Sell Your Austin Luxury Home

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 its own marketing plan based on the property, the price point and the likely buyer.

Compass Concierge may help eligible sellers fund approved improvements before launch, such as painting, staging, landscaping or flooring. Under current program terms, repayment is due at the first applicable trigger: the home sells, the listing agreement ends, 12 months pass from the Concierge start date, or the loan is otherwise suspended under its agreement. Fees or interest may apply, so we walk through the current terms with you before you sign. Keenan Group helps you decide which improvements are worth doing for your home and neighborhood.

We start with closed sales of comparable homes in the same price band and neighborhood, then adjust for the things a spreadsheet misses: street, lot, condition, and the season you are launching into. Cara's 25+ years of Austin neighborhood knowledge and Joe's MBA-trained financial analysis go into every pricing recommendation, with the goal of the strongest net result in a reasonable time.

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's median days on market is 13, including off-market, private, and pocket sales that close at zero days on market.

Keenan Group is the #1 team, Austin Board of Realtors (2024) with 1,000+ career transactions and $1B+ in career sales. In 2025 the team closed 83 transactions and $73M in volume, and it has held Platinum Top 50 (15x) status. Listings also benefit from the Compass platform and its national buyer network.

When more than one buyer makes an offer, we compare every offer on price and terms together: financing, appraisal terms, option period and fee, earnest money and closing date. The highest price is not always the strongest offer. Joe and Cara Keenan review each offer with you line by line and negotiate directly with the buyers' agents. When offers are close, we can ask every buyer for a final offer by the same deadline, so each buyer gets the same chance. You decide which offer to accept, counter or decline.

Your net proceeds are the sale price minus what is paid off or paid out at closing: your mortgage payoff and any home equity line, title and escrow charges, your share of property taxes, any HOA fees the contract assigns to you, and any repairs or credits agreed with the buyer. Texas property taxes are paid in arrears, so at closing the seller credits the buyer for this year's taxes up to the closing date, and the seller usually pays for the buyer's owner's title policy. Keenan Group prepares an estimate of your net proceeds with our pricing recommendation and updates it for each offer, so you compare offers on what you keep. The title company's closing statement gives the final figures.

In Texas, buyers usually inspect during the option period and may then ask for repairs, a credit at closing or a lower price. You can agree, offer something different or decline, and the buyer can still end the contract while the option period runs. Keenan Group reviews the inspection report with you, separates safety and major-system items from cosmetic ones, and gets estimates so you answer with real numbers. Joe and Cara Keenan negotiate the repair amendment with the buyer's agent and keep the closing date on track.

When a buyer finances, the lender orders an appraisal, and a value below the contract price is called an appraisal gap. The loan is based on the lower value, so the gap has to be covered: the buyer brings more cash, you lower the price, you meet in between, or, if the contract lets the buyer end it over the appraisal, the buyer may walk away. Keenan Group reviews the appraisal with you, checks it against the closed sales we used to price your home, and can send comparable sales the appraiser missed through the lender's reconsideration process. We also weigh each offer's appraisal terms when you choose between offers.

After showings, Keenan Group asks each buyer's agent for feedback and shares it with you, along with how many showings the home has had. Feedback is one of the first signs of whether price, condition or presentation is holding buyers back. Joe and Cara Keenan review it with you and recommend a change to price, preparation or marketing only when the feedback and the showing activity point the same way.

It depends on price band, neighborhood and how the home is priced at launch. Over the last 12 months, Austin homes priced $2M and up took a median of 54 days on market and closed at about 93% of list price. Coming Soon and Private Exclusives can add a few weeks before the MLS launch, and a typical closing runs 30-60 days after an accepted offer. Current numbers by tier are in our Austin market report, updated daily.

Commission is discussed during the listing consultation and depends on the property, the marketing plan and the market. Texas requires a written agreement before representation begins, and commission is negotiable. Our listings include professional photography, staging consultation, the Compass 3-Phase Marketing platform, and Joe and Cara's direct involvement in every transaction.

It depends on your home's condition, your target price and your timing. The improvements that usually pay off are staging, a deep clean and declutter, exterior paint touch-ups, a landscaping refresh, and minor kitchen and primary bath updates. Major renovations such as a kitchen remodel or an addition rarely return their cost before a move. Compass Concierge may fund approved improvements for eligible sellers under its current terms. We will tell you which improvements are worth it for your specific home.

Federal capital gains on a primary residence: you may exclude up to $250,000 of gain ($500,000 for married couples filing jointly) if you owned the home and used it as your main home for at least 2 of the 5 years before the sale, and have not claimed the exclusion on another home in the previous 2 years; other conditions apply (IRS Topic 701). 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 settled into a more balanced market than 2021-2022, with more inventory and more choice for buyers. Correctly priced, move-in-ready homes in strong school zones still sell well; overpriced or dated homes need a price adjustment or a sharper marketing plan. Sellers who price correctly at launch do better than those who start high and reduce later. Our market report tracks the current numbers by tier and neighborhood.

Yes - Compass Private Exclusives lets Keenan Group market your home within the Compass agent network before MLS launch. This works well for privacy concerns, testing pricing, estate or divorce situations, or high-profile clients. Coming Soon adds MLS visibility with a 'not yet showing' status to build anticipation. 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.

Most buyers decide whether to tour from the photos, so for a luxury home the photography sets the first impression. Keenan Group listings get professional photography, and we add drone, twilight, video or a 3D tour when the property calls for it. Photography and videography are included in our 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.