Appraisers in this market often weight the most recent 12 months. This table shows the same search limited to sales that closed 9/22/2025 to 9/22/2026. The top number in each cell is the past 12 months; the gray number under it is the full 36 months.
| Group | Sales | Sold range | Median sold | Median $/SF | Value at 6,184 SF |
|---|---|---|---|---|---|
| Boot Ranch arm's-length | 8 15 | $3,500,000 to $5,471,100 $3,500,000 to $6,300,000 | $4,100,000 $4,200,000 | $896 $901 | $5,542,861 $5,568,782 |
| Boot Ranch, all sales | 12 21 | $3,500,000 to $5,471,100 $3,500,000 to $6,300,000 | $4,100,000 $4,200,000 | $866 $893 | $5,357,411 $5,520,123 |
| All comps (Boot Ranch + 50 mi) | 44 81 | $3,500,000 to $11,400,000 $3,500,000 to $11,400,000 | $4,250,000 $4,240,000 | $843 $833 | $5,215,118 $5,152,335 |
| 371 Achtzehn RdSubject 6,184 SF · 10.01 ac · 5/5/1 · completed 2024 | - | Private offering | - | - | Values above apply each group's median $/SF to 6,184 SF |
| Sale | Condition |
|---|---|
| 2194 Boot Ranch Cir ($3,882,500, $673/SF) 2328 Boot Ranch Circle ($4,000,000, $806/SF) | Distressed sales. Their low price per square foot reflects the condition of sale, not market value. |
| 201 E Eldorado Ridge Dr ($4,200,000, $694/SF) 144 E Eldorado Ridge Dr ($3,650,000, $748/SF) 200 E Eldorado Ridge Dr ($4,750,000, $784/SF) New | Eldorado is a less desirable location: close to the skeet shoot and on the far exterior of Boot Ranch. |
| 70 Turning Stone Cir ($4,575,000, $669/SF) | Very motivated sellers who wanted to move on and leave Boot Ranch. |
| Metric | 8/2/2026 | 9/22/2026 | Change |
|---|---|---|---|
| Unique comparable sales | 75 | 81 | +6 |
| Boot Ranch sales | 20 | 21 | +1 |
| Regional sales (50 mi) | 55 | 60 | +5 |
| Median sold price, all comps | $4,200,000 | $4,240,000 | +$40,000 |
| Median sold price, Boot Ranch | $4,125,000 | $4,200,000 | +$75,000 |
| Median sold price, Boot Ranch arm's-length Excludes the sales flagged below for condition of sale | $4,200,000 | $4,200,000 | No change |
| Median $/SF, all comps | $840/SF | $833/SF | -$7/SF |
| Median $/SF, Boot Ranch | $896/SF | $893/SF | -$3/SF |
| Median $/SF, Boot Ranch arm's-length | $901/SF | $901/SF | No change |
| Method | 8/2/2026 | 9/22/2026 | Change |
|---|---|---|---|
| Boot Ranch arm's-length median $/SF x 6,184 $901/SF on 15 sales | $5,568,782 | $5,568,782 | No change |
| Boot Ranch median $/SF x 6,184 (all Boot Ranch) $893/SF on 21 sales | $5,541,792 | $5,520,123 | -$21,669 |
| All-comps median $/SF x 6,184 $833/SF on 81 sales | $5,193,014 | $5,152,335 | -$40,679 |
| Boot Ranch arm's-length whole-dollar range | - | $3,500,000 to $6,300,000 |
For land-and-guesthouse estates, lead with whole-dollar comps and treat $/SF as directional. CHCBOR $/SF is on total structure SF (main house plus casitas); ACTRIS $/SF is on living area. The subject's 6,184 SF is assumed to be total conditioned area. Confirm living vs. total basis before finalizing any CMA.
| Address | Sold | Closed | SF | $/SF | Acres | Bd/FB/HB | Built | DOM | Mi | Source |
|---|---|---|---|---|---|---|---|---|---|---|
| 371 Achtzehn RdSubject Indicated value at the Boot Ranch arm's-length median $/SF. Private offering; not sold. | $5,568,782$5,542,861 | Indicated | 6,184 | $901$896 | 10.01 | 5/5/1 | 2024 | - | 0 | Subject |
| 29 Brenham Trl | $4,000,000 | 7/23/2026 | 4,525 | $884 | 2.55 | 4/5/1 | - | 130 | <3 | CHCBOR R104337C |
| 200 E Eldorado Ridge DrNew since 8/2Eldorado location Near the skeet range on the outer edge of Boot Ranch; less desirable. | $4,750,000 | 7/16/2026 | 6,060 | $784 | 3.39 | 4/4/1 | - | 528 | <3 | CHCBOR R96842C |
| 30 Sutton Dr | $4,750,000 | 5/22/2026 | 4,892 | $971 | 2.14 | 5/5/1 | - | 351 | <3 | CHCBOR R97910C |
| 86 Beaumont Dr | $3,500,000 | 4/30/2026 | 4,124 | $849 | 1.73 | 5/5/1 | - | 450 | <3 | CHCBOR R96884C |
| 317 Sedgefield Trail | $4,200,000 | 4/6/2026 | 4,664 | $901 | 2.85 | 7/6/0 | - | 161 | <3 | CHCBOR R99214C |
| 48 Sedgefield Trail | $4,800,000 | 2/27/2026 | 5,800 | $828 | 1.60 | 5/5/1 | - | 313 | <3 | CHCBOR R97551C |
| 2328 Boot Ranch CircleDistressed sale Low $/SF reflects condition of sale. | $4,000,000 | 2/27/2026 | 4,964 | $806 | 2.09 | 4/5/1 | - | 107 | <3 | CHCBOR R99244C |
| 2194 Boot Ranch CirDistressed sale Low $/SF reflects condition of sale. | $3,882,500 | 1/5/2026 | 5,765 | $673 | 2.54 | 6/6/1 | 2013 | 182 | 1.5 | ACTRIS 7793626 |
| 201 E Eldorado Ridge DrEldorado location Near the skeet range on the outer edge of Boot Ranch; less desirable. | $4,200,000 | 11/7/2025 | 6,051 | $694 | 2.26 | 5/5/1 | - | 177 | <3 | CHCBOR R97721C |
| 48 Wimberley Trail | $5,471,100 | 10/22/2025 | 6,079 | $900 | 1.54 | 5/6/0 | - | 195 | <3 | CHCBOR R97431C |
| 179 LaGrange Dr | $3,775,000 | 10/10/2025 | 4,229 | $893 | 3.17 | 6/6/1 | - | 224 | <3 | CHCBOR R97068C |
| 41 Tennis Ln | $3,500,000 | 9/30/2025 | 3,848 | $910 | 0.76 | 4/4/1 | - | 162 | <3 | CHCBOR R97518C |
| 29 Sutton Dr | $4,050,000 | 8/14/2025 | 4,488 | $902 | 3.24 | 5/5/1 | - | 192 | <3 | CHCBOR R96840C |
| 276 Lago Vista Dr | $4,390,000 | 6/30/2025 | 4,468 | $983 | 2.22 | 5/5/1 | - | 147 | <3 | CHCBOR R96839C |
| 42 Riviera Cv | $4,000,000 | 6/6/2025 | 3,704 | $1,080 | 1.64 | 6/6/1 | 2017 | 62 | 0.5 | ACTRIS 8377553 |
| 2552 Hagee Drive | $4,500,000 | 5/23/2025 | 5,740 | $784 | 3.40 | -/5/1 | - | 112 | <3 | CHCBOR R96789C |
| 70 Turning Stone CirMotivated sellers Sellers were highly motivated to exit Boot Ranch. | $4,575,000 | 3/17/2025 | 6,840 | $669 | 1.78 | -/5/2 | - | 54 | <3 | CHCBOR R96711C |
| 144 E Eldorado Ridge DrEldorado location Near the skeet range on the outer edge of Boot Ranch; less desirable. | $3,650,000 | 3/3/2025 | 4,882 | $748 | 2.00 | 5/5/1 | 2023 | 12 | 1.3 | ACTRIS 7204806 |
| 3450 Boot Ranch Circle | $3,900,000 | 12/3/2024 | 4,335 | $900 | 3.48 | -/3/1 | - | 83 | <3 | CHCBOR R93843C |
| 811 Boot Ranch Circle | $6,300,000 | 11/21/2024 | 4,707 | $1,338 | 4.24 | 3/3/1 | - | 154 | <3 | CHCBOR R91164C |
| 2137 Boot Ranch Circle | $5,600,000 | 4/5/2024 | 4,400 | $1,273 | 12.66 | 4/4/1 | - | 34 | <3 | CHCBOR R90268C |
| Address | Sold | Closed | SF | $/SF | Acres | Bd/FB/HB | Built | DOM | Mi | Source |
|---|---|---|---|---|---|---|---|---|---|---|
| 371 Achtzehn RdSubject Indicated value at the regional median $/SF. Private offering; not sold. | $5,014,497$5,176,286 | Indicated | 6,184 | $811$837 | 10.01 | 5/5/1 | 2024 | - | 0 | Subject |
| 24721 Travis Lakeside CvNew since 8/2 Near 50-mi edge; distance measured from 42 Riviera Cv (~0.5 mi from subject). | $3,995,000 | 9/22/2026 | 8,512 | $469 | 2.55 | 5/5/2 | 2006 | 123 | ~49.0 | ACTRIS 1667117 |
| 119 Plaza EscondidoNew since 8/2 | $3,600,000 | 9/21/2026 | 5,529 | $651 | 1.00 | 6/6/2 | 2006 | 165 | ~32.1 | ACTRIS 5549418 |
| 1562 Canyon Crossing ViewNew since 8/2 0 DOM in ACTRIS. | $4,200,000 | 9/11/2026 | 4,891 | $859 | 16.01 | 5/4/1 | 2025 | 0 | ~38.2 | ACTRIS 3713970 |
| 1149 Canyon Crossing ViewNew since 8/2 | $4,250,000 | 9/11/2026 | 4,950 | $859 | 12.91 | 5/5/1 | 2025 | 114 | ~38.4 | ACTRIS 8979136 |
| 1011 Moss DownsNew since 8/2 Resale: also sold 4/24/2024 at $4,000,000 (ACTRIS 2001314). | $4,250,000 | 9/3/2026 | 4,901 | $867 | 0.31 | 5/6/1 | 2022 | 225 | ~33.0 | ACTRIS 5946399 |
| 1310 Broken ArrowNew since 8/2 | $4,800,000 | 9/3/2026 | 4,355 | $1,102 | 0.24 | 4/4/1 | 1997 | 244 | ~33.5 | ACTRIS 2314159 |
| 237 Waters EdgeNew since 8/2 | $4,800,000 | 8/24/2026 | 5,875 | $817 | 3.20 | 4/6/0 | 2000 | 73 | ~37.1 | ACTRIS 3685663 |
| 911 Legends Pkwy | $8,300,000 | 7/22/2026 | 9,814 | $846 | 3.30 | 8/9/2 | 2019 | 192 | 34.5 | ACTRIS 8639967 |
| 317 Scenic | $3,550,000 | 7/20/2026 | 3,207 | $1,107 | 0.71 | 4/3/1 | 2009 | 68 | 32.2 | ACTRIS SA1958475 |
| 118 Mountain View Cir | $3,500,000 | 7/2/2026 | 5,677 | $617 | 2.47 | 4/5/2 | 2014 | 443 | 40.2 | ACTRIS 5614109 |
| 3700 Pack Saddle Dr | $5,500,000 | 6/26/2026 | 4,100 | $1,341 | 0.44 | 4/4/2 | 1999 | 6 | 31.1 | ACTRIS 4028959 |
| 19409 Sean Avery Path | $3,610,000 | 6/26/2026 | 5,133 | $703 | 4.27 | 6/5/1 | 2020 | 14 | 49.4 | ACTRIS 1835360 |
| 210 Riverwood | $4,900,000 | 6/24/2026 | 10,842 | $452 | 13.85 | 7/7/3 | 2009 | 90 | 35.7 | ACTRIS SA1946323 |
| 5324 W FM 2147 | $5,400,000 | 6/15/2026 | 5,876 | $919 | 0.86 | 5/5/1 | 2007 | 62 | 34 | ACTRIS 4969022 |
| 1216 Travis Bluff Way | $3,680,000 | 6/11/2026 | 11,459 | $321 | 2.22 | 7/7/4 | 2008 | 303 | 48 | ACTRIS 9573111 |
| 18433 Flagler Dr | $4,700,000 | 6/10/2026 | 7,226 | $650 | 2.07 | 5/5/3 | 2022 | 21 | 48.6 | ACTRIS 9687283 |
| 2412 Bee Creek Rd | $5,250,000 | 6/8/2026 | 5,580 | $941 | 16.09 | 3/4/4 | 2001 | 406 | 48.9 | ACTRIS 5957989 |
| 108 Wennmohs Pl | $5,500,000 | 6/4/2026 | 9,171 | $600 | 0.57 | 7/6/2 | 1999 | 59 | 31.9 | ACTRIS 5867150 |
| 504 Cordillera Trace | $3,950,000 | 5/19/2026 | 6,797 | $581 | 11.50 | 4/4/1 | 1999 | 164 | 38.5 | ACTRIS SA1918095 |
| 401 Matern Ct | $5,025,000 | 5/4/2026 | 6,252 | $804 | 0.27 | 5/6/2 | 2019 | 722 | 32.1 | ACTRIS 6734366 |
| 419 Lighthouse Dr | $11,400,000 | 4/30/2026 | 10,065 | $1,133 | 0.70 | 6/7/3 | 2013 | 35 | 33.5 | ACTRIS 2322260 |
| 42 Applehead Island Dr | $4,900,000 | 4/6/2026 | 5,488 | $893 | 0.45 | 5/5/1 | 2008 | - | 31.7 | ACTRIS 1340372 |
| 209 Houdini Way | $4,250,000 | 2/27/2026 | 5,054 | $841 | 0.69 | 6/6/2 | 2020 | 112 | 34.1 | ACTRIS 7420020 |
| 4100 Fischer Store Rd | $4,240,000 | 1/13/2026 | 8,521 | $498 | 22.83 | 3/3/2 | 1970 | 376 | 45.7 | ACTRIS 6913474 |
| 84 Applehead Island | $5,150,000 | 12/15/2025 | 7,636 | $674 | 0.58 | 8/8/1 | 2000 | 252 | 31.7 | ACTRIS 4830016 |
| 2231 Legends Parkway | $5,200,000 | 12/12/2025 | 4,904 | $1,060 | 1.20 | 5/6/1 | 2023 | 106 | 34 | ACTRIS SA1889320 |
| 131 Wilderness Dr E | $4,300,000 | 12/5/2025 | 5,161 | $833 | 0.60 | 4/5/1 | 2010 | 30 | 34.6 | ACTRIS 1675310 |
| 8105 McGregor Ln | $7,600,000 | 11/25/2025 | 8,200 | $927 | 24.63 | 7/8/1 | 2006 | 310 | 40.9 | ACTRIS 4021071 |
| 130 Applehead Island Dr | $3,900,000 | 10/16/2025 | 4,950 | $788 | 0.58 | 4/4/1 | 1996 | 187 | 31.9 | ACTRIS 4345863 |
| 38 Beaver Is | $4,100,000 | 10/7/2025 | 4,008 | $1,023 | 0.00 | 4/4/0 | 2016 | 1 | 31.9 | ACTRIS 1352090 |
| 278 Barton Bend Rd | $3,900,000 | 10/6/2025 | 5,003 | $780 | 7.31 | 4/4/2 | 2021 | - | 46.1 | ACTRIS 8179189 |
| 559 Crestwood Dr | $5,344,000 | 9/26/2025 | 5,665 | $943 | 0.63 | 5/5/1 | 2024 | 468 | 34.8 | ACTRIS 6950632 |
| 213 Beaver Cir | $3,900,000 | 9/16/2025 | 5,895 | $662 | 1.58 | 5/5/1 | 2004 | 90 | 30.9 | ACTRIS 8076322 |
| 204 Wennmohs Pl | $4,450,000 | 9/10/2025 | 4,277 | $1,040 | 0.26 | 5/4/2 | 2024 | 75 | 32 | ACTRIS 5979269 |
| 121 Greystone Point | $3,890,000 | 9/5/2025 | 5,667 | $686 | 3.45 | 4/4/2 | 2018 | 15 | 36.7 | ACTRIS SA1871469 |
| 147 Applehead Island Dr | $3,650,000 | 8/8/2025 | 5,788 | $631 | 0.26 | 6/6/0 | 2007 | 90 | 31.9 | ACTRIS 6247319 |
| 24615 Cliff Line | $3,600,000 | 7/23/2025 | 4,529 | $795 | 0.35 | 4/4/1 | 2025 | 47 | 48.7 | ACTRIS SA1871729 |
| 24607 Cliff Line | $4,075,000 | 7/14/2025 | 5,407 | $754 | 0.43 | 5/6/1 | 2025 | 34 | 48.7 | ACTRIS SA1870934 |
| 625 Heaton Hollow Rd | $5,300,000 | 6/26/2025 | 5,382 | $985 | 22.97 | 4/5/0 | 2021 | 53 | 49.8 | ACTRIS 9223821 |
| 1301 Legends Pkwy | $6,000,000 | 6/20/2025 | 5,768 | $1,040 | 4.11 | 6/5/2 | 2014 | 43 | 34.2 | ACTRIS 1793254 |
| 315 Matern Ct | $4,000,000 | 5/27/2025 | 5,368 | $745 | 0.25 | 5/5/3 | 2023 | 99 | 32 | ACTRIS 3866704 |
| 7117 Davenport Divide Rd | $3,900,000 | 5/20/2025 | 7,725 | $505 | 0.49 | 5/6/2 | 2025 | 48 | 49.9 | ACTRIS 6312118 |
| 811 Broken Arrow | $6,850,000 | 5/19/2025 | 5,523 | $1,240 | 0.35 | 5/5/1 | 2015 | 32 | 32.9 | ACTRIS 9239933 |
| 1165 Toro Pass | $3,625,000 | 12/6/2024 | 4,540 | $798 | 15.97 | 5/7/0 | 2019 | 30 | 46.4 | ACTRIS 9572030 |
| 102 Blue Mountain Trl | $3,700,000 | 10/16/2024 | 3,300 | $1,121 | 0.37 | 4/4/1 | 2023 | 41 | 31.1 | ACTRIS 6147836 |
| 501 Lake St | $4,095,000 | 10/15/2024 | 4,750 | $862 | 0.48 | 6/6/1 | 2019 | 102 | 33.8 | ACTRIS 1370472 |
| 217 Houdini Way | $4,025,000 | 8/30/2024 | 5,218 | $771 | 0.68 | 5/4/1 | 2021 | 128 | 34.1 | ACTRIS 4043871 |
| 242 La Serena Loop | $4,550,000 | 8/26/2024 | 4,721 | $964 | 0.82 | 4/4/1 | 2024 | 65 | 32 | ACTRIS 7151133 |
| 105 Applehead Island Dr | $8,100,000 | 8/22/2024 | 7,506 | $1,079 | 0.44 | 6/7/1 | 2023 | 147 | 31.7 | ACTRIS 3733434 |
| 253 Houdini Way | $4,675,000 | 5/31/2024 | 5,329 | $877 | 0.54 | 5/5/2 | 2021 | 105 | 34.1 | ACTRIS 8757900 |
| 206 Hannahs Way | $3,617,000 | 5/20/2024 | 4,373 | $827 | 0.29 | 6/5/0 | 2015 | 39 | 36.4 | ACTRIS 9444407 |
| 782 Emma Ellis Way | $3,800,000 | 5/15/2024 | 6,153 | $618 | 23.58 | 6/5/2 | 2019 | 430 | 45.6 | ACTRIS 5540573 |
| 191 Riverwood | $4,649,000 | 4/30/2024 | 8,258 | $563 | 3.23 | 5/5/1 | 2019 | 434 | 35.9 | ACTRIS SA1665488 |
| 1011 Moss Downs | $4,000,000 | 4/24/2024 | 5,010 | $798 | 1.28 | 5/6/1 | 2024 | 11 | 32.4 | ACTRIS 2001314 |
| 540 Arthur Ct | $3,900,000 | 4/1/2024 | 7,970 | $489 | 5.70 | 5/6/1 | 2016 | 280 | 45.7 | ACTRIS SA1684157 |
| 1813 Legends Pkwy | $8,000,000 | 3/4/2024 | 6,644 | $1,204 | 4.40 | 6/6/1 | 2023 | 116 | 33.8 | ACTRIS 5192913 |
| 114 Bluebonnet Cir | $3,800,000 | 11/13/2023 | 4,722 | $805 | 1.82 | 5/5/1 | 2021 | 427 | 40.4 | ACTRIS 3471339 |
| 18000 Glenville Cv | $3,615,000 | 11/2/2023 | 6,299 | $574 | 1.97 | 6/6/1 | 2007 | 23 | 49.3 | ACTRIS 4234145 |
| 2332 Williams Lakeshore | $4,250,000 | 10/23/2023 | 5,061 | $840 | 0.72 | 6/7/1 | 2022 | 27 | 35.9 | ACTRIS 7759723 |
| 120 Applehead Island | $4,650,000 | 10/12/2023 | 6,334 | $734 | 0.31 | 5/5/2 | 1996 | 0 | 31.7 | ACTRIS 1454115 |
"~" distances on new sales are measured from 42 Riviera Cv, which is about 0.5 mi from the subject. 24721 Travis Lakeside Cv (~49.0 mi) sits near the edge of the radius.
| Address | Sold | Closed | Source | Reason |
|---|---|---|---|---|
| 907 Red Sails | $4,000,000 | 9/12/2023 | ACTRIS 8774973 | Closed before 9/22/2023; outside the 36-month window |
| 307 Lago Dr | $5,400,000 | 8/11/2023 | ACTRIS 8270711 | Closed before 9/22/2023; outside the 36-month window |
| 55 Majestic Way | $5,400,000 | 3/5/2024 | ACTRIS SA1725675 | At the edge of the radius (50.1 mi from 42 Riviera Cv). Not in the 8/2 set; left out for consistency. |
| 900 Panther Creek Rd, Driftwood | $8,160,000 | 12/13/2024 | CHCBOR R91081C | 25.0 acres does not meet the under-25-acre criterion (unchanged from 8/2) |
| 7 Boot Ranch sales listed in both MLSs | ACTRIS | Counted once, using the CHCBOR record (Tennis, LaGrange, 29 Sutton, Lago Vista, Hagee, Turning Stone, Wimberley) | ||
| 253 Houdini Way (HAR97540633) | HAR | Houston MLS cross-listing of ACTRIS 8757900; counted once |
| Status | Closed / Sold |
| Timeframe | Last 36 months: 9/22/2023 to 9/22/2026 (was 8/2/2023 to 8/2/2026) |
| Price floor | Sold $3,500,000 and above |
| Acreage | Under 25 acres |
| Geography | About 50 miles from the subject |
| Sources | CHCBOR (Navica) and ABoR/ACTRIS (Matrix), both pulled 9/22/2026 |
| Property type | All residential |