$2.5M in Bouldin Creek — secured well under list.
A buyer with a low-profile supercar and a short list of central neighborhoods. Half the houses that fit on paper didn't fit in reality — and the one that did took a long negotiation to get to the right number.
Central Austin's older lots weren't built for a car with three inches of ground clearance. Steep aprons, sharp gutter transitions, tight garage clearance, and low-hanging headers eliminated properties that looked perfect in photos.
Kyler brought his automotive background into the search — measuring driveway grade and break-over, garage-door height, and turning radius at every showing, then pricing the fixable ones as a cost line rather than a dealbreaker.
One house cleared on every count. Heavy, patient negotiation from there — closed at $2.5M, multiple six-figures under the original list price, with a garage the car actually fits in.
Under contract in three days — before it ever listed.
A promotion moved a family to Florida on short notice. They needed the equity out of their Woodlands home to buy on the other end, and they needed it fast. The plan was to list inside a week. It was under contract before the sign went in the yard.
A relocation timeline the market doesn't care about. The Florida purchase couldn't start until the Woodlands home was sold, and every week of delay narrowed what the family could buy on the other end.
The target was to be priced, prepped, and on the market within a week of the first conversation. During that week, Kyler knocked on every door in the neighborhood. One neighbor connected him with a couple he knew was moving to the area. The rest was history.
A few conversations and the home was under contract at full asking price, four days after the sellers first called, and before we put it on the market. The terms included a free one-month leaseback so the family could move on their own schedule.
Sweat equity still produces results — and in the luxury market, most agents stopped doing the hard work a long time ago.
A thin buyer pool, and $86 a foot above the neighborhood average.
A new build from one of our teams developer partners came in over time and over budget, with a few characteristics that narrowed the buyer pool to almost nothing. The easy path was to list it and wait for the right person to find it. Instead, the marketing was built around the few buyers it was actually for.
Construction ran long and costs ran high, so the builder needed a strong number to mitigate loss. The home had traits that ruled out most of the market. A standard listing would have sat and invited endless price cuts.
Our team started six months before the home went on the MLS. Early buyer walkthroughs during construction, collaborated with the GC's on timeline and checkpoints. The marketing was written for the specific buyer the home suited, not the general market.
A buyer was under contract in under 90 days. The home closed at $86 per square foot above the neighborhood average for new construction. It was the best possible result from a weak starting point.
A hard house doesn't need a lower price. It needs marketing aimed at the right buyer, and that work has to start well before the listing goes live.