321 Angus Drive
Summary
Our recommended list price is $1,049,900.
The recommended list price includes slotting your list price to be just under $1,050,000. If you have questions, please contact Diane at 713.591.9902 or [email protected].
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 It was listed at $1,195,000 and was on the market for 74 days before the listing was withdrawn on 10/21/2026.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. We think it is worth between $968,957 and $1,145,843, which is 18.9% to 4.1% below its last asking price.
ALEX Model valuation
Each bar is one sale’s value after every Step 3 stage (3.1–3.9). Beneath it: its weight (3.10), then how closely it matches this home on proximity · similarity · recency (the Step 2 measures, 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 property
1 Estimated taxes. WCAD 2026 value $957,600 × tax rate 1.868520% = $17,893 a year, with no exemptions.
2 Flood zone. Not available: FEMA's flood map service did not answer when this report was built. Source: FEMA National Flood Hazard Layer (Flood Insurance Rate Map), hazards.fema.gov, read 11/5/2026 at the listing’s map point. A map reading, not a flood zone determination; a lender orders one for a loan.
Where it is
Property values
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 | — | 27.6% | 26.7% | 17.5% | 14.3% | 13.9% |
| Proximity match | — | 100% | 99% | 100% | 100% | 99% |
| Similarity match | — | 91% | 88% | 56% | 66% | 60% |
| Recency match | — | 96% | 98% | 99% | 79% | 85% |
| 3.1 · 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 |
| 3.2 · Buyer closing costs paid by seller | — | −$2,000 | — | −$6,000 | −$3,000 | — |
| 3.3 · Buyer required repairs paid by seller | — | — | −$3,000 | — | — | — |
| 3.4 · Time adjustment | — | −$37,613 | −$13,177 | +$9,609 | −$17,350 | −$39,234 |
| 3.5 · ALEX Model Changes | — | +$87,279 | +$136,214 | −$94,645 | +$67,886 | −$108,362 |
| 3.6 · ALEX Agent Changes | — | — | — | — | — | — |
| 3.7 · Additional Agent Changes | — | — | — | — | — | — |
| 3.8 · SF adjustment | — | −$88,162 | −$33,355 | −$28,054 | −$215,149 | −$236,307 |
| 3.9 · Size correction | — | +$40,368 | +$15,507 | +$13,047 | +$95,467 | +$104,746 |
| ALEX Model valuation | — | $1,014,872 | $1,102,188 | $968,957 | $1,062,854 | $1,145,843 |
| 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 |
| 3.1 · 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 |
| 3.2 · Buyer closing costs paid by seller | ||||||
| Closing costs | — | −$2,000 | — | −$6,000 | −$3,000 | — |
| Section 3 subtotal | — | −$2,000 | — | −$6,000 | −$3,000 | — |
| 3.3 · Buyer required repairs paid by seller | ||||||
| Repairs in contract | — | — | −$3,000 | — | — | — |
| Repairs after inspection | — | — | — | — | — | — |
| Repairs after appraisal | — | — | — | — | — | — |
| Section 4 subtotal | — | — | −$3,000 | — | — | — |
| 3.4 · Time adjustment | ||||||
| Months from sale to today | — | 5 months | 3 months | 1 month | 11 months | 8 months |
| Section 5 subtotal | — | −$37,613 | −$13,177 | +$9,609 | −$17,350 | −$39,234 |
| 3.5 · ALEX Model Changes and 3.6 · ALEX Agent Changes | ||||||
| Age | — | +$4,884 | −$10,076 | +$4,943 | −$5,507 | −$12,766 |
| Back yard | — | — | — | — | — | — |
| Bedroom count | — | — | — | +$16,164 | +$18,010 | — |
| Casita | — | — | — | — | — | — |
| Corner lot | — | — | — | — | — | — |
| County land value | — | — | +$1,499 | −$7,640 | −$11,072 | +$1,899 |
| Cul-de-sac | — | — | — | — | — | — |
| Deck | — | — | — | — | — | — |
| Exterior condition | — | — | — | — | — | — |
| Fence | — | — | — | — | — | — |
| Fireplace | — | +$19,319 | +$19,927 | +$19,550 | — | +$25,246 |
| Flood plain | — | — | — | — | — | — |
| Flooring | — | +$33,106 | +$34,148 | — | — | +$43,263 |
| Foundation | — | — | — | — | — | — |
| Front yard | — | — | — | — | — | — |
| Full bath | — | — | −$68,019 | −$66,731 | −$74,352 | −$86,175 |
| Full bath 2 | — | — | — | — | — | — |
| Full bath 3 | — | — | — | — | — | — |
| Garage | — | — | — | — | −$17,958 | — |
| Guest suite | — | — | — | — | +$14,120 | +$16,365 |
| Half bath | — | — | +$34,686 | +$34,029 | — | — |
| Interior condition | — | +$57,017 | +$13,437 | −$44,515 | +$40,579 | −$10,455 |
| Interior lighting | — | — | — | — | — | — |
| Interior quality | — | — | — | — | — | — |
| Lot size | — | −$31,840 | −$31,899 | −$67,993 | −$55,964 | −$72,032 |
| Open floor plan | — | +$15,283 | +$15,764 | — | +$17,232 | — |
| Outbuilding | — | — | — | — | — | — |
| Outdoor kitchen | — | — | — | — | — | — |
| Patio | — | — | +$24,819 | — | — | — |
| Pool | — | — | +$112,748 | — | +$123,245 | — |
| Primary bath | — | — | — | — | — | — |
| Primary bedroom on main | — | — | — | — | — | — |
| Septic | — | — | — | — | — | — |
| Solar | — | — | — | — | — | — |
| Stories | — | — | — | — | — | — |
| Study office | — | −$27,831 | −$28,707 | — | — | −$36,369 |
| Two-story great room | — | — | — | — | — | — |
| Updated or remodeled | — | — | — | — | — | — |
| View | — | +$17,341 | +$17,887 | +$17,548 | +$19,553 | +$22,662 |
| Waterfront | — | — | — | — | — | — |
| Well | — | — | — | — | — | — |
| 3.5 and 3.6 subtotal | — | +$87,279 | +$136,214 | −$94,645 | +$67,886 | −$108,362 |
| 3.7 · Additional Agent Changes | ||||||
| Interior condition (from showing) | ||||||
| 3.7 subtotal | — | — | — | — | — | — |
| 3.8 · SF adjustment | ||||||
| Section 8 subtotal | — | −$88,162 | −$33,355 | −$28,054 | −$215,149 | −$236,307 |
| 3.9 · Size correction | ||||||
| Section 9 subtotal | — | +$40,368 | +$15,507 | +$13,047 | +$95,467 | +$104,746 |
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 November 5, 2026, 2:15 PM CST. 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.