Listing Update for 19908 Victoria Chase

As of 05/13/2026

Hi Carol, 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, Homes.com, etc)
• Premium placement on Homes.com with 20,630 total views, 98 Detailed Views, 1,137 top of search views & 3 favorites: https://www.homes.com/property/19908-victoria-chase-rd-lago-vista-tx/bdbrb6kw4ffdb/
• Dedicated property website: http://www.19908Victoria.com/
  
• $971.67 in marketing costs (collective)
• 18,095 Impressions with 461 clicks
  
• 373 views (Last 30 days) on Zillow with 20 saves (Last 30 days): https://www.zillow.com/homedetails/19908-Victoria-Chase-Rd-Lago-Vista-TX-78645/2070833936_zpid/
  
• 45 reverse prospecting & marketing to other Realtors

Results to date

• 3 phone calls
• 0 private showing requests
  
• 2 Open house with 1 visitors
• The home has been listed for 48 days
  
• 0 Offers

Market stats for comparable homes

Criteria used: 1 story single family home, 78645 zip code, between 1,800-2,300 sq ft, active, pending & sold within 180 days

Active (available for sale)

• 2 comparable active listings (your competition)
• Active price range: $724,000 - $735,000 (adjusted)
• Average active list price: $729,500 (adjusted)
• Average days on market: 100
• Average price / SqFt: $376 (adjusted)
• 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 range: $632,000 (adjusted)
• Average days on market: 37
• Click to see PDF report
  

Lago Vista Market Stats for April 2026 (single family homes)

Source: Local MLS (Austin Board of Realtors)

• Active number of listings: 287 (was 270 in March)
• Median list price: $502,375 (was $569,900 in March)
• Average Cumulative Days on Market: 103 (was 161 in March)
• Median close price: $438,500 (was $504,500 in March)
• Number of sales: 43 (was 40 in March)
• Median closed price per square foot: $211 (was $226 in March)
• Close price to original price ratio: 94.81% (was 92.48% in March)
  

My Professional Opinion & Feedback Received:

I believe that you home is still over priced in comparison to available, pending & sold homes in Lago Vista. 

Most sellers in this market have to make price adjustments to stimulate activity & I've seen encouraging signs from out last 2 price adjustments. 

I still believe that the fair market price is within my original suggested range between $625,000 - $675,000.  

As an additional point of consideration, the average 30 year fixed conventional mortgage rate has gone up & is around 6.57% which part of every home buyers decision making process.

My Recommendation:

I recommend that we continue on with the current plan of $5,000 price adjustments every 2 weeks until we start to get more traction.  

Please share your thoughts & feedback.