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Listing Update for 105 Lidell

As of 07/14/2026

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

  • 9 phone calls
  • 7 private showing requests
  • 3 Open house with 5 visitors
  • The home has been listed for 61 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)

  • 16 comparable active listings (your competition)
  • Active price range: $263,120 - $360,000
  • Average active list price: $296,687
  • Average days on market: 39
  • Average active price / SqFt: $183.58
  • Click to see PDF report

Sold (closed in last 3 months)

  • 12 comparable homes sold in last 90 days (what buyers have paid)
  • Sold list price range: $244,500 - 315,000
  • Average sold price: $283,622
  • Average days on market: 59
  • Average sold price/sqft: $168.28
  • Click to see PDF report

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

Source: Local MLS (Austin Board of Realtors)

  • Active number of listings: 467 (highest in the past 10 years)
  • Median list price: $337,999 
  • Average Cumulative Days on Market: 84
  • Median close price: $328,995
  • Number of sales: 120
  • Close price to original price ratio: 93.00%

My Professional Opinion:

I want to be straight with you like I've been from day one, we're at 61 days on market & the market around your home has continued to get more competitive.

Hutto just hit 467 active listings, the highest it's been in 10 years. Buyers have more options than ever & they know it. The close-to-list ratio dropped to 93%, meaning sellers across the board are taking less than asking to get deals done. The 16 comparable homes competing with yours are averaging $296,687, nearly $38,000 below where we're priced today. And comparable homes in your area are closing at an average of $283,622.

Here's what I need you to understand though. Your home is not average. Most of your competition hasn't had $100K+ in upgrades. They don't have renovated bathrooms, a custom shiplap fireplace wall, granite kitchen, epoxy garage with mini-split AC, a 2023 roof, or 27 owned solar panels with a 25-year warranty. That solar system alone is saving the future owner roughly $150-$200/month in electric costs. Add the assumable FHA loan at 3.25% & a qualified buyer is looking at nearly $1,000/month in savings compared to financing a similar home at today's rates. That combination doesn't exist anywhere else in this market right now.

The assumable campaign is still fresh & I believe it will attract the right buyer. But price still matters to everyone, including assumable buyers, & I believe we're still just above the line where buyers feel comfortable pulling the trigger.

As an additional point of consideration, the average 30 year fixed conventional mortgage rate has gone up & is around 6.70% which is part of every home buyers decision making process.

My Recommendation:

I recommend we reduce the price by $5,000 to $329,900.

At $329,900 we're still reflecting the real premium your upgrades & assumable loan deserve, but we're in a range where buyers can clearly see the value & feel confident making an offer. I'd also like to do another open house with the assumable loan story front & center.

I do want to be transparent, you've handled four price reductions really well & each one has been the right call. If $329,900 doesn't generate an offer in the next 2-3 weeks, we'll need to talk about what comes next. But I believe this is our strongest position yet with the right price & the right story finally working together.

Please share your thoughts & let me know how you'd like to proceed.

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