Northwest Hills Resources for Sellers and Buyers

Deal of the Week

Want to know our NWACA Deal of the Week?

Welcome to Keenan Group’s latest Deal of the Week, where we uncover the best opportunities in the local real estate market! This week, we're diving into 78731 to explore a range of properties that are capturing attention for different reasons. From the neighborhood's highest-priced luxury home to its most budget-friendly option, we'll cover it all. 

Join us as we spotlight the best value properties that are likely to sell fast, as well as those with less appeal and potential. 

Whether you're a first-time buyer, a seasoned investor, or simply curious about the local market trends, there's something for everyone in this edition of our Deal of the Week!  Click the links below to browse each property.

Highest Priced Properties:

Lowest Price Properties:

Best Value Properties:

Properties with Lower Market Appeal:

Did you find this information engaging? Ready to stay in the know with our Deal of the Week delivered to your inbox or phone each week?
Email us at [email protected] or text us at (512) 415-7653 with the subject:  DEAL

No obligation.

© 5.22.2024 [Keenan Group, Realty Austin | Compass Real Estate. All rights reserved.


Northwest Hills Blog


Embarking on the journey of selling your property can be thrilling, yet prudent navigation is key for optimal outcomes. Selling a home is a significant financial transaction. Drawing from our 61 years of combined experience as real estate professionals in Austin, TX, we've witnessed the spectrum from triumphant sales to regrettable oversights. In this article, we divulge the 8 top seller pitfalls to sidestep, paving the way for a seamless and prosperous selling venture.

  1. Setting An Unrealistic Price:

When it comes to selling your home, the price you hope to achieve and the amount the market is willing to pay might not always align. While it's natural to have a higher valuation in mind, it's crucial to set a reasonable price based on similar properties in your area. Overpricing can have detrimental effects, leading to prolonged listing periods and potentially forcing you to reduce the price later on, costing you both time and money.

Overpricing, often referred to as aspirational pricing, is generally not a wise strategy. In the initial stages of listing, known as the honeymoon period, your property receives the most attention. Setting the price too high during this crucial time can deter serious buyers and diminish interest. This not only wastes the efforts of both you and your agent but also consumes resources that could be better utilized elsewhere.

Preparing your home for sale requires significant effort, including marketing, hosting open houses, and keeping the property presentable for showings. However, these efforts may be futile if the pricing strategy does not resonate with potential buyers. Thus, it's essential to approach pricing with careful consideration, ensuring it reflects both the value of your property and the expectations of the market.

Is a professional market analysis of your property of interest to you? Without any obligations.

  1. Being Unprepared For Your Home Sale:

Staging your home is essential, but it's not just about arranging furniture and adding decorative touches. Neglecting to clean and declutter can drive away potential buyers. From unpleasant odors, polarizing paint colors, dirty baseboards, to leaky faucets and dim lighting, any shortcomings can leave a negative impression. A tidy, clutter-free space enhances its appeal, making it crucial to organize and clean thoroughly before staging.

Every seller's goal is to sell quickly and for the best price possible. Achieving this requires meticulous planning and careful preparation to highlight your home's best features and captivate buyers. First impressions matter immensely, starting from the moment buyers approach your property. The exterior appearance sets the tone for the entire visit, influencing their perception. Considering that buyers often view multiple properties, it's vital to make yours memorable. Cleaning, decluttering, and staging are essential steps to make your home irresistible to a broad audience. Your aim is to help buyers envision themselves living there, which means minimizing personal touches and creating a universally appealing space.

Preparing your home involves showcasing its strengths, making rooms feel spacious and inviting, and directing attention to key features. A well-prepared home can sell faster and command a higher price, as buyers are more likely to overlook potential flaws when presented with an attractive package. Buyers are deterred by homes that require immediate repairs, often lowering their offers accordingly. By presenting your home in its best light, you can shorten its time on the market and stand out in a competitive selling landscape. Maximizing space is key, as buyers typically seek larger homes with more space. Clearing clutter and arranging furniture strategically can create the illusion of spaciousness, enhancing your home's appeal.

Would an in-home consultation on how to best prepare your home for the market be valuable to you? No strings attached.

  1. Avoiding Repairs and Improvements Prior to Listing:

Ensuring your home is in top condition before listing is essential to attracting buyers and maximizing your selling price. While you may be accustomed to seeing your home daily, staging can reveal areas needing attention that you may have overlooked. Hiring a professional home inspector to identify and assess any major issues is a wise investment. This allows you to address potential concerns before staging, preempting any requests for repairs from prospective buyers.

Repairs and improvements can vary widely depending on your home's specific needs. Plumbing issues; such as cast iron sewer lines in 1960’s homes, roof leaks, or water damage, should be promptly addressed to prevent further damage and mold growth. Electrical problems; like aluminum wiring or obsolete electrical panels pose safety hazards and can range from minor fixes to major rewiring. HVAC issues can deter buyers and are costly to replace, but repairs may be sufficient to restore functionality. Roof problems and foundation flaws are critical to address, as they impact your home's structural integrity and overall value.

In addition to essential repairs, consider upgrades that enhance your home's appeal and value. Focus on key areas like the kitchen and bathrooms, ensuring they are clean, functional, and visually appealing.

Fresh paint, updated lighting fixtures, and minor cosmetic enhancements can make a significant difference in buyer perception. Curb appeal is also crucial, so address any exterior maintenance needs and consider simple upgrades like painting and landscaping.

Investing in repairs and improvements before listing your home can ultimately lead to a quicker sale and higher offers. By addressing potential issues upfront and presenting your home in its best possible condition, you can attract more buyers and increase your chances of a successful sale.

Looking for a reliable home inspector, designer, plumber, general contractor, or electrician referral to take a look at your home and determine recommended repairs? We have an extensive well-vetted vendor’s list that we have accumulated over the years.

  1. Using Amateur Listing Photos

In today's digital age, the first impression of your home often happens online. If your listing photos are subpar, potential buyers may lose interest before ever considering a visit. That's why choosing a Realtor who partners with a top professional photographer in your area is essential. A professional knows how to capture your home in its best light and showcasing its features effectively. The difference between amateur and professional photography can be astounding, potentially influencing buyer interest and ultimately impacting your selling price.

Professional real estate photography is an investment that can yield significant returns. Your Realtor typically covers this cost as part of their services, ensuring your listing stands out in a competitive market. Additionally, advanced techniques like drone photography offer unique perspectives, particularly for properties with distinctive outdoor features or layouts. Aerial views can highlight the property's surroundings and enhance its appeal to potential buyers.

Virtual tours and floor plans provide additional layers of information, offering immersive experiences and helping buyers visualize the property's layout and flow. With virtual tours available 24/7, buyers can explore homes at their convenience, increasing engagement and potentially expediting the sales process.

Just as retailers use professional photography to showcase their products and enhance their brand image, high-quality images are essential for marketing your home effectively. Professional photography not only attracts more buyers but also conveys the value and appeal of your property, ultimately leading to a quicker sale and potentially higher offers.

Equally vital is properly preparing for your property’s photoshoot day so that the very best images are captured. Sections 2 and 3 on this list will help you ensure the photographer gets the very best images to promote and showcase your home online.

  1. Limiting Showings

Showing your home to potential buyers can certainly be inconvenient, requiring you to tidy up, make arrangements for the family, and vacate the premises. This inconvenience can escalate the longer your home remains on the market. However, it's crucial to recognize the importance of accommodating showings to maximize your chances of selling.

Denying showings sends a message to buyers that you may not be serious about selling, potentially deterring them from considering your property further. This can result in missed opportunities, as buyers may quickly move on to other listings if they encounter obstacles when trying to view yours.

Moreover, denying showings can also discourage real estate agents from showing your home to their clients. Agents often schedule multiple showings in one session, and any disruptions can disrupt their plans and lead them to prioritize other listings.

Furthermore, refusing showings can ultimately cost you offers or even prevent your home from selling altogether. Buyers are more likely to make offers on homes they have had the opportunity to see, and prolonged time on the market can diminish their interest and raise questions about the property's desirability.

It's essential to understand that buyers have diverse schedules, and accommodating their viewing preferences is crucial to maximizing exposure and securing a sale. While there may be times when scheduling conflicts arise, it's important to make every effort to facilitate showings whenever possible.

Ultimately, the goal is to sell your home quickly and for the best possible price. Maximizing showings and ensuring accessibility to potential buyers are key strategies in achieving this goal. By prioritizing flexibility and cooperation, you increase the likelihood of attracting interested buyers and ultimately closing a successful sale.

  1. Taking Feedback Personally

Receiving feedback on your home after a showing can sometimes be tough, especially when it's not as positive as you hoped. However, it's essential to approach it with a level head and a focus on improvement.

Firstly, take a moment to breathe and remind yourself that selling your home is a business transaction. While it's natural to feel attached to the memories made there, understanding the buyer's perspective is crucial for making necessary adjustments. Feedback, even if it's not glowing, provides valuable insight into how your home is perceived by potential buyers.

Next, carefully analyze the feedback to determine what aspects can be addressed. Cleaning, repairs, and pricing are factors that can often be adjusted. Consider whether the issues mentioned are minor or major and weigh the cost and effort required for improvements. Some factors, such as location or layout, may be beyond your control, and it's important not to take them personally.

Reflect on your efforts in preparing your home for showings. Did you do your best to make it camera-ready? Sometimes, small details like cleaning up pet odors or tidying up can make a significant difference in buyer perception. Additionally, consider whether the pricing aligns with the market and if adjustments may be necessary based on comparable homes.

Remember, the fact that your home had a showing is a positive sign, regardless of the feedback received. Various factors, including market conditions and timing, can influence buyer interest. It's essential to maintain perspective and not dwell on individual comments.

Lastly, try to detach yourself emotionally from your home as soon as it's listed for sale. Focus on the future and the next chapter of your life. Trust in the expertise of your real estate agent and staging recommendations, as they are designed to maximize your home's appeal to potential buyers.

Ultimately, selling a home involves navigating through various opinions and preferences. By staying open to feedback and focusing on the end goal, you can successfully transition to the next phase of your life.

  1. Taking a Low Offer Personally

It's important to remember that a buyer's offer is strictly a business transaction and not a reflection of your home or your personal worth. While a low offer might initially feel disheartening, it's crucial not to take it personally. Instead, focus on the opportunity for negotiation and collaboration with your real estate agent.

Rather than dismissing a low offer outright, consider responding with a counteroffer. This demonstrates your willingness to engage in negotiations and can potentially lead to a mutually beneficial agreement. Keep in mind that many buyers may make low offers as a standard part of the negotiation process, and their intention is not to offend you personally.

When crafting a counteroffer, you have the opportunity to adjust both the price and terms to better align with your preferences and financial objectives. You may choose to lower the price while removing concessions or features that were previously included. Additionally, consider factors beyond price, such as contingencies, closing dates, and the buyer's mortgage pre-approval status.

It's also important to assess the current market conditions and compare recent sales ("comps") to determine the appropriate pricing strategy. If similar homes have sold at lower prices, you may need to adjust your expectations accordingly.

If a low offer is too far from your expectations to warrant a counteroffer, you can still explore options for bridging the price gap through communication with the buyer's agent. Additionally, consult with your real estate agent to gather insights on the buyer's history of making lowball offers and whether there are any mitigating factors to consider.

Ultimately, approaching low offers with a level head and a focus on negotiation can help you navigate the sales process effectively and achieve a successful outcome for both parties involved.

  1. Staying During Showings

When your home is on the market, it's crucial to understand the dynamics of showings and how your presence can impact potential buyers' experiences. Here's why it's generally advised for sellers to be out of sight during showings:

Buyer Comfort: When buyers enter a home and find the sellers present, it can make them feel uncomfortable and as if they're intruding. This discomfort may lead them to rush through the property without truly experiencing its potential. Leaving the buyers to explore the home on their own allows them to envision themselves living there without any pressure.

Effective Representation: Sellers sometimes believe that they need to be present to point out important features or to sell the property better. However, real estate agents are trained to provide comprehensive details about the home, the property, and its surroundings. They know how to relay this information at the right time and in a way that resonates with potential buyers. Too much information from the seller all at once can overwhelm buyers and leave a negative impression.

Unbiased Exploration: When sellers are around, prospective buyers may feel hesitant to open closets or doors, fearing that they're intruding on the seller's space. This reluctance prevents them from fully exploring the home and may decrease their interest in making an offer. Allowing buyers to freely explore the property enhances their understanding of its features and potential.

Avoiding Rushed Viewings: Even if sellers wait outside during showings, buyers may still feel rushed if they sense the seller's presence nearby. Rushed viewings lead to a superficial evaluation of the property and reduce the likelihood of buyers connecting with the home emotionally. Sellers should aim to create an environment where buyers feel welcome to take their time exploring every aspect of the home.

While it's understandable that leaving the home for showings isn't always convenient, especially with family and daily responsibilities, doing so can significantly improve the chances of selling the home. Ultimately, sellers want buyers to envision themselves living in the home comfortably, and providing space for uninterrupted exploration facilitates this process.



Navigating the Austin real estate market as a seller can be a complex endeavor, but armed with knowledge of the common pitfalls to avoid, and led by a seasoned professional Realtor, you're well-equipped to succeed. By steering clear of these eight challenges, you can position yourself for a smooth and successful sale. 

Partnering with a knowledgeable real estate agent who understands the nuances of your neighborhood and the Austin market will make all the difference. As you embark on this journey, keep these insights in mind, stay proactive, and approach each step with confidence. With the right strategies and a clear understanding of the market, you're well on your way to achieving your selling goals in Austin!


If you are interested in a pre-listing consultation to discuss all of the above and more, click here. No pressure.

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© 2024  Keenan Group, Realty Austin | Compass Real Estate. All rights reserved.

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