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Listing Update for 19908 Victoria Chase

As of 9/8/2025

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

  • 1 phone calls
  • 2 private showing requests
  • 5 Open house with 0 visitors
  • The home has been listed for 137 days (307 collectively)

Market stats for comparable homes

Criteria used: 1 story single family home, between 1700-2500 sq ft, on 0.75-4 acre lot, active, pending & sold within 180 days

Active (available for sale)

  • 1 comparable active listings (your competition)
  • Active list price: $649,900
  • Days on market: 114
  • Original list price: $719,900
  • Click to see PDF report

Pending (under contract & has not closed yet)

Sold (closed in last 6 months)

  • 1 comparable homes sold in last 180 days (what buyers have paid)
  • Sold list price: $783,200
  • Original list price: $825,000
  • Square footage: 2,462
  • Price per square foot: $318.12 (yours $353.03)
  • Home has a partial lake view
  • Click to see PDF report

78645 Market Stats for August (all homes)

  • Active number of listings: 347 (highest amount in August for the past 5 years)
  • Average Cumulative Days on Market: 150
  • Average close price: $682,149
  • Number of sales: 37
  • Average closed price per square foot: $249 (your listing is at $353.03)
  • Close price to original price ratio: 88.81%
  • Click to see PDF report

Professional Opinion & Recommendation:

The price of your home is not aligned with the rest of the market. 

I believe that will continue to be the case until the record high amounts of available homes for sale in Lago Vista goes down which can take several years to play out.

It is hard to find comparable homes because most of the homes on 1+ acre lots have space between the homes. 

It's true that your home is on 2.5 acres but it sits like a regular subdivision where your neighbors are close & part of your lot is taken up but the community pool & club house. 

Of the homes that did sell in Lago Vista, they mostly had to do deep price reductions to find the current market price for their home.

You can see this in the market stat for August where homes sold at 88.81% of the original list price. 

I believe that the current market price for your home is somewhere in the $600,000 - $650,000 range based on your neighbors recent sale. 

I recommend that we start by reducing the price to $695,000. 

I'll then do a fresh round of marketing to promote the new price then gauge buyers responses & develop a plan of future price reductions based on the responses we get until we can negotiate a sale. 

It will be extremely difficult to sell your home at or above $675,000 since the recent sale of your neighbors home will weigh heavily on an appraisal. 

As an additional point of consideration, the average 30 year fixed conventional mortgage rate is 6.28%. Rates are starting to come down slowly & you can see more details here: Average Mortgage Rates.

Please share your thoughts & feedback.

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