Cynthia Mattiza Associate Broker · Kuper Sotheby’s International Realty
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Realtor in West Lake Hills and Westlake

I’m Cynthia Mattiza, an Associate Broker with Kuper Sotheby’s International Realty, and West Lake Hills, often called Westlake, is one of the West Austin communities where I work. I help sellers and buyers there, and help relocating families weigh it honestly against Bee Cave, Lakeway and the Lake Travis communities.

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What do West Lake Hills sellers need from a listing agent?

Precise pricing and a presentation that matches the home. West Lake Hills homes are compared against each other and against nearby communities, so I price from closed sales, not from what neighbors listed at, and I tell sellers plainly when the data says to adjust. My interior design and custom-building background helps me judge which updates earn their cost and how to show a home’s architecture and light.

In my experience homes priced well from the start outperform those that start high and chase the market down, because the first two weeks on the market are when buyer attention is highest. One recent West Austin listing drew an offer on day two, above asking, with no financing or inspection contingency; the story is on the results page.

What do buyers considering West Lake Hills ask me?

Usually how it compares. West Lake Hills is the only city completely within Eanes Independent School District, and Bee Cave and Lakeway are served by Lake Travis ISD, so the district conversation is often the first fork in the road. I name the districts factually, do not rank them, and show you how to check the campus for any address.

  • Commute: test the drive to your office at the hours you will travel.
  • Lifestyle: lake access, golf, gated privacy or a place closer to the city each point to a different community.
  • Price versus setting: in a video I list Westlake among the neighborhoods I would show a buyer first who wants a great location but wants to stay under $3M in Austin, because each of the neighborhoods solves a different version of what “location” means.

My comparison of the three is on my main site: Bee Cave vs. Westlake vs. Lakeway. My relocation guide gives the framework.

What is my connection to West Lake Hills?

My business is built on a handful of West Austin communities, and West Lake Hills is one of them. I live in Bee Cave and I have been working the Westlake, Bee Cave, Lakeway and Spicewood corridor for 16 years, so I can compare them from the inside instead of from a brochure.

For a neighborhood overview, see my Westlake guide on cynthiamattiza.com.

West Lake Hills (Westlake)

West Lake Hills (Westlake) on cynthiamattiza.com

West Lake Hills (Westlake) neighborhood guide (opens in a new tab) Wikipedia (opens in a new tab)

Client stories

Sellers · West Austin / Lake Travis corridor

An over-asking offer in two days, with no financing or inspection contingency

The situation
Sellers asked what their home was worth. The temptation in a shifting market is to start high and see what happens.
The approach
Cynthia priced from closed sales rather than list prices, priced with the appraiser in mind so a strong offer could survive, prepared the home before launch, and launched with professional photography, a strong description and deliberate timing rather than a quiet, soft start.
The outcome
An offer arrived on day two: above asking price, with no financing contingency and no inspection contingency, clean terms and no seller concessions.
Time to first offer
2 days
Offer versus asking price
Above asking
Contingencies
No financing or inspection contingency

West Lake Hills (Westlake) on video

All videos

Frequently asked questions

What school district serves West Lake Hills?

West Lake Hills is the only city completely within Eanes Independent School District, which operates five elementary schools, two middle schools and Westlake High School. Zoning follows the address, so confirm with the district.

How does Westlake compare with Bee Cave and Lakeway?

The biggest differences are the school district (Eanes ISD versus Lake Travis ISD), the commute and the lifestyle. Cynthia compares them against how you want to live rather than ranking them. Her comparison guide is on cynthiamattiza.com.

Does Cynthia Mattiza sell homes in West Lake Hills?

Yes. West Lake Hills is one of the West Austin communities where Cynthia works, along with Bee Cave, Lakeway, Lake Travis and Spicewood, and she applies the same design-led pricing and preparation approach there.

How should I price a West Lake Hills home?

From closed sales, not neighbors’ list prices. In Cynthia’s experience homes priced well from the beginning outperform those that start high and chase the market down, because the first two weeks on the market carry the most buyer attention.

Where can I search West Lake Hills listings?

Listings and home search are on cynthiamattiza.com, Cynthia’s main site. This site covers how she works with sellers and buyers in the area.

Where Cynthia works

Cynthia Mattiza

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