Required and unique. Press Enter or leave this field to save.
What the numbers mean
Score (0–100)
Overall rank against this market — waterfront quality, house, dock, and
price-vs-value combined. Most homes here score in the 20s–30s; above 55 is
the top 10% of this market, and above 70 is the top 1%.
Value estimate + confidence
A data-model estimate from commercial AVMs, sold comparables, and county
records — pinned to a hand-built deep analysis where one exists. High
confidence means strong, agreeing evidence; Medium is a solid read;
Low means thin or conflicting evidence — treat it as rough. Never an
appraisal.
Rounded estimates
Every model estimate and range on this page is rounded before it is
shown — to the nearest $1,000 below $1M, $5,000 below $3M, and $10,000
above. The stored figures are untouched; what changes is only how many
digits a number claims. An asking price, a county assessment and a
comparable’s own sale figure are numbers somebody transacted or
recorded, and they print in full.
Seller motivation (0–100)
How motivated the seller looks, from market time, price cuts, relisting
churn, and listing wording. The median seller here reads about 25; above 50
is the most motivated tenth of the market.
The three market-time numbers
A home for sale has three of them and they are not the same
figure, so each one has its own wording here and no wording is ever
shared. “N days on this listing” is how long the
posting in front of you has been live. “N separate
listings” is how many times this address has been listed.
“On the market since month — N days” is how
long the house has been trying to sell, counted from the first listing
on record; because it is a run of calendar days it includes any
stretches the home sat off the market between listings. It prints only
where it says something the first number does not — and it is
dropped altogether on a home whose own deep analysis declines to stand
behind a total, where you get the listing count and the first-listed
month and no sum. The question usually arrives from the other side of
the table: a buyer looking at a listing portal will quote the short
number, because the short number is the one a portal shows.
Reading a day count
Every count on this page names the stretch it covers: the short
one says this listing, and the long one always prints the month
it starts from. So a number with a month beside it is the whole
history, and a number without one is the listing you are looking at —
you never have to work out which. First listed is the month the
first listing on record opened, and it appears only on a home with
more than one; a home listed once has nothing else to name.
“about” in front of the long count means the record
behind it is thin — a history we hold only part of, or an earlier
listing we can see ending but not starting. The figure is the largest
one the record supports, so if it is off it is short. On new
construction the long count can include the period the lot or
unfinished build was marketed, so a big number on a new home usually
means a long-marketed project, not a typo.
The value-vs-ask chip
The model value estimate measured against the asking price, shown
only when confidence is at least Medium. The two directions have
different trigger points, deliberately: value N% above ask
appears once the estimate is 5% or more above the ask, and
value N% below ask once it is 8% or more below it. A
home whose estimate sits 5–8% below the ask therefore carries no
chip — the gap is real but too small to lead with.
Above water
How high the ground under the house sits above the lake at its
normal full level, and how far back it is from the water's edge.
Measured from USGS 1-meter bare-earth elevation — the ground
surface, with buildings and trees removed — against the published
conservation-pool level for that lake. It is not a survey, and it
describes the ground rather than the house. Read it as height and
distance, not as the walk down: on a flat lot ending in a seawall, the
average slope spreads that one vertical drop across the whole lawn.
Waterfront homes only, and about one in eight has no reading.
Big-water run / distance to open water
Straight-line distance to the lake's widest stretch (at least
~1,000 ft across) — the boat route follows the channel, so the real
run is longer than the figure shown. Short is good: under ~400 ft,
big water is effectively off the dock; over about 1.2 mi is a real
run — worth doing by boat before you decide.
View angle
How wide the water outlook is: up to 110° reads as a focused view
corridor, 110–160° a solid open outlook, above 160° an unusually wide
panorama.
Open water / Cove / Finger-channel
Open water fronts the lake's main, widest stretch. A
cove is a sheltered pocket off the main body — calmer, usually
narrower views. A finger-channel is a long, narrow water arm —
buyers often call this a "canal" — with houses and docks on both
banks; it can still reach open water by boat, but the frontage itself
is narrow.
⚑ frontage disputed
Human sources give different frontage figures. The card prints
the adopted figure — for example "70 ft" — and the analysis names
the sources and their figures. A listing-stated figure remains the
buyer's figure; an automated map estimate never establishes disagreement.
⚑ frontage does not fit the lot
The stated frontage will not physically fit on the parcel: divide
the lot area by it and the remaining depth is too shallow for a house.
240 feet of shoreline on a fifth of an acre leaves a strip about 36 feet
deep. This is a check on the figure itself, so it needs nothing from the
county roll and it reaches the parcels the ratio check below cannot see.
Treat the number as unusable until someone confirms it, and do not quote
a rate per frontage foot off it.
⚑ frontage over county figure
The figure on file is more than double the county appraisal
district's own effective front footage for this parcel, so the card
prints it with "(over double the county figure)" beside it. A frontage
that size usually describes the whole holding — several lots, a shared
shoreline, an adjoining parcel the seller also owns — rather than the
single parcel on record. Ask what is actually being sold.
⚑ frontage sources disagree
This home's own written analysis says the sources for the frontage
figure disagree — two readings that cannot both be right, or a figure the
analysis calls an open band — and nothing has settled it. The client
copy labels the figure "sources disagree — survey needed"; read the
analysis before quoting it.
⚑ frontage unconfirmed
Every column reads clean, but this home's own written analysis
leaves the frontage figure an open question and nothing has settled it.
The figure prints as a single number, so this chip is the only warning on
the card that it is not closed — read the analysis before quoting
it.
⚑ caution (tour list)
A different ⚑ from the one above — on a tour-list row it means
this home has at least one item worth knowing before the showing: a
suspect map pin, a road-noise flag, a public ramp nearby, or (rarer)
a frontage dispute. Open the home's card and check "Hold for the
car" for the specific item.
LCRA
The Lower Colorado River Authority, which manages these lakes —
sets lake levels on the constant-level lakes and permits docks over
1,500 sqft.
PWC lift / cradle
A PWC lift raises a jet ski/personal watercraft out of the
water between uses. A cradle does the same job for a boat —
both are commonly excluded as personal property in a sale unless the
listing says otherwise, so confirm before assuming either conveys.
Point out / Check yourself
Point out is client-facing patter — things worth saying out
loud on the walk-through. Check yourself is the agent's own
verification list, not something to narrate to the client.
Hold for the car
Conversation landmines — never raise these in front of the listing
agent; brief the client on them after the showing, in the car.
Verify before contract
The top dollar-movers worth confirming before writing an offer —
frontage, water depth, and permit status chief among them.