109 Leon Loop — Valuation Report

Summary

This valuation is for 109 Leon Loop in Santa Rita Ranch South, Liberty Hill, TX. It was listed at $649,900 and was on the market for 127 days before the listing expired on 10/20/2026. We compared it with the five recent sales of homes most like it. Our recommended list price is $599,900. We think it is worth between $581,131 and $640,182, which is 10.6% to 1.5% below its last asking price.

ALEX Model valuation

ALEX Model valuation$604,859the weighted average of five sales

Lowest$581,131lowest value from one sale

Median$606,878half the weight above, half below

Highest$640,182highest value from one sale

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.

The ALEX Model How the sales were chosen (Step 1), how each sale became a value (Step 2) and how the two models differ, for this valuation: Supplement A · The ALEX Model alex-companies.com/valuations/seller-expired/109-leon-loop-liberty-hill-tx-alex-model.html. The method, its measured accuracy and the technical reference: alex-companies.com/real-estate/alex-model/.

The property

Original list price$739,900

Listing date6/15/2026

Reduced list price$719,900

Date reduced7/3/2026

Raised list price¹$724,900

Date raised7/22/2026

Reduced list price$714,900

Date reduced7/24/2026

Reduced list price$699,900

Date reduced8/20/2026

Reduced list price$649,900

Date reduced9/22/2026

Last list price$649,900

WCAD value 2026$643,869

Last list price per SF$196

Days on market127

StatusExpired

Date expired10/20/2026

TypeSingle Family

Year built2018

Living area3,316 SF

Lot0.20 acres

Bedrooms4

Baths3.1

StoriesTwo

Garage2-car

SubdivisionSanta Rita Ranch South

HOA dues$116 monthly

School districtLiberty Hill ISD

Elementary schoolSanta Rita Elementary

Tax rate2.2195%

Property tax²$14,290

FEMA flood zone³X · minimal risk

FIRM panel48491C0275E · 9/26/2008

¹ Price raised. On 7/22/2026 the list price was raised from $719,900 to $724,900 (+0.7%).

² Estimated taxes. WCAD 2026 value $643,869 × tax rate 2.219465% = $14,290 a year, with no exemptions.

³ 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.

Where it is

Map of 109 Leon Loop and its comparable sales

This homeSold #1 · 216 Rieti PkwySold #2 · 117 Rosa DrSold #3 · 504 Leon LoopSold #4 · 104 Leon LoopSold #5 · 109 Mark WayFor sale now in this area · 17

Open Google Map ↗

Property values

Listing strategy

Buyer incentives · a cash credit at close, for example $10,000

Our recommended list price is $599,900. A cash credit at close the buyer can use for cash, closing costs or a rate buydown, offered three ways. The amount is yours to set; this example uses $10,000. Each bold figure is what you keep after the credit, before commissions and other selling costs; beneath it, the sale price and the share of the list price it sells at.

Option	List price	Chance of sellingvs the average listing	Bestupper quartile	Averagemedian	Worselower quartile
Built into the price Recommended	$599,900	+5.4 pts	$589,900	$577,700	$567,400
Just baked into price to help sell faster and be more competitive.			sale $599,900 100.0% of list	sale $587,700 98.0% of list	sale $577,400 96.2% of list
Add all of it to the list price Not recommended	$609,900	+4.5 pts	$598,300	$585,900	$575,400
Recommended list + $10,000.			sale $608,300 99.7% of list	sale $595,900 97.7% of list	sale $585,400 96.0% of list
Split it	$604,900	+5.0 pts	$594,000	$581,700	$571,300
Increase list by $5,000 while offering a $10,000 credit.			sale $604,000 99.9% of list	sale $591,700 97.8% of list	sale $581,300 96.1% of list

Best, Average and Worse. For the recommended price: the upper quartile, median and lower quartile of close price ÷ final list price for the 92 resale single family sales in ZIP 78642 listed at $552,000 to $747,000, closed 9/25/2025 to 9/8/2026, on the market at least 15 days (ALEX’s negotiation model, on its weighted set of 59, measures a median of 98.1%).
Higher list prices. A home listed further above its value closes at a smaller share of its list price. Across 2,977 Williamson County, $600k to $1M listings, the median close ÷ list is 97.2% at $599,900, 97.1% at $604,900 and 96.9% at $609,900. Each higher option’s three ratios are lowered by that difference from the recommended price.
Chance of selling. How many more of every 100 similar listings at that price sold than of the average listing (Williamson County, $600k to $1M).
Sale price. Sale price = list price × that ratio, rounded to $100.
Appraisal. A higher list price must still appraise for a buyer with a loan.
Seller-paid closing costs. Sellers of similar homes here who paid buyer closing costs paid a median of $11,197 (33 sales).

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, 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

	109 LeonThis homeMLS # 8502031	216 RietiSale 1MLS # 9612655	117 RosaSale 2MLS # 9311538	504 LeonSale 3MLS # 2515741	104 LeonSale 4MLS # 4804904	109 MarkSale 5MLS # 5866339
Summary
Weight	—	25.7%	25.4%	23.6%	13.4%	11.8%
Proximity match	—	100%	100%	100%	100%	100%
Similarity match	—	96%	96%	97%	97%	100%
Recency match	—	99%	99%	90%	53%	43%
2.1 · Closed price	—	$660,000	$640,000	$625,000	$660,000	$733,000
SF	3,316 SF	3,827 SF	3,748 SF	2,894 SF	3,764 SF	3,406 SF
$/SF	—	$172	$171	$216	$175	$215
Standard Arithmetic Model	—	$571,874	$566,233	$716,137	$581,445	$713,631
2.2 · Buyer closing costs paid by seller	—	−$9,000	−$3,000	−$15,000	—	—
2.3 · Buyer required repairs paid by seller	—	—	—	—	−$6,000	—
2.4 · Time adjustment	—	−$11,549	−$22,464	−$10,893	−$43,304	−$57,075
2.5 · ALEX Model Changes	—	+$1,256	−$4,445	−$7,791	−$1,013	−$29,222
2.6 · ALEX Agent Changes	—	—	—	—	—	—
2.7 · Additional Agent Changes	—	—	—	—	—	—
2.8 · SF adjustment	—	−$85,550	−$70,320	+$86,225	−$72,566	−$17,088
2.9 · Size correction	—	+$51,721	+$42,688	−$54,963	+$44,014	+$10,567
ALEX Model valuation	—	$606,878	$582,459	$622,578	$581,131	$640,182
1 · Comparable sale selection
Distance	—	0.38 mi N	0.26 mi NNW	0.07 mi WNW	0.03 mi SE	0.06 mi NNW
Subdivision	Santa	Santa	Santa	Santa	Santa	Santa
Living area	3,316 SF	3,827 SF	3,748 SF	2,894 SF	3,764 SF	3,406 SF
Bedrooms	4	5	5	4	5	4
Bathrooms	3.1	4.1	4.1	2.1	4	3.1
Year built	2018	2020	2020	2018	2019	2018
Lot area	8,830 SF	7,492 SF	9,923 SF	7,357 SF	7,488 SF	7,523 SF
Garage	2-car	2-car	2-car	3-car	3-car	2-car
Levels	Two	Two	Two	Two	Two	Two
2.1 · Closed price
Listing date	06/15/26	08/30/25	06/03/26	10/20/25	02/03/24	08/24/24
Close date	Expired	08/14/26	07/17/26	01/05/26	01/13/25	11/08/24
Days on market	127	316	8	32	285	49
List price	$649,900	$655,999	$660,000	$625,000	$670,000	$735,000
Sale price	—	$660,000	$640,000	$625,000	$660,000	$733,000
2.2 · Buyer closing costs paid by seller
Closing costs	—	−$9,000	−$3,000	−$15,000	—	—
Section 3 subtotal	—	−$9,000	−$3,000	−$15,000	—	—
2.3 · Buyer required repairs paid by seller
Repairs in contract	—	—	—	—	−$6,000	—
Repairs after inspection	—	—	—	—	—	—
Repairs after appraisal	—	—	—	—	—	—
Section 4 subtotal	—	—	—	—	−$6,000	—
2.4 · Time adjustment
Months from sale to today	—	2 months	3 months	9 months	21 months	23 months
Section 5 subtotal	—	−$11,549	−$22,464	−$10,893	−$43,304	−$57,075
2.5 · ALEX Model Changes and 2.6 · ALEX Agent Changes
Age	—	−$2,450	−$2,344	—	−$2,336	−$2,531
Back yard	—	—	—	—	—	—
Bedroom count	—	—	—	—	—	—
Casita	—	—	—	—	—	—
Corner lot	—	—	+$3,651	—	—	—
Cul-de-sac	—	—	—	—	—	—
Deck	—	—	—	—	—	—
Exterior condition	—	—	—	—	—	—
Fence	—	+$6,003	—	—	—	—
Fireplace	—	—	—	—	+$7,067	—
Flood plain	—	—	—	—	—	—
Flooring	—	—	−$10,021	—	−$9,986	−$10,821
Foundation	—	—	—	—	—	—
Front yard	—	—	—	—	—	—
Full bath	—	−$16,967	−$16,230	+$15,777	−$16,174	—
Full bath 2	—	—	—	—	—	—
Full bath 3	—	—	—	—	—	—
Garage	—	—	−$7,497	−$14,575	−$14,942	—
Guest suite	—	—	—	—	+$5,993	—
Half bath	—	—	—	—	+$7,690	—
Interior condition	—	$0	+$18,295	+$32,356	+$18,231	+$19,756
Interior lighting	—	—	—	—	—	—
Interior quality	—	—	—	—	—	—
Lot size	—	+$8,177	−$5,560	+$8,445	+$7,822	+$8,238
Open floor plan	—	+$11,086	+$10,605	—	—	+$11,451
Outbuilding	—	—	—	—	—	—
Outdoor kitchen	—	—	—	—	—	—
Patio	—	−$4,593	−$4,393	−$4,271	−$4,378	−$4,744
Pool	—	—	—	−$45,523	—	−$50,571
Primary bath	—	—	—	—	—	—
Primary bedroom on main	—	—	+$9,049	—	—	—
Septic	—	—	—	—	—	—
Solar	—	—	—	—	—	—
Stories	—	—	—	—	—	—
Study office	—	—	—	—	—	—
Two-story great room	—	—	—	—	—	—
Updated or remodeled	—	—	—	—	—	—
View	—	—	—	—	—	—
Waterfront	—	—	—	—	—	—
Well	—	—	—	—	—	—
2.5 and 2.6 subtotal	—	+$1,256	−$4,445	−$7,791	−$1,013	−$29,222
2.7 · Additional Agent Changes
Interior condition (from showing)




2.7 subtotal	—	—	—	—	—	—
2.8 · SF adjustment
Section 8 subtotal	—	−$85,550	−$70,320	+$86,225	−$72,566	−$17,088
2.9 · Size correction
Section 9 subtotal	—	+$51,721	+$42,688	−$54,963	+$44,014	+$10,567

109 LeonThis homeMLS # 8502031

216 RietiSale 1MLS # 9612655

117 RosaSale 2MLS # 9311538

504 LeonSale 3MLS # 2515741

104 LeonSale 4MLS # 4804904

109 MarkSale 5MLS # 5866339

Summary

Weight

—

25.7%

25.4%

23.6%

13.4%

11.8%

Proximity match

—

100%

Similarity match

—

96%

97%

100%

Recency match

—

99%

90%

53%

43%

2.1 · Closed price

—

$660,000

$640,000

$625,000

$660,000

$733,000

3,316 SF

3,827 SF

3,748 SF

2,894 SF

3,764 SF

3,406 SF

$/SF

—

$172

$171

$216

$175

$215

Standard Arithmetic Model

—

$571,874

$566,233

$716,137

$581,445

$713,631

2.2 · Buyer closing costs paid by seller

—

−$9,000

−$3,000

−$15,000

—

2.3 · Buyer required repairs paid by seller

—

−$6,000

—

2.4 · Time adjustment

—

−$11,549

−$22,464

−$10,893

−$43,304

−$57,075

2.5 · ALEX Model Changes

—

+$1,256

−$4,445

−$7,791

−$1,013

−$29,222

2.6 · ALEX Agent Changes

—

2.7 · Additional Agent Changes

—

2.8 · SF adjustment

—

−$85,550

−$70,320

+$86,225

−$72,566

−$17,088

2.9 · Size correction

—

+$51,721

+$42,688

−$54,963

+$44,014

+$10,567

ALEX Model valuation

—

$606,878

$582,459

$622,578

$581,131

$640,182

1 · Comparable sale selection

Distance

—

0.38 mi N

0.26 mi NNW

0.07 mi WNW

0.03 mi SE

0.06 mi NNW

Subdivision

Santa

Living area

3,316 SF

3,827 SF

3,748 SF

2,894 SF

3,764 SF

3,406 SF

Bedrooms

Bathrooms

3.1

4.1

2.1

3.1

Year built

2018

2020

2018

2019

2018

Lot area

8,830 SF

7,492 SF

9,923 SF

7,357 SF

7,488 SF

7,523 SF

Garage

2-car

3-car

2-car

Levels

Two

2.1 · Closed price

Listing date

06/15/26

08/30/25

06/03/26

10/20/25

02/03/24

08/24/24

Close date

Expired

08/14/26

07/17/26

01/05/26

01/13/25

11/08/24

Days on market

127

316

285

List price

$649,900

$655,999

$660,000

$625,000

$670,000

$735,000

Sale price

—

$660,000

$640,000

$625,000

$660,000

$733,000

2.2 · Buyer closing costs paid by seller

Closing costs

—

−$9,000

−$3,000

−$15,000

—

Section 3 subtotal

—

−$9,000

−$3,000

−$15,000

—

2.3 · Buyer required repairs paid by seller

Repairs in contract

—

−$6,000

—

Repairs after inspection

—

Repairs after appraisal

—

Section 4 subtotal

—

−$6,000

—

2.4 · Time adjustment

Months from sale to today

—

2 months

3 months

9 months

21 months

23 months

Section 5 subtotal

—

−$11,549

−$22,464

−$10,893

−$43,304

−$57,075

2.5 · ALEX Model Changes and 2.6 · ALEX Agent Changes

Age

—

−$2,450

−$2,344

—

−$2,336

−$2,531

Back yard

—

Bedroom count

—

Casita

—

Corner lot

—

+$3,651

—

Cul-de-sac

—

Deck

—

Exterior condition

—

Fence

—

+$6,003

—

Fireplace

—

+$7,067

—

Flood plain

—

Flooring

—

−$10,021

—

−$9,986

−$10,821

Foundation

—

Front yard

—

Full bath

—

−$16,967

−$16,230

+$15,777

−$16,174

—

Full bath 2

—

Full bath 3

—

Garage

—

−$7,497

−$14,575

−$14,942

—

Guest suite

—

+$5,993

—

Half bath

—

+$7,690

—

Interior condition

—

+$18,295

+$32,356

+$18,231

+$19,756

Interior lighting

—

Interior quality

—

Lot size

—

+$8,177

−$5,560

+$8,445

+$7,822

+$8,238

Open floor plan

—

+$11,086

+$10,605

—

+$11,451

Outbuilding

—

Outdoor kitchen

—

Patio

—

−$4,593

−$4,393

−$4,271

−$4,378

−$4,744

Pool

—

−$45,523

—

−$50,571

Primary bath

—

Primary bedroom on main

—

+$9,049

—

Septic

—

Solar

—

Stories

—

Study office

—

Two-story great room

—

Updated or remodeled

—

View

—

Waterfront

—

Well

—

2.5 and 2.6 subtotal

—

+$1,256

−$4,445

−$7,791

−$1,013

−$29,222

2.7 · Additional Agent Changes

Interior condition (from showing)

2.7 subtotal

—

2.8 · SF adjustment

Section 8 subtotal

—

−$85,550

−$70,320

+$86,225

−$72,566

−$17,088

2.9 · Size correction

Section 9 subtotal

—

+$51,721

+$42,688

−$54,963

+$44,014

+$10,567

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 28, 2026.