109 Leon Loop
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. | 180 | |
| 1.2 | In this home's subdivision | 7 | |
| 1.3 | Same school districtChecked against the official district map. | 7 | |
| 1.4 | Same elementary schoolChecked against the official attendance-zone map. | 7 | |
| 1.5 | The same kind of homeRemoved: stories 1, waterfront 1. | 5 | |
| 1.6 | Searched: Santa Rita Ranch SouthThis home's subdivision only, sales back to August 2022 when needed. | 5 | |
| 1.7 | Within 25% of this home's size, sold in the last 24 months | 5 | |
| 1.8 | Close enough on seven measures of similarity | 5 | |
| 1.8.1 | Measure of similarity – Living area (log scale) · counts in 2.11 Similarity | ||
| 1.8.2 | Measure of similarity – Year built · counts in 2.11 Similarity | ||
| 1.8.3 | Measure of similarity – Lot size (log scale) · counts in 2.11 Similarity | ||
| 1.8.4 | Measure of similarity – Distance from this home (miles) · counts in 2.10 Proximity | ||
| 1.8.5 | Measure of similarity – Months since the sale · counts in 2.12 Recency | ||
| 1.8.6 | Measure of similarity – Bedrooms · counts in 2.11 Similarity | ||
| 1.8.7 | Measure of similarity – Bathrooms · counts in 2.11 Similarity | ||
| 1.9 | Comparable sales used | 5 |
Step 2 · Valuation
216 Rieti, 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 | $660,000 | |
| 2.2 | Buyer closing costs paid by sellerThe sale price less the buyer’s closing costs the seller paid, as recorded in the MLS | −$9,000 | $651,000 |
| 2.3 | Buyer required repairs paid by sellerLess the repairs the seller paid at the buyer’s request, as recorded in the MLS | none | $651,000 |
| 2.4 | Time adjustmentBrought to today with ALEX’s index | −$11,549 | $639,451 |
| 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 | +$1,256 | $640,707 |
| 2.6 | ALEX Agent ChangesAny ALEX line the agent revised, at the agent’s figure | none | $640,707 |
| 2.7 | Additional Agent ChangesAny line the agent added | none | $640,707 |
| 2.8 | SF adjustmentThe adjusted price per SF times this home’s SF | −$85,550 | $555,157 |
| 2.9 | Size correctionLarger homes sell for less per SF, as measured on the market | +$51,721 | $606,878 |
| Value from this sale | $606,878 | ||
| 2.10 | ProximityDistance from this home; how closely this sale matches, 100% = identical | 100% match | |
| 2.11 | SimilaritySize, year built, lot, beds, baths; how closely this sale matches, 100% = identical | 96% match | |
| 2.12 | RecencyMonths since the sale; how closely this sale matches, 100% = identical | 99% match | |
| 2.13 | WeightHow much this sale counts in the ALEX Model valuation. Sales most like the home count for more, whether ALEX or the agent selected them | 25.7% |
How the two models differ
| #1 | 216 Rieti Pkwy | 20.0% | $571,874 | |
| #2 | 117 Rosa Dr | 20.0% | $566,233 | |
| #3 | 504 Leon Loop | 20.0% | $716,137 | |
| #4 | 104 Leon Loop | 20.0% | $581,445 | |
| #5 | 109 Mark Way | 20.0% | $713,631 |
| #1 | 216 Rieti Pkwy | 25.7% | $606,878 | |
| #2 | 117 Rosa Dr | 25.4% | $582,459 | |
| #3 | 504 Leon Loop | 23.6% | $622,578 | |
| #4 | 104 Leon Loop | 13.4% | $581,131 | |
| #5 | 109 Mark Way | 11.8% | $640,182 |
Two models, the same sales
| Lowest | Average | Median | Highest | |
|---|---|---|---|---|
| ALEX Model | $581,131 | $604,859 | $606,878 | $640,182 |
| Standard Arithmetic Model | $566,233 | $629,864 | $581,445 | $716,137 |
The Standard Arithmetic Model is each sale’s price per SF times this home’s 3,316 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 $25,005 (4.0%) lower.
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 |
|---|---|---|---|
| 216 Rieti | 08/26 | -1.8% | −$11,549 |
| 117 Rosa | 07/26 | -3.5% | −$22,464 |
| 504 Leon | 01/26 | -1.8% | −$10,893 |
| 104 Leon | 01/25 | -6.6% | −$43,304 |
| 109 Mark | 11/24 | -7.8% | −$57,075 |
ALEX’s index, 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 | $604,859 | — |
| Zillow Zestimate | $632,300 | +4.5% |
| HouseCanary | $688,249 | +13.8% |
| WCAD market value, 2026 | $643,869 | +6.4% |
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 index. Sale and listing data: ABOR MLS via secure APIs, as of October 28, 2026, 7:15 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.