEX Model valuation | — | $968,609 | $1,068,113 | $1,045,142 | $1,218,050 | $1,066,830 |
| 1 · Comparable sale selection | ||||||
| Distance | — | 0.12 mi NW | 0.62 mi SE | 0.20 mi NNW | 0.56 mi SE | 0.18 mi N |
| Subdivision | Ranch | Ranch | Ranch | Ranch | Ranch | Ranch |
| Living area | 3,714 SF | 4,050 SF | 3,828 SF | 3,823 SF | 4,557 SF | 4,540 SF |
| Bedrooms | 4 | 4 | 4 | 5 | 4 | 5 |
| Bathrooms | 3.1 | 3.1 | 4 | 4 | 4.1 | 4.1 |
| Year built | 2010 | 2008 | 2014 | 2008 | 2014 | 2011 |
| Lot area | 9,108 SF | 12,153 SF | 12,053 SF | 16,740 SF | 15,006 SF | 14,279 SF |
| Garage | 3-car | 3-car | 3-car | 3-car | 3-car | 4-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 | 02/12/26 | 10/09/25 |
| Close date | Withdrawn | 06/25/26 | 08/21/26 | 10/02/26 | 03/04/26 | 12/17/25 |
| Days on market | 74 | 25 | 3 | 81 | 4 | 21 |
| List price | $1,195,000 | $1,049,000 | $1,030,000 | $1,144,000 | $1,475,000 | $1,200,000 |
| Sale price | — | $1,015,000 | $999,999 | $1,075,000 | $1,425,000 | $1,135,000 |
| 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 | 7 months | 10 months |
| Section 5 subtotal | — | −$42,093 | −$17,687 | — | −$45,597 | −$22,489 |
| 2.5 · ALEX Model Changes and 2.6 · ALEX Agent Changes | ||||||
| Age | — | +$4,214 | −$8,775 | +$4,531 | −$11,579 | −$4,856 |
| Back yard | — | — | — | — | — | — |
| Bedroom count | — | — | — | — | — | — |
| Casita | — | — | — | — | — | — |
| Corner lot | — | — | +$7,666 | +$7,917 | — | +$8,484 |
| Cul-de-sac | — | — | — | — | — | — |
| Deck | — | — | — | — | — | — |
| Exterior condition | — | — | — | — | — | — |
| Fence | — | — | — | — | — | — |
| Fireplace | — | +$11,952 | +$12,445 | +$12,852 | +$16,421 | — |
| Flood plain | — | — | — | — | — | — |
| Flooring | — | — | — | — | — | — |
| Foundation | — | — | — | — | — | — |
| Front yard | — | — | — | — | — | — |
| Full bath | — | — | −$28,355 | −$29,284 | −$37,416 | −$31,380 |
| Full bath 2 | — | — | — | — | — | — |
| Full bath 3 | — | — | — | — | — | — |
| Garage | — | — | — | — | — | −$28,107 |
| Guest suite | — | — | — | — | +$9,098 | +$7,630 |
| Half bath | — | — | +$12,643 | +$13,057 | — | — |
| Interior condition | — | +$25,875 | +$26,942 | $0 | +$35,550 | +$29,815 |
| Interior lighting | — | — | — | — | — | — |
| Interior quality | — | — | — | — | — | — |
| Lot size | — | −$21,892 | −$22,140 | −$49,678 | −$52,071 | −$39,324 |
| Open floor plan | — | — | — | — | — | — |
| Outbuilding | — | — | — | — | — | — |
| Outdoor kitchen | — | — | — | — | — | — |
| Patio | — | — | +$6,897 | — | — | — |
| Pool | — | — | +$78,409 | — | — | +$86,771 |
| Primary bath | — | — | — | — | — | — |
| Primary bedroom on main | — | — | — | — | — | — |
| Septic | — | — | — | — | — | — |
| Solar | — | — | — | — | — | — |
| Stories | — | — | — | — | — | — |
| Study office | — | −$11,259 | −$11,723 | — | −$15,469 | — |
| Two-story great room | — | — | — | — | — | — |
| Updated or remodeled | — | — | — | — | — | — |
| View | — | +$28,792 | +$29,979 | +$30,961 | +$16,209 | +$33,177 |
| Waterfront | — | — | — | — | — | — |
| Well | — | — | — | — | — | — |
| 2.5 and 2.6 subtotal | — | +$37,682 | +$103,988 | −$9,644 | −$39,257 | +$62,210 |
| 2.7 · Additional Agent Changes | ||||||
| Interior condition (from showing) | ||||||
| 2.7 subtotal | — | — | — | — | — | — |
| 2.8 · SF adjustment | ||||||
| Section 8 subtotal | — | −$83,676 | −$32,261 | −$30,204 | −$247,914 | −$213,181 |
| 2.9 · Size correction | ||||||
| Section 9 subtotal | — | +$43,696 | +$17,074 | +$15,990 | +$125,818 | +$108,290 |