Listing Update for 19908 Victoria Chase
As of 6/10/2025
Hi Carol, I'm working hard to promote your listing & 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: www.19908victoria.com
- $557.32 in marketing costs
- 2,735 Impressions with 169 click & 7 engaged leads
- 372 views (30 days) on Zillow with 14 saves (30 days): https://www.zillow.com/homedetails/19908-Victoria-Chase-Rd-Leander-TX-78645/2070833936_zpid/
- 46 reverse prospecting & marketing to other Realtors
- 153 emails & text messages to people in my database
Results as of 6/10/2025
- 1 phone calls
- 0 private showing requests
- 1 open house visitor
- Your home has been listed for 47 days
Current market conditions of similar homes:
Criteria used: Single family homes, active, pending, sold within the last 180 days, within the 78645 zip, built after 2004, between 1,800- 3,500 square feet & on 0.75 - 4 acre lot
Active (available for sale):
- 12 comparable active listings (your competition)
- $765,950 average list price
- $395,000 - $899,000 active price range
- $290.91 average active price per sq ft
- 123 cumulative days on market
Pending (under contract):
- 1 comparable pending listings (what buyers are paying)
- $825,000 average pending price (may be higher or lower after closing)
- 1 comparable pending listings (what buyers are paying)
- $825,000 average pending price (may be higher or lower after closing)
- $335.09 average pending price per sq ft
- 46 cumulative days on market
- Click to see online report
- 46 cumulative days on market
- Click to see online report
Sold Listings (closed):
- 3 comparable homes sold in last 180 days (what buyers have paid)
- $778,333 average closed price of
- $640,000 - $855,000 closed price range
- $290.10 average closed price per sq ft
- 21 cumulative days on market
- Sold on average 99.30% of original list price
My Perspective:
The Lago Vista market is still a challenge with a lot of inventory & homes taking several months to sell on average.
I've expanded the criteria of the homes in my analysis so that we can gain a better understanding of the Lago Vista market.
One of the things I've noticed is the price per sq ft of your home listings.
Right now, your listing is sitting at $360.23 price per sq ft.
The average active listing is at $290.91 & the average closed price is at $290.10.
If we applied the average active price per sq ft of $290.91 to your home then I'm getting a price of $605,674 ($290.91 x 2082).
Your neighbor at 19904 Victoria Chase is listed at $675,000 which is $75,000 lower than their initial list price with the same amount of days on market as us (47 days)
Your neighbor at 20008 Victoria Chase is listed at $874,999 which is $315,001 lower than their initial list price with 411 cumulative days on market.
Your home is overpriced any way that I look at it. The market stats & out results clearly support that.
Also, interest rates have gone up a little since my last update. The average 30 year fixed conventional mortgage rate is 6.95%. You can see more details here: Average Mortgage Rates
My recommendation:
I recommend that we start with a price reduction at $650,000 & continue with a $5,000 reduction every 2 weeks until we start to get traction.
If you sold your home at $650,000 then I estimate that your net would be $472,782 after all commissions, fees & mortgage paid off.
The other 2 homes listed in your community are being presented as a better value because of your list price.
I do believe that it's also my job to give you my honest professional opinion. I firmly believe in my perspective & recommendation given above.
Let me know your thoughts & feedback.