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Listing Update for 19908 Victoria Chase

As of 07/14/2026

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

  • 5 phone calls
  • 4 private showing requests
  • 4 Open house with 3 visitors
  • The home has been listed for 110 days
  • 0 Offers

Market stats for comparable homes

Criteria used: Single family homes, 78645 zip code, between 1,800-2,300 sq ft,  between 0.75-3.5 acre lots, active, pending & sold within 180 days

Active (available for sale)

  • 5 comparable active listings (your competition)
  • Active price range: $349,950 - $775,000
  • Average active list price: $593,690
  • Average days on market: 80
  • Average price / SqFt: $278.17
  • Click to see PDF report

Sold (closed in last 6 months)

  • 4 comparable homes sold in last 90 days (what buyers have paid)
  • Sold list price range: $410,000 - $682,000
  • Average sold price: $579,250
  • Average days on market: 35
  • 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 June 2026 (single family homes)

Source: Local MLS (Austin Board of Realtors)

  • Active number of listings: 288
  • Median list price: $534,925
  • Average Cumulative Days on Market: 130
  • Median close price: $463,000
  • Number of sales: 41
  • Close price to original price ratio: 93.32%

My Professional Opinion:

Carol, I want to walk you through where we actually stand, because the picture is clearer now than it's ever been.

This is the third time we've tried to sell this home together. The first attempt in 2024 started at $775,000 and expired after 170 days with no sale. The second attempt in 2025 started at $750,000 and was withdrawn after 155 days, also with no sale. This current listing started at $699,990 and we're now at $670,000 after six reductions over 110 days. That's 435 combined days on market across three separate attempts, and a total price reduction of $105,000, without a single offer. I say this not to discourage you, but because the pattern itself is the answer. Three different price points, three different time periods, and the market has told us the same thing every time.

The most recent showing feedback confirms exactly what the data has been showing us. A buyer told us directly: "It's probably worth the money however there are many other homes that fall far below this price point and the buyers do not need the extra land, but this price most likely has included." Buyers like the home. They just don't want to pay for 2.5 acres they didn't ask for. That's not a fixable objection through better photos or new copy. It's a pricing reality.

Here's what the comparable sales are telling us. In the last 90 days, 4 comparable homes in the 78645 zip code sold between $410,000 and $682,000, averaging $579,250 with an average of just 35 days on market. Meanwhile, our 5 active competitors are averaging $593,690 and sitting on the market for 80 days on average. We're priced above both of those averages, and we're sitting on the market three times longer than what's actually selling.

The 7 Porticos data is even more direct. The 4 homes that sold there in the last 24 months averaged $229.06 per square foot. We're currently at $321.81 per square foot, roughly a 40% premium over what buyers in this exact neighborhood have actually paid. And those homes were larger, which normally supports a higher price, not a lower one.

Zooming out to the broader Lago Vista market for context: the median close price in June was $463,000, with a 93.32% close-to-original-price ratio. Buyers here are disciplined. They negotiate, and they don't chase.

I also want to be transparent about the marketing, because I don't want price to become the scapegoat for something else. We've generated over 25,000 impressions, 16 leads, 5 phone calls, and 4 private showings, with over 55,000 views on Homes.com alone. The exposure has been strong. The offers haven't come because of price, not because buyers haven't seen the home.

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

My Recommendation:

I recommend we reduce the price to $650,000 now.

This isn't a routine $10,000 step. It's a deliberate move to get us inside the range where the last 90 days of sold comps actually closed, and below where our active competition is sitting. At $650,000, we're no longer the highest priced comparable home asking buyers to justify a premium. We become one of the more competitive options in a market where 5 similar homes are already fighting for the same buyer pool.

I also want to reconnect this to your goals, because that's what actually matters here. Based on the net scenario we already built together, selling at $650,000 still nets you an estimated $470,533.47. That's enough to pay off your car, cover your move, and put real cash in your pocket toward your next home. The math still works. This isn't a step backward from what you're trying to accomplish.

Rates are also working against us the longer we wait. The average 30 year conventional rate is sitting around 6.70% right now, and that's part of every buyer's decision. As rates stay elevated, buyer budgets get tighter, not looser. The summer selling season is still active, but every week we're priced above the market is a week that hands the next buyer more leverage in negotiation, not less.

I know a $20,000 move is a bigger ask than what we've done before. But after three attempts, 435 days, and consistent feedback pointing to the same objection, I don't think a small reduction moves the needle. A decisive one does. My honest opinion, based on everything I just walked through, is that $650,000 is the number that gets serious buyers to stop comparing us to the competition and start writing offers.

I'm in your corner on this, and I want to see this get done in a way that still gets you everything you're after. Let's talk through it.

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