Every home gets one
first impression
What we provide, where the Austin market actually stands, and straight answers on fees and what you keep.
Produced before it is listed
Film, architectural photography, drone, a website for the address and print, all finished before the home is seen. Above two million, most buyers give a house one look on a screen before they decide whether it earns a showing. That look has to be the finished one.
Priced from the closing record
Texas does not publish sale prices. The appraisal district does not get them, the portals guess at them, and your neighbor's number lives only in the MLS. We price from the actual closings in your part of the map, address by address, and from what it would cost to build your house today.
A private launch first
Private exclusive, then coming soon, then the MLS. You learn what serious buyers think of the price while it is still a private conversation, not after it becomes a public days on market count.
A price that misses on day one follows the house all the way to closing.
Asking prices across active listings. City figures combine each city's ZIP codes, weighted by active listings. Source: Realtor.com® Research, September 2026.
The ZIP codes we work in, ranked by what sellers are asking across active listings. The tail column is the average asking price divided by the median, which shows how far the top of each market stretches above the middle.
| Area | Median asking | Average asking | Tail | $/sq ft | Days |
|---|---|---|---|---|---|
| Westlake & Rollingwood78746 | $2,287,225 | $3,426,669 | 1.5× | $660 | 80 |
| Lake Austin & Davenport78733 | $1,472,450 | $1,936,826 | 1.3× | $474 | 72 |
| Tarrytown & Old West Austin78703 | $1,325,495 | $1,810,869 | 1.4× | $681 | 70 |
| Northwest Hills & Mount Bonnell78731 | $1,137,500 | $1,399,491 | 1.2× | $412 | 65 |
| Bee Cave, Spanish Oaks & The Hills78738 | $1,019,250 | $1,496,222 | 1.5× | $302 | 86 |
| Spicewood & Lake Travis west78669 | $990,000 | $1,596,093 | 1.6× | $370 | 114 |
| River Place & Lake Austin north78730 | $916,750 | $2,220,426 | 2.4× | $341 | 78 |
| Steiner Ranch78732 | $850,000 | $1,741,865 | 2.0× | $285 | 74 |
| Dripping Springs78620 | $831,000 | $1,278,693 | 1.5× | $300 | 92 |
| Barton Creek78735 | $783,000 | $1,673,523 | 2.1× | $414 | 94 |
| Lakeway & Hurst Creek78734 | $778,450 | $1,150,695 | 1.5× | $312 | 101 |
Asking prices across active listings, not closed sales. Closed figures live in Unlock MLS, and we pull them for any specific address on request. Days is median days on market. Source: Realtor.com® Research, September 2026. Refreshed monthly.
Why a ZIP median will undersell you
In River Place and Lake Austin north the median asking price is $916,750, but the average is $2,220,426. Barton Creek and Steiner Ranch show the same shape, with averages about double the median. The homes in that top tail are the luxury market, and a headline median hides them.
That is why we never price from a ZIP code. A waterfront lot on Lake Austin, a view lot in Barton Creek and a renovated house a few streets inland can share a ZIP and still sit a million dollars apart.
Homes for sale in Travis County
Every one of them competes for the same buyers this month. At the top, those buyers have time and choices.
Took a price cut
More than one in four Travis County listings reduced in September. Each cut is public and permanent on every portal.
Median time on market
Countywide. A launch that misses can add months, and each week reads to buyers as a reason to offer less.
Source: Realtor.com® Research, active listings, September 2026.
Three phases, one launch
Private exclusive. Shown to members of The Limestone Collection, our matched buyer network and agents representing qualified buyers. No MLS, no portals, no clock.
Coming soon. Public on the home's own page and our channels, still ahead of the MLS, so demand builds before day one is counted.
Active. On the MLS, priced on what the first two phases taught us.
We agree on a review date before launch. If the home is not moving by then, the next step is already decided: price, presentation or pause.
We sell what is around the house too
In the Hill Country the setting is half the price. We market the view corridors, the acreage, the oaks, the water and the build quality with the same care as the kitchen.
If you have a dock, we document the permits and the water depth. If you are on a well and septic, we have the paperwork ready before a buyer's lender asks. Buyers pay more for a house that has already answered their questions.
Areas and developments
We sell homes before they are finished
We source land and guide builds, so marketing starts at the rendering: site signage with the elevation and plan, the build documented as it rises, and a list of buyers following along before the drywall is up. The builder and architect are credited by name, because in Austin the builder sells the house.
See the marketingAsk us the questions most agents avoid.
Fees, timing and what you keep
What it costs
There is no standard commission in Texas. Our fee is agreed in writing before any work starts, and it covers the full production, not just an MLS entry. You see a net sheet with the number you keep before you sign.
Who pays the buyer's agent
Since January 1, 2026, Texas law requires every buyer to sign a written agreement with their agent before a showing, and that agreement states what the agent is paid. So you will know early whether a buyer expects help covering it.
Offering something is your choice, not a requirement. A buyer who has to fund their own agent has less to put toward your house. We model both before you decide.
The option period
Most Texas contracts give the buyer a paid option period, a short window to walk away for any reason. At this price we negotiate the length and the fee so that window is tight and the money is real.
What you pay at closing
Texas has no transfer tax, at any price. In the Austin area the seller customarily pays for the buyer's owner title policy, and title premiums are set by the state, so they are the same at every title company.
Texas property taxes are paid in arrears, so you credit the buyer for your share of the year at closing. An existing survey can often be reused with a T-47 affidavit, which saves time and money.
What you disclose
Texas requires a Seller's Disclosure Notice on most resales, including questions about flooding, flood insurance claims and the floodplain. We help you complete it fully and early. A clean, complete disclosure is a selling point.
Your privacy
Because Texas does not publish sale prices, your final number stays between you, the buyer and the MLS. We keep private exclusives private, with no public price history until you choose to go public.
Texas charges no tax to record a sale, at any price
The proceeds face no Texas income tax. Federal rules still apply, so ask your CPA
Texas bills in the fall and collects by January 31, so most sellers credit the buyer for the year at closing
