Close on or before this date. That is 89 days from today.
Under contract by July 1 — assuming a 30-day close window with a 7- to 10-day option period and a standard 21-day financing horizon.
Listed at $1,250,000. Strong launch into the market.
A full-price offer was secured — the home appraised, inspected, and presented well enough for a qualified buyer to commit.
Buyer's financing fell through — outside the seller's control and outside ours.
The market resets the price. A financing failure resets the contract. We move forward with precision.
This is the comp story that gets lost when people compare on size and year built alone.
A premium feature the $1M+ buyer pool actively shops for in 78738.
Fireplace and integrated TV — a true outdoor room, not just a patio.
Uncommon on this street and in this phase of Lakeway Highlands.
Phase 1 · Section 1 — views and setting that command a premium.
Interior repaint — full home
Exterior repaint — full home
New carpet throughout
New lighting fixtures across every room
LED downlights installed throughout
Two consistent themes in showing feedback:
Cabinetry and countertops read as one cycle behind the price band buyers are shopping above $1.1M.
The upstairs second primary suite reads as redundant square footage to most buyers.
Renovating those points requires $50K–$80K and 60+ days. We do not have either to spare.
30+ competing homes in Lake Travis ISD between $900,000 and $1,300,000 within three miles.
Homes priced where the comp set actually clears.
Homes priced where the seller wishes the market still was.
$995,000 · 3,987 sf · 5BR/4BA · Built 2013
Listed April 25, 2026.
Critically missing:
- No pool
- No covered outdoor living
- No fireplace
- Presentation meaningfully below 302 Duffy
It sets the search anchor. Buyers searching this street will see both. Our price needs to make sense relative to it — but we are not selling the same product.
The 78738 / Lake Travis ISD pool comp set, 3,500 to 4,300 square feet — this is what buyers shopping pools and outdoor living are working from.
For reference — these are useful market context, but they are not what 302 Duffy is selling against.
Sitting actives without pools are clustering $1,025K to $1,099K.
Bella Colinas — sitting at 118 days. Bottom of the pool comp set.
The midpoint of currently active pool homes in the 78738 comp set.
Where buyers are actually committing — the true market-clearing zone.
107 Squires Dr — solar infinity pool, Old Lakeway. Top of the band.
The luxury pricing principle that breaks logjams: when a property is presented in the top quartile of its competition and priced in the bottom quartile of its true comp band, you create an asymmetry buyers cannot ignore.
- Refreshed paint inside and out
- New carpet and new lighting
- LED downlights throughout
- Private pool
- Covered outdoor living with fireplace and TV
- Private yard with greenbelt exposure
Priced just above the active floor and well under the under-contract median.
Reduce list price to $1,074,900 — the strategic sweet spot for a fast, financed contract.
The strategic sweet spot for fast contract — bottom of the pool/outdoor-living comp band.
$25K above the active pool floor (Osceola and Via Besso at $1,050K) and $25K below the under-contract median ($1,100K at 209 Rocky Coast).
Sits clearly above the no-pool neighborhood band ($1,025K–$1,099K) — preserving the pool/outdoor differentiator.
Opens 302 Duffy to a wider qualified buyer pool than the current $1.19M ask.
Refreshes consumer-facing visibility on Realtor.com, Zillow, Redfin, and Compass.
The math works at this price. It does not work above it. Average DOM in the new band at current pace: 21 to 40 days for top-presentation pool homes. That delivers two weeks of cushion before the August 1 deadline — flexibility on financing contingencies and inspection negotiations.
Each 30 days at the wrong price typically costs 1.5% to 2.5% of list value through staleness signals, accumulated DOM, and forced reductions.
Per month at the wrong price
Per month at the wrong price
Three new $975K to $995K listings have entered the comp set since April 25.
The market is not accelerating into us. It is accelerating away from us.
Effective Tuesday, May 5 — immediately triggers MLS re-search alerts and refreshes portal visibility.
Refresh exterior, pool, and covered outdoor living photography — interior light and exterior twilight for the re-launch.
Coordinate a broker open with Lakeway-based agents to generate immediate professional awareness.
FPG sphere and Lake Travis luxury network — first-mover advantage before the broader market sees the reduction.
If no contract by May 27, consider strategic concessions — rate buy-down or closing-cost credit — before any further price reduction.
The home is ready. The product is in the top quartile. The price needs to meet the qualified buyer where the buyer is right now.
Daniel Foreman | Foreman Property Group | eXp Realty Luxury
512.554.8293 · daniel@foremanpropertygroup.com
Lakeway Highlands · Lake Travis ISD · 78738 · Foreman Property Group · eXp Realty Luxury