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
Relocating family (one child), referred by a family member · Lake Pointe, Bee Cave
Seattle to Lake Pointe: a remote relocation that closed on the job-transfer timeline
- The situation
- A family moving from Seattle for a tech job transfer had a fixed start date, little time to visit, and a city they had not lived in. They wanted to be close to family in a neighborhood that felt like a community, where their son could ride his bike and make friends quickly.
- The approach
- Cynthia ran the search remotely and matched the family to a community before showing homes, comparing Lake Travis-area neighborhoods against what they said mattered: a welcoming community and everyday convenience. Lake Pointe came out on top. She also personally knew three of the family’s direct neighbors.
- The outcome
- The family closed in June 2026 on the timeline the job transfer required, about one month from first call to contract.
- First call to contract
- About one month
- Closed
- June 2026
- Search
- Run remotely from Seattle
Sellers, referred by a past client · Terra Colinas, Bee Cave
Terra Colinas: a sale that recovered after the first buyer walked away
- The situation
- The home was listed in May at $630,000 and drew an over-asking offer in the first week. The buyer then backed out even though the inspection came back clean, followed by months of showings and no offers.
- The approach
- Cynthia relisted immediately, took every piece of showing feedback straight to the sellers with a plain read on what it meant, and in July recommended repositioning the list price to $600,000 based on what the market was telling them. She coordinated her handyman for repairs and connected the sellers with contacts for their transition.
- The outcome
- The home went back under contract with a buyer who was excellent to work with and closed on September 16. At closing the sellers talked about the communication, not the offer that fell through.
- Original list price (May)
- $630,000
- Repositioned list price (July)
- $600,000
- Closed
- September 16
Relocating buyers and out-of-state sellers, introduced by a past client and a college friend · Austin
Virginia to Austin: a two-state move that closed over the holidays
- The situation
- Buyers were selling a home in Virginia while buying in Austin. They met Cynthia for a relocation consultation in March and chose to wait for the right market window rather than rush.
- The approach
- Cynthia connected them with a Sotheby’s advisor in Virginia to handle the sale of their current home, monitored inventory and pricing, and moved decisively when the timing was right. On their house-hunting trip they toured nearly a dozen homes. She stayed in touch through voice notes and late-night calls across the holidays.
- The outcome
- The first home they saw was the one. They were under contract a few days later and closed during the holiday season.
- Homes toured on the trip
- Nearly a dozen
- Contract
- A few days after the first showing
First-time sellers, referred by a mutual friend · Bee Cave (78738)
A first-time seller in Bee Cave, referred by a friend
- The situation
- First-time sellers were unsure which updates would raise offers, how to find and schedule trustworthy tradespeople on a tight timeline, and how to position the home against nearby developments.
- The approach
- Cynthia built a pre-listing roadmap around high-return refinements (neutral interior paint, targeted light-fixture swaps, curb appeal) rather than an overhaul, coordinated her vetted trade network of painters, handymen, window washers and stagers on the sellers’ behalf, then priced from micro-neighborhood sales data and marketed to West Austin buyers.
- The outcome
- Pre-listing preparation was finished in under two weeks, and the home secured an offer and moved to pending with minimal friction. The source post does not state a price or days on market.
- Pre-listing preparation
- Under two weeks
Corporate-relocation buyers, referred by another Sotheby’s International Realty agent · Costa Bella, near Lakeway (78734)
A corporate relocation that chose lifestyle over the shortest commute
- The situation
- The buyers needed to commute to downtown Austin but did not want the commute to define the search. They wanted a gated, private neighborhood with Lake Travis or Hill Country views, resort-style amenities and access to boating and the outdoors.
- The approach
- Cynthia compared communities across the Lake Travis area against how the buyers wanted to live, then walked them through the trade-off: a longer, traffic-dependent commute in exchange for privacy, scenery and the feeling of coming home to a destination.
- The outcome
- They chose Costa Bella, a private gated waterfront community near Lakeway.
