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Listing Update for 105 Lidell

As of 06/24/2026

Hey Ismael & Gaby, below is a recap of the marketing I've done so far, the results we've gotten, current market conditions & my recommendation going forward.

Marketing I've done so far

Results to date

  • 7 phone calls
  • 6 private showing requests
  • 3 Open house with 5 visitors
  • The home has been listed for 40 days
  • 1 Offer

Market stats for comparable homes

Criteria used: 1 story single family home, 2 mile radius, between 1,400-1,899 sq ft, built between 2002 - 2012, less than 0.22 acre lot, active, & sold within 90 days

Active (available for sale)

  • 13 comparable active listings (your competition)
  • Active price range: $259,999 - $360,000
  • Average active list price: $307,522
  • Average days on market: 32
  • Average active price / SqFt: $188.69
  • Click to see PDF report

Sold (closed in last 3 months)

  • 19 comparable homes sold in last 90 days (what buyers have paid)
  • Sold list price range: $240,000 - 325,000
  • Average sold price: $286,626
  • Average days on market: 51
  • Average sold price/sqft: $171.79
  • Click to see PDF report

Hutto Market Stats for May 2026 (all single family homes)

Source: Local MLS (Austin Board of Realtors)

  • Active number of listings: 432 (highest in the past 10 years)
  • Median list price: $339,990 
  • Average Cumulative Days on Market: 84
  • Median close price: $339,790
  • Number of sales: 129
  • Close price to original price ratio: 94.00%

My Professional Opinion:

I believe that your home is still overpriced compared to what's available around it & what buyers have actually been paying in your area.

Here's what the market is telling us right now. Of the 13 comparable active listings, the average list price is $307,522, that's $32,378 below where we're sitting today. And when you look at what buyers have actually paid for comparable homes in the last 90 days, the average closed price is $289,242 with a median of $294,000. That gap between where we're priced & where homes are actually selling is what's slowing us down.

I don't believe the home itself is the problem. The upgrades are real, the presentation is great & the features are genuinely better than most of what's competing with you right now. That's why I believe it deserves to sell for more than the average used home in your area. But the market has a ceiling, and right now I believe that the price is above it.

I also want to acknowledge something positive. We've been systematically reducing the price per the plan we agreed on when we listed & that's starting to generate some activity. The showings are a direct result of those reductions moving us closer to where buyers are. We're heading in the right direction, we just need to get there a little faster.

Now, I'm also genuinely excited about the new marketing campaign we just launched around the assumable FHA loan at 3.25%. That's a rare & powerful feature, a buyer who can assume that loan is looking at roughly $1,609/month compared to approximately $2,650/month at today's conventional rates. That's close to a $1,000/month difference, & there is no builder in the area that can match that. We've updated the MLS remarks to lead with that story & this is a fresh angle that I believe it's going to attract a different type of buyer than what we've been reaching.

That said, I don't think the assumable loan marketing alone is enough to overcome the price gap. Both need to work together.

As an additional point of consideration, the average 30 year fixed conventional mortgage rate has gone up & is around 6.58% which is part of every home buyers decision making process.

My Recommendation:

I'm giving you two options & I want you to choose what you're most comfortable with.

Option 1 The Stronger Move: Reduce the price to $329,900 & hold there longer while we let the new assumable loan marketing campaign run. This puts us much closer to where comparable homes are actually selling & gives the new campaign a real shot at attracting the right buyer. This is the option I prefer & the one I believe gives us the best chance of getting this sold without dragging it out further.

Option 2 The Slower Approach: Reduce by $5,000 now to $334,900, then reassess in 2 weeks. If we're not seeing stronger activity by then, we reduce again to $329,900. This approach is more gradual but does keep us moving in the right direction.

Either way, I want to pair the price reduction with a fresh marketing push using the assumable loan as the main hook. We have a genuinely compelling story to tell & I want buyers to hear it at the right price.

Please share your thoughts & let me know which direction you'd like to go.

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