Listing Presentation Template

W&P

Westlake & Pine Realty

Prepared October 2026

Listing Presentation

3812 Ridgeview Drive

Austin, Texas 78703 — a plan to sell well, and on your terms

4 Bedrooms

3.5 Bathrooms

3,240 Square feet

$2.395M Recommended list

Prepared forMichael & Laura Whitfield

**Danielle Reyes, Realtor®**danielle@westlakepine.example.com · 512-555-0186

01 Welcome

A deliberate launch for a rare home

Dear Michael and Laura,

Thank you for inviting me into your home. 3812 Ridgeview is one of the most complete craftsman-modern renovations I have walked through in Tarrytown this year — the deep front porch, the white-oak floors, the way the kitchen opens to the covered patio and the heritage live oak. Buyers in this price band notice those details, and they pay for them when the details are presented well.

This presentation lays out exactly how I would bring the house to market: what the recent sales tell us about value, where I recommend we price and why, the marketing we will run before and after launch, a week-by-week calendar, and a clear estimate of what you can expect to net at closing.

My goal is simple. I want the first two weekends on market to produce competing interest, so that you choose the buyer and the terms — not the other way around. Everything in this plan is built around that window.

Please mark up these pages. Every number here is a starting point for our conversation, and nothing is final until you are fully comfortable with it.

Danielle Reyes

Realtor® · Westlake & Pine Realty

The front elevation at dusk — the image that will lead every listing channel.

The property at a glance

Style

Craftsman-modern, two story

Built / renovated

1998 / 2023

Living area

3,240 sq ft

Lot

0.29 acre, mature live oak

Beds / baths

4 / 3.5, primary on main

Parking

Two-car garage + motor court

Schools

Casis Elem. · O. Henry MS · Austin HS

Inside this presentation

1. Your agent and our track record
2. Our approach to selling
3. Comparative market analysis
4. Active, pending and expired listings
5. Market snapshot for 78703
6. Pricing strategy
7. Marketing plan and channels
8. The selling timeline
9. Estimated seller net sheet
10. Client testimonials
11. Next steps and checklist

02 Your Agent

Meet Danielle Reyes

DR

Danielle Reyes, Realtor®

Principal Agent · Westlake & Pine Realty

Danielle has sold homes in Tarrytown, Old Enfield, Pemberton Heights and Westlake for fourteen years. Before real estate she spent six years in architectural marketing, which still shapes how she sells: she starts from the design of a house and builds the story, the photography and the pricing around it.

She lists a limited number of homes each quarter so that every seller gets her personal attention — she attends every showing debrief, every inspection and every closing. Danielle grew up in Austin, lives in Bryker Woods with her husband and two daughters, and serves on the board of the Tarrytown Neighborhood Association.

Her listings sell faster and closer to asking than the 78703 market, and she will show you exactly how, house by house, in the pages that follow.

214 Homes sold Since 2012, all in Central and West Austin

16 days Avg. days on market 78703 average: 27 days

99.1% List-to-sale ratio 78703 average: 97.2%

$412M Career volume $61M closed in the last 12 months

Credentials

• Certified Residential Specialist (CRS)
• Seller Representative Specialist (SRS)
• Pricing Strategy Advisor (PSA)
• Austin Business Journal top agent, 2023–2025
• Licensed in Texas since 2012

Recent sales near you

• 3605 Ridgeview Drive — sold $2,585,000 in 12 days
• 3420 Quarry Ridge Road — sold $2,520,000 in 9 days
• 2211 Pecan Bluff Cove — sold $2,395,000 in 18 days
• 1712 Hartford Road — sold $1,940,000 in 7 days
• 2504 Woodmont Avenue — sold $2,210,000 in 14 days

03 Our Approach

Why sellers choose Westlake & Pine

Luxury buyers decide in the first ten seconds of a listing and the first two minutes of a showing. Our process is designed so that both moments land — and so that you are never surprised by what comes next.

I.

Price with evidence

We price from closed sales, adjusted line by line for condition, lot and layout — not from hope or from a neighbor's asking price. You see every adjustment and approve the number.

II.

Prepare before we promote

A two-week prep plan covers repairs, staging, landscaping and a pre-listing inspection, so buyers find no reasons to discount. We coordinate every vendor for you.

III.

Launch with momentum

A private “coming soon” period with our agent network builds a waitlist, and then a Thursday launch puts the home in front of every active buyer before the first weekend.

IV.

Negotiate the whole deal

Price is one term of many. We compare each offer on net proceeds, financing strength, option period and closing date, and we protect you through inspection and appraisal.

How our listings compare

Measure (last 12 months)	Westlake & Pine	78703 market	Difference
Median days on market	11 days	27 days	16 days faster
Sale price as a share of final list price	99.1%	97.2%	+1.9 points
Listings that sold with multiple offers	58%	31%	Nearly 2× as often
Listings that needed a price reduction	9%	36%	4× less often
Contracts that terminated before closing	4%	11%	Fewer failed deals

Westlake & Pine figures cover 41 single-family sales closed October 2025 – September 2026. Market figures are from Austin-area MLS data for ZIP 78703 over the same period. Past results do not guarantee future results.

04 Market Analysis

Comparative market analysis

Six closed sales within one mile of Ridgeview Drive in the last six months, each a renovated or newer two-story home between 2,950 and 3,550 square feet.

Address	Bd / Ba	Sq ft	Sold price	$ / sq ft	DOM	Closed
3812 Ridgeview Drive Subject property · renovated 2023	4 / 3.5	3,240	—	—	—	—
3605 Ridgeview Drive 0.1 mi · pool, larger lot	5 / 4	3,520	$2,585,000	$734	12	Aug 2026
3420 Quarry Ridge Road 0.4 mi · renovated 2024	4 / 4	3,400	$2,520,000	$741	9	Sep 2026
2211 Pecan Bluff Cove 0.6 mi · cul-de-sac	4 / 3.5	3,310	$2,395,000	$724	18	Jul 2026
2907 Windsor Hollow Road 0.5 mi · closest match	4 / 3.5	3,180	$2,310,000	$726	21	Jun 2026
1504 Elmcrest Lane 0.8 mi · original kitchen	4 / 3	3,050	$2,180,000	$715	34	May 2026
1819 Larkspur Terrace 0.9 mi · busy street	4 / 3	2,960	$2,095,000	$708	46	Apr 2026
Averages (6 sales)	—	3,237	$2,347,500	$725	23

Price range $2.10–2.59M Six closed sales

Median sold $2,352,500 Midpoint of 6 sales

Avg. $ / sq ft $725 Range $708 – $741

Subject at avg. $2,349,000 3,240 sq ft × $725

What the comparables tell us

The two strongest sales — 3605 Ridgeview and 3420 Quarry Ridge — were both fully renovated and sold in under two weeks above $730 per square foot. The two weakest, Elmcrest and Larkspur, had dated kitchens or a busy-street location and sat for more than a month. Your home's 2023 renovation, quiet street and primary suite on the main floor place it firmly with the upper group, which supports a value above the simple $725 average.

05 Market Analysis

The competition buyers will compare

Closed sales set value; active listings set expectations. Expired listings show where the market says no.

Active

4listings

Avg. list price

$2,465,000

Avg. $ / sq ft

$762

Avg. days listed

38

Two of the four have been listed for more than 45 days. Buyers see them as overpriced, which makes a well-priced Ridgeview look like the value.

Pending

2listings

Avg. list price

$2,372,500

Avg. $ / sq ft

$737

Avg. days to contract

8

Both went under contract in their first weekend. Well-presented homes near $740 per square foot are moving quickly right now.

Expired

3listings

Avg. final list

$2,690,000

Avg. $ / sq ft

$798

Avg. days listed

94

All three launched near $800 per square foot and never recovered, even after reductions. This is the risk of pricing ahead of the market.

Adjusting the comparables to your home

Adjustment from the $725 / sq ft average	Reason	Value effect
Indicated value at average $ / sq ft	3,240 sq ft × $725	$2,349,000
2023 kitchen and primary bath renovation	Comps with dated kitchens sold $15–20 / sq ft lower	+ $42,000
Primary suite on main level	Strong demand from downsizing buyers in 78703	+ $25,000
Quiet interior street, mature live oak	Larkspur sold at a discount for street noise	+ $15,000
No pool	Two of six comparables include a pool	− $40,000
Original 1998 windows on the rear elevation	Buyers will price in replacement	− $12,000
Adjusted market value	Central estimate, before launch strategy	$2,379,000

Adjustments are based on paired-sales analysis of 78703 closings over 24 months. They are an opinion of value for marketing purposes, not an appraisal.

What this means for you: the market is rewarding homes near $740 per square foot and ignoring homes near $800. Our pricing on the next pages sits just inside the range that is selling.

06 Market Snapshot

The 78703 market, autumn 2026

Prices are steady, homes that are priced right still sell fast, and inventory is now falling into the holiday season — a good window to launch before spring competition arrives.

Median sold price $1,985,000 +3.1% vs. Sept 2025

Median days on market 27 days Down from 33 last year

Months of inventory 3.4 Balanced, leaning seller

Sale-to-list ratio 97.2% 98.4% for renovated homes

Active single-family listings, 78703

62

71

78

74

69

64

Apr May Jun Jul Aug Sep

Inventory peaked in June and has fallen for three months. Fewer choices for buyers means more attention on each new listing.

Median sold price by quarter

Q4 2025

$1.89M

Q1 2026

$1.93M

Q2 2026

$2.02M

Q3 2026

$1.985M

Sales by price band, last 6 months

Under $1.5M

22

$1.5M – $2.0M

32

$2.0M – $2.5M

26

Over $2.5M

12

The $2.0M–$2.5M band absorbed 26 sales in six months — roughly one a week. With 64 total active listings and only 4 direct competitors, a fresh, well-priced Ridgeview will be the newest choice for a deep pool of buyers.

07 Pricing Strategy

Where we list, and why

Recommended list price

$2,395,000

Value range $2,350,000 – $2,450,000 · $739 per sq ft

Adjusted market value

$2,379,000

Avg. comparable $ / sq ft

$725

Pending listings $ / sq ft

$737

Expected sale range

$2.37M – $2.42M

The price ladder

$2,495,000

OverreachAbove every active competitor and outside the $2.4M search cap. Risks joining the expired list.

$2,450,000

Top of rangeDefensible, but invites comparison with 3605 Ridgeview, which had a pool and a fifth bedroom.

$2,395,000

RecommendedJust under $2.4M, inside every common search bracket, and priced to draw a first-weekend crowd.

$2,350,000

Floor of rangeMatches the comparables average. Leaves value on the table unless the market softens.

$2,295,000

UnderpricedWould sell fast, but below the adjusted value of the home.

Our rationale

We list slightly above the adjusted value to leave room to negotiate, but below the $2.4M threshold so the home reaches the widest pool of buyers. Most showings happen in the first 14 days, so the launch price matters more than any later change.

Buyer search brackets

Most buyers search portals in round-number ranges. At $2,395,000 your listing appears in all four of the most common searches for homes like yours. At $2,495,000 it would vanish from the most popular one.

$2.0M–$2.4M

$2.2M–$2.5M

$2.25M–$2.75M

$2.3M–$2.6M

$2.0M $2.4M $2.8M

Gold line: $2,395,000, inside all four searches. Red line: $2,495,000, which falls outside the $2.0M–$2.4M search — the most-used bracket for this neighborhood.

Pricing checkpoints

Day 7

15+ showings and a second-showing request: hold price, set an offer deadline.

Day 14

Showings but no offers: review agent feedback on condition and price together.

Day 21

No offer: adjust to $2,350,000 before the listing goes stale.

08 Marketing Plan

A launch built in three acts

Every channel points back to one story: a quiet, light-filled craftsman-modern home on one of Tarrytown's most loved streets.

Weeks 1–2 · Pre-launch

Prepare & preview

• Pre-listing inspection and punch list
• Designer staging of living, kitchen and primary suite
• Twilight and daytime photography shoot
• “Coming soon” preview to 180 top agents
• Property website and printed brochure

Week 3 · Launch

Go live Thursday

• MLS live at 9 a.m., syndicated to all major portals
• Paid social campaign to Austin luxury audiences
• Broker preview Thursday, public opens Sat & Sun
• Email launch to 4,200 local buyers and agents
• Neighbor invitation mailer, 200 homes

Week 4 onward · Ongoing

Sustain & report

• Weekly seller report: views, showings, feedback
• Second open-house weekend with a new angle
• Retargeting ads to listing-page visitors
• Follow-up calls to every showing agent
• Offer review meeting with net comparisons

Channels

Professional photography 40 edited images plus twilight exteriors and aerials.

Cinematic video A 90-second film plus 15-second cuts for social.

3D tour & floor plan Walk-through tour with measured plans for remote buyers.

MLS syndication Live on 100+ portals and our relocation partners.

Social media Targeted Instagram and Facebook ads, plus our 18k followers.

Open houses Broker preview and two public weekends, hosted by Danielle.

Agent network email Direct email to 2,600 Austin agents with buyers in range.

Print brochure Heavy-stock brochure for every showing and the open houses.

25,000+ Expected listing views, first 14 days

6,800 Agents and buyers reached by direct email

30–40 Expected private showings, first 3 weeks

09 Selling Timeline

From signature to closing table

A nine-week plan that launches in the first week of November and closes before the holidays. Dates assume a signed listing agreement by Friday, October 16.

Wk 1 Oct 19–25

Sign & prepare

Listing agreement and seller disclosure. Pre-listing inspection, repair bids, and a stager walk-through. Handyman and landscaper booked.

You + Danielle

Wk 2 Oct 26–Nov 1

Repair, stage, photograph

Punch-list repairs and touch-up paint. Staging installed Tuesday, photography and video Thursday, 3D tour Friday. “Coming soon” preview to our agent network.

Westlake & Pine team

Wk 3 Nov 2–8

Launch

MLS live Thursday, November 5 at 9 a.m. Broker preview that afternoon. Public open houses Saturday and Sunday, November 7–8, 1–4 p.m.

Launch week

Wk 4 Nov 9–15

Showings & offers

Private showings continue. Offer deadline if interest is strong. We meet to compare every offer side by side on net proceeds and certainty.

You decide

Wk 5 Nov 16–22

Under contract · option period

Earnest money and option fee delivered. Buyer's inspection, typically within 7–10 days. We negotiate any repair requests.

Danielle negotiates

Wk 6–7 Nov 23–Dec 6

Appraisal & financing

Appraiser visit (around the Thanksgiving week), which we attend with a packet of comparables and upgrades. Title commitment and survey reviewed. Buyer's loan moves to final approval.

Lender + title company

Wk 8 Dec 7–10

Final preparations

Utilities transfer scheduled, movers booked, repairs finished with receipts. Buyer's final walk-through the day before closing.

You + Danielle

Wk 9 Dec 11

Closing

Sign at the title office or by mobile notary. Funds wired the same day, and keys handed over at funding.

Closing day

10 Seller Net Sheet

What you can expect to walk away with

Three sale prices across the recommended range, with every cost listed. All figures are estimates for a closing on December 11, 2026.

Item	Low	Target	High
Contract sale price	$2,350,000	$2,395,000	$2,450,000
Brokerage
Listing brokerage fee2.5% of sale price	$58,750	$59,875	$61,250
Buyer-broker compensation2.5% if offered; negotiable	$58,750	$59,875	$61,250
Title & closing
Owner's title policyTexas promulgated rate, paid by seller	$11,104	$11,284	$11,504
Escrow / settlement fee (seller half)	$1,150	$1,150	$1,150
Deed preparation and release recording	$700	$700	$700
Property tax prorationJan 1 – Dec 10 · $39,880 annual, paid in arrears	$37,586	$37,586	$37,586
Preparation & concessions
Pre-listing repairs and staging	$8,500	$8,500	$8,500
Repair credit after inspection (allowance)	$10,000	$10,000	$10,000
Home warranty for buyer	$750	$750	$750
Total selling costs	$187,290	$189,720	$192,690
Mortgage payoff (estimated, to Dec 11)	$612,400	$612,400	$612,400
Total deductions	$799,690	$802,120	$805,090
Estimated net proceeds to seller	$1,550,310	$1,592,880	$1,644,910

Estimates only. Final figures come from the title company's settlement statement. Brokerage fees are fully negotiable and are not set by law. Buyer-broker compensation is shown as an example of what a seller may choose to offer. The payoff amount should be confirmed with your lender. Selling costs equal 7.97% of the sale price at the low end, 7.92% at target and 7.86% at the high end.

Where the target sale price goes

66.5% Net proceeds to you · $1,592,880

25.6% Mortgage payoff · $612,400

7.9% Selling costs · $189,720

11 Testimonials

In our clients' own words

The best measure of a plan is how the people who lived through it describe it afterward.

“

Danielle told us the price on day one and explained every number behind it. We had four offers by Sunday night and closed above asking with no appraisal drama. She read the buyers better than we could have.

**Catherine M.**Sold in Old Enfield7 days · 102% of list

“

We were relocating to Denver and couldn't be in Austin for most of the process. Danielle managed the repairs, the stager and the inspection as if it were her own house. Weekly reports, no surprises.

**Rahul and Priya S.**Sold in Pemberton Heights12 days · 99.6% of list

“

Our first agent listed us too high and we sat for ninety days. Danielle reset the price with real data, re-shot the photos and relaunched. We were under contract in two weeks with a cleaner offer than anything we saw the first time.

**Thomas K.**Sold in Tarrytown14 days · 98.9% of list

4.9 / 5 Average rating across 127 verified client reviews

68% Of Danielle's business comes from past clients and referrals

100% Of 2025–2026 sellers said they would hire her again

12 Next Steps

Ready when you are

Here is everything we need to move from this conversation to a Thursday launch. Most items take one short meeting.

• Sign the listing agreement Confirms the list price, term (six months), brokerage fees and any buyer-broker compensation you choose to offer.
  You + Danielle
• Complete the Seller's Disclosure Notice Known repairs, systems ages, permits and the 2023 renovation scope. Danielle will walk through it with you.
  You
• Gather property documents Survey, HOA information if any, warranties, utility averages, and the renovation permits and plans.
  You
• Provide mortgage payoff details Lender name and loan number so the title company can order an exact payoff statement.
  You
• Schedule the pre-listing inspection Booked for the week of October 19. Results guide the repair list and the disclosure.
  Danielle
• Approve the prep and staging plan Budget of $8,500 covering paint touch-ups, landscaping, minor repairs and three staged rooms.
  You + stager
• Confirm showing preferences Notice time, pets, and the days or hours that do not work for your family.
  You
• Open title with Barton Creek Title Danielle opens the file on signing, so title review is done before an offer arrives.
  Danielle

Questions about any page? Call me directly — I answer my own phone.

Agent

Danielle Reyes, Realtor®

Phone

512-555-0186

Email

danielle@westlakepine.example.com

Office

2200 Lake Austin Blvd, Suite 140

Westlake & Pine Realty is a licensed Texas real estate brokerage. This presentation is a broker price opinion prepared for marketing purposes and is not an appraisal. Market data is believed reliable but is not guaranteed. Texas law requires all license holders to provide the Information About Brokerage Services form to prospective clients.