1000+

We use Compass's 3-Phase Marketing Strategy: pre-market (Coming Soon and Private Exclusives to build demand), launch (professional photography, staging consultation, targeted digital campaigns, broker tours), and sustainment (price strategy adjustments, open house events, continued digital exposure). Every listing gets a custom marketing plan based on the property type, price point, and target buyer profile.

Compass Concierge fronts the cost of home improvements that increase your sale price - painting, staging, landscaping, flooring, and more. You pay nothing upfront and settle at closing. Keenan Group helps you identify which improvements deliver the highest ROI for your specific home and neighborhood.

We combine MLS comparable sales data with micro-market analysis that accounts for street-level differences, seasonal timing, and buyer demand patterns. Cara's 25+ years of Austin neighborhood knowledge and Joe's MBA-trained financial analysis produce pricing strategies that maximize your net proceeds while minimizing days on market.

Yes. Through Compass Private Exclusives, your listing is shared with Compass agents and their qualified buyers before appearing on the MLS. This works well for sellers who want privacy, need to test pricing, or prefer a controlled showing schedule. We also offer Coming Soon strategies that build anticipation before your official launch.

Keenan Group is the #1 Austin Board of Realtors Team (2024) with 1,000+ career transactions. We've maintained Platinum Top 50 status for 15 consecutive years. Our listings benefit from the Compass platform - the largest independent brokerage in the US - with access to a global buyer network and marketing tools that drive premium outcomes.

Austin luxury listings typically take 60-120 days from list-to-close in the current market. Time-on-market alone runs 30-90 days depending on price point and neighborhood. Ultra-luxury ($5M+) often takes 90-180 days. Coming Soon and Private Exclusives phases add 2-6 weeks before MLS launch but often yield premium outcomes. The total timeline from first Keenan Group consultation to closing usually runs 3-5 months for luxury homes.

Commission structure is discussed during the initial listing consultation and varies based on property price, marketing scope, and market conditions. Texas requires written agreement on commission before representation begins. The commission is negotiable and typically splits between listing side and buyer side. Keenan Group delivers comprehensive service including professional photography, staging consultation, the Compass 3-Phase Marketing platform, and direct principal-level involvement on every transaction.

Depends on your home's condition, target price, and timing. High-ROI improvements for Austin luxury: professional staging ($2K-$6K), deep clean and declutter ($500-$1,500), exterior paint touch-up, landscaping refresh, kitchen and primary bath minor updates. Avoid major renovations (kitchen remodel, additions) — these rarely return their cost in a move. Compass Concierge can front these improvement costs (you pay at closing). Keenan Group identifies the right-sized improvement strategy for your specific home.

Federal capital gains on primary residence: $250K exclusion for single / $500K for married filing jointly if you've lived in the home 2 of the last 5 years. Gains above the exclusion are taxed at long-term capital gains rates (0%/15%/20% depending on income). Texas has no state income tax so no state capital gains. Investment and second-home sales don't get the primary residence exclusion. Consult your CPA — Keenan Group works with Austin tax professionals we can refer.

Austin luxury has normalized to a balanced market in 2026. Sellers with correctly-priced, move-in-ready homes in strong school zones (Eanes ISD, LTISD) still see 30-60 day sales at or above list. Overpriced or dated properties in softer neighborhoods need price adjustments or strategic marketing to move. Inventory is higher than 2021-2022, giving buyers more options. Sellers who price correctly at launch outperform those who test high and reduce later.

Yes — Compass Private Exclusives lets Keenan Group market your home within the Compass agent network (thousands of agents with qualified buyers) before MLS launch. This works well for privacy concerns, testing pricing, estate/divorce situations, or celebrity clients. Coming Soon adds MLS visibility with a 'not yet showing' status to build anticipation. Both strategies can yield premium outcomes for the right property types. We'll recommend the strategy that fits your situation.

Required Texas seller documents include: Seller's Disclosure Notice (detailed property condition disclosure), HOA documents (if applicable — resale certificate required within 10 days of request), survey (if available — saves buyers $400-$1,000), property tax records, utility bill history, warranty documentation, flood certificate. Keenan Group coordinates document assembly with you and the title company. Missing or delayed documents are the #1 cause of closing delays.

Professional photography is non-negotiable for Austin luxury. Keenan Group listings receive 40+ professional images, drone aerials, twilight shots for hero images, and 3D Matterport tours. Marketing data consistently shows listings with professional photography sell faster and closer to list price. Amateur photography in the luxury segment can cost sellers 3-8% in final sale price by failing to attract qualified buyers to tour. Photography and videography are included in Keenan Group listing services.

Coming Soon: listing appears on MLS with a 'Coming Soon' status, visible to buyers and agents but not yet showing — typically 7-14 days before active status. Builds anticipation, gives buyers time to arrange tours, and creates pent-up demand for launch day. Private Exclusive: listing is shared only within the Compass agent network, never appears on public MLS until seller approves. Better for privacy-sensitive sellers, estate situations, or pricing discovery. Both strategies can coexist — Private Exclusive first, then Coming Soon, then full MLS activation.