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Listing Update for 19908 Victoria Chase

As of 06/24/2026

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

Results to date

  • 4 phone calls
  • 3 private showing requests
  • 4 Open house with 3 visitors
  • The home has been listed for 90 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)

  • 5 comparable active listings (your competition)
  • Active price range: $425,000 - $775,000
  • Average active list price: $611,800
  • Average days on market: 174
  • Average price / SqFt: $299.09
  • Click to see PDF report

Sold (closed in last 6 months)

  • 3 comparable homes sold in last 90 days (what buyers have paid)
  • Sold list price range: $410,000 - $650,000
  • Average days on market: 34
  • Click to see PDF report

Sold in 7 Porticos (last 24 months)

  • 4 homes sold in the last 24 months (what buyers have paid)
  • Sold list price range: $650,000 - $795,000
  • Average sold $/Sqft: $229.06 (yours $325.16)
  • Click to see PDF report

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

Source: Local MLS (Austin Board of Realtors)

  • Active number of listings: 283
  • Median list price: $475,000
  • Average Cumulative Days on Market: 126
  • Median close price: $470,000
  • Number of sales: 40
  • Close price to original price ratio: 94.50%

My Professional Opinion & Feedback Received:

Carol, I want to be straightforward with you because that's what you deserve after 90 days on the market.

The feedback from showings and buyer inquiries has been consistent: the price is significantly out of line with what the rest of the market is supporting. Buyers are doing their homework, and when they compare this home to what else is available and what has recently sold in Lago Vista, the gap is too wide for them to bridge.

There's also a recurring concern about the community pool and easement. While the clubhouse and pool are a community amenity, the fact that they sit on the property and that the new owner won't have full use of the 2.5 acres, is coming up as a meaningful objection. This is not a deal killer, but it is a factor that puts additional pressure on the price.

The data is hard to ignore at this point. The 3 comparable homes that sold in the last 90 days in the 78645 zip code closed between $410,000 and $650,000, with an average of $545,000. The 4 homes that have sold in 7 Porticos over the last 24 months averaged $229.06 per square foot at closing, this home is currently listed at $325.16 per square foot, a 42% premium over what buyers have actually paid in this very neighborhood. Those Porticos sales were also larger homes, which typically command a higher absolute price.

I also want to be transparent about our history with this property. The previous listing attempts in 2024 and 2025 at $775,000, $774,000, and then $750,000 down to $733,000 did not produce a sale. This current listing started at $699,990 and we are now at $676,990 after five reductions over 90 days with zero offers. The market has told us the same thing each time.

My honest opinion is that this home will sell at or around $625,000. I've done the math on your goals and I'm confident you can still accomplish what you set out to do at that price point. I know that's not the number you were hoping to hear, and I haven't taken that lightly but I would not be doing my job if I kept that from you.

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

My Recommendation:

I recommend we move to $10,000 price reductions on a consistent schedule going forward. The summer peak selling season is still active, but it won't last forever and every week we spend above market value is a week we hand buyers a stronger negotiating position.

The goal is to get to a price point where buyers stop hesitating and start writing. Based on everything the market is telling us, I believe we need to be at or below $650,000 in the near term to generate a real offer, with $625,000 being the number I expect will actually close a transaction.

I know these conversations aren't easy, and I appreciate your trust in me. I'm in your corner — but I need your flexibility on price to get this done.

Please share your thoughts & feedback.

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