Listing Update for 18400 Sun Haven Cove

As of 1/21/2026

Hi Gracie, 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

• Syndication to all the major home search website (Zillow, Trulia, Redfin, etc)
• Dedicated property website: http://www.18400SunHaven.com/
  
• $1,461.51 in marketing costs (collective)
• 21,562 Impressions with 184 clicks
  
• 750 views (Last 30 days) on Zillow with 66 saves (Last 30 days): https://www.zillow.com/homedetails/18400-Sunhaven-Cv-Elgin-TX-78621/70348856_zpid/
  
• 67 reverse prospecting & marketing to other Realtors

Results to date

• 7 phone calls
• 11 private showing requests
  
• 4 Open house with 8 visitors
• The home has been listed for 48 days (128 collectively)
  

Market stats for comparable homes

Criteria used: 1 mile radius, 2 story single family home, between 2000-2599 sq ft, active, pending & sold within 180 days

Active (available for sale)

• 3 comparable active listings (your competition)
• Active price range: $219,900 - $299,000
• Average active list price: $264,600
• Average cumulative days on market: 88
• Average price / SqFt: $114.45
• Click to see PDF report
  

Pending (under contract & has not closed yet)

• 1 comparable active listings (your competition)
• Pending price range: $305,000 (not the final price)
• Average pending list price: $305,000 (not the final price)
• Average cumulative days on market: 102
• Average price / SqFt: $130.17
• Click to see PDF report
  

Sold (closed in last 6 months)

• 1 comparable homes sold in last 180 days (what buyers have paid)
• Sold list price: $290,000
• Original list price: $298,000
  
• Price per square foot: $137.90
  
• Click to see PDF report
  

Elgin Market Stats for December 2025 (all homes)

• Active number of listings: 264
• Average active list price: $392,388
• Average Cumulative Days on Market: 91
• Average close price: $313,282
• Number of sales: 44
• Average closed price per square foot: $182
• Close price to original price ratio: 92.64%
• Click to see PDF report
  

Professional Opinion & Recommendation:

The price of your home is slightly above the rest of your competition. The average comparable list price is $264,600. 

There are 149 new homes available on market in Elgin which is also a huge part of your competition.

The new homes are priced at a higher price but they're offering aggressive rate buy downs & thousands towards closing costs.

I believe that the combination of both points along with the time of year is why we're not seeing a lot of traction with your listing. The average cumulative days on market is 91. 

As an additional point of consideration, the average 30 year fixed conventional mortgage rate is 6.20%. Rates are starting to come down slowly & you can see more details here: Average Mortgage Rates.

Professional Opinion & Recommendation:

I recommend that we do a price reduction of $1,000 today with another $1,000 price reduction every 2 weeks until we attract a buyer.

Please share your thoughts & feedback.