Sales Comparison Approach
UAD 3.6 Compliant Adjustment Grid
5 Comps Selected
5
Comparables
$487,000
Indicated Value
$454,750
Low (Comp 3)
$483,575
Mean
$494,875
High (Comp 2)
6.2%
Avg Net Adj
12.4%
Avg Gross Adj
Adjustment Grid
Scroll horizontally to view all comps
Complete
Feature
Subject
$485,000
Contract Price
Comp 1
$492,000
0.2 mi N • 12/15/25
Comp 2
$478,500
0.8 mi SW • 11/28/25
Comp 3
$505,000
1.1 mi E • 10/30/25
Comp 4
$472,000
0.8 mi NW • 12/01/25
Comp 5
$488,000
0.6 mi S • 11/15/25
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General Information
Property Address
123 Falling Tree Ct
1823 Oakwood Dr
2104 Barton Hills
1756 Kinney Ave
2201 Barton Springs
1912 Barton Hills
Data Source | ID
Contract | Inspection
MLS | #2458901
MLS | #2457632
MLS | #2455128
MLS | #2456847
MLS | #2456012
Proximity to Subject
—
0.2 mi N
0.8 mi SW
1.1 mi E
0.8 mi NW
0.6 mi S
List Price
$489,000
$499,000
$485,000
$519,000
$479,000
$495,000
Listing Status
Active
Closed
Closed
Closed
Closed
Closed
Sale Price
$485,000
$492,000
$478,500
$505,000
$472,000
$488,000
Sales Concessions
None
None$0
$3,000+$3,000
None$0
$2,500+$2,500
None$0
Contract Date
01/05/26
11/20/25$0
11/01/25$0
10/05/25$0
11/10/25$0
10/28/25$0
Sale Date
—
12/15/25$0
11/28/25$0
10/30/25$0
12/01/25$0
11/15/25$0
Days on Market
5
25
27
25
21
18
Attached/Detached
Detached
Detached$0
Detached$0
Detached$0
Detached$0
Detached$0
Site
Site Size
8,500 SF
8,200 SF$0
7,800 SF$0
9,100 SF$0
8,400 SF$0
8,600 SF$0
View | Range
N;Res
N;Res$0
N;Res$0
B;Res-$5,000
N;Res$0
N;Res$0
Location
N;Res
N;Res$0
N;Res$0
N;Res$0
N;Res$0
N;Res$0
Dwelling(s)
Year Built
2018
2019$0
2017$0
2016+$2,000
2017$0
2019$0
Heating
Central
Central$0
Central$0
Central$0
Central$0
Central$0
Cooling
Central
Central$0
Central$0
Central$0
Central$0
Central$0
Unit(s)
Bedrooms
3
3$0
3$0
4-$5,000
3$0
3$0
Baths – Full | Half
2 | 0
2 | 0$0
2 | 0$0
2 | 1-$2,500
2 | 0$0
2 | 0$0
Finished Area Above Grade
1,847 SF
1,892 SF-$5,625
1,756 SF+$11,375
2,105 SF-$32,250
1,756 SF+$11,375
1,823 SF+$3,000
Finished Area Below Grade
0 SF
0 SF$0
0 SF$0
0 SF$0
0 SF$0
0 SF$0
Interior Quality & Condition
Quality
Q4
Q4$0
Q4$0
Q3+$5,000
Q4$0
Q4$0
Condition
C3
C3$0
C3$0
C3$0
C3$0
C3$0
Overall Quality & Condition
Quality (Q1-Q6)
Q4
Q4$0
Q4$0
Q3+$2,500
Q4$0
Q4$0
Condition (C1-C6)
C3
C3$0
C3$0
C3$0
C3$0
C3$0
Vehicle Storage
Type | Spaces | Detail
Att | 2 | Garage
Att | 2 | Garage$0
Att | 2 | Garage$0
Att | 2 | Garage$0
Att | 2 | Garage$0
Att | 2 | Garage$0
Property Amenities
Outdoor Living
Covered Patio
Covered Patio$0
Open Patio+$2,000
Covered Patio$0
None+$5,000
Covered Patio$0
Water Features
None
None$0
None$0
In-ground Pool-$15,000
None$0
None$0
Summary
List Price
$489,000
$499,000
$485,000
$519,000
$479,000
$495,000
Sale Price
$485,000
$492,000
$478,500
$505,000
$472,000
$488,000
Net Adjustment Total
—
-$5,625(-1.1%)
+$16,375(+3.4%)
-$50,250(-10.0%)
+$18,875(+4.0%)
+$3,000(+0.6%)
Adjusted Price
—
$486,375
$494,875
$454,750
$490,875
$491,000
Comparable Weight
—
30%
25%
10%
20%
15%
Price Per Finished Area
—
$257/SF
$282/SF
$216/SF
$280/SF
$269/SF