Listing Update for 112 Gracie Way
As of 7/16/2025
Hi Germain & Flore, I've working on the back end to market your home & find a buyer.
Below is a recap of what I've done so far to market your home, the results we've gotten, current market conditions & my recommendation going forward.
What I've done so far:
- Syndication to all the major home search website (Zillow, Trulia, Redfin, etc)
- Dedicated property website: https://www.myhomesearchaustin.com/112-gracie-way
- $862.79 in targeted online marketing campaigns
- 1,657 Impressions with 72 clicks & 13 engaged leads
- 157 views (30 days) on Zillow with 5 saves (30 days): https://www.zillow.com/homedetails/112-Gracie-Way-Hutto-TX-78634/449909203_zpid/
- 51 reverse prospecting & marketing to other Realtors
- 153 emails & text messages to people in my database
Results as of 6/9/2025
- 2 phone calls
- 0 private showing requests
- Your home has been listed for 96 days
Current market conditions of similar homes:
Criteria used: Single family homes, active, sold within the last 60 days, within Emory Crossing, built between 2021 - Present, between 1,800 - 2,100 square feet
Active (available for sale):
- 3 comparable active listings (your competition)
- $356,558 average list price
- Active price range: $350,000 - $361,560
- 34 cumulative days on market
Pending (under contract):
- 1 comparable pending listings (what buyers are paying)
- $376,085 average pending price (may be higher or lower after closing)
- 1 comparable pending listings (what buyers are paying)
- $376,085 average pending price (may be higher or lower after closing)
- Pending price range: $376,085
- 16 cumulative days on market
- Click to see online report
- 16 cumulative days on market
- Click to see online report
Sold Listings (closed):
- 7 comparable homes sold in last 180 days (what buyers have paid)
- $342,221 average closed price of
- Sold price range: $333,610 - $359,075
- 64 cumulative days on market
- Sold on average 99.6% of original list price
My Perspective:
The market for resale homes in Emory Crossing continues to be a challenge because Taylor Morrison is actively building. They are offering homes that are directly comparable to your home for a lower selling price while including applicances, closing cost money & special interest rate promotions.
The main challenge right now is generating interest in your home over the new homes being sold at a lower price, comes with financing incentives & closing cost credits that are valued at around $30,000.
Interest rates have gone up a little since my last update. The average 30 year fixed conventional mortgage rate is 6.85%. You can see more details here: Average Mortgage Rates.
My recommendation:
It's hard for me to continue recommended price reductions but I do believe that I've exhausted every marketing strategy that I know of.
The problem with a price reduction is that will only increase the amount you'll have to pay at closing.
Since we have had zero activity with showings after the recent price reduction then I recommend that you do another price reduction of $4,000 to bring the price to $349,950.
Then continue with a $1,000 price reduction every 2 weeks until we start to get some traction with home buyers.
This will refresh your listing on the search websites & notify anyone that has saved your listing.
It also allows me to do a fresh round of marketing with the new price.
Let me know your thoughts & feedback.