Legend Oaks: Where Pricing Your Home Right Still Works (Shocking, I Know)
Legend Oaks is one of those neighborhoods people fall in love with instantly, tree-lined streets, friendly neighbors, and homes that somehow feel both cozy and spacious at the same time. It’s the South Austin sweet spot. And recently, it also became the perfect example of a real estate truth I’ve been preaching for years:
Pricing. Is. Everything.
Say it louder for the sellers in the back.
Last week, two Legend Oaks homes hit the market:
6106 Open Range Trl
6144 Oliver Loving Trl
Both were priced right at or just below market value. Nothing crazy. Nothing ego-driven. Just solid, realistic pricing. And guess what?
They went under contract in under two weeks — in this market.
A buyers market.
A market where buyers are basically walking around with clipboards and magnifying glasses looking for reasons to negotiate.
But when you price a home correctly?
Buyers don’t walk… they jog.
And Then… There Are the Other Listings
Now let’s talk about the homes that chose a different life path. You know, the ones that said:
“Market value? Never heard of her.”
Take 6110 Blanco River Pass, which has been on the market for 177 days.
That’s half a year of showings, price drops, awkward feedback, and your Zillow listing getting more views than your Instagram posts.
Or 6419 Ira Ingram Dr, which is finally under contract…
after 201 days.
Two hundred and one.
I’ve had houseplants that didn’t survive that long.
Here’s the tough love: when a home sits that long, buyers don’t think, “Wow, this must be a hidden gem!”
They think, “What’s wrong with it?”
Even if nothing is wrong the price alone can make buyers suspicious.
Time Is Money, and Overpricing Burns Both
When you start too high, two things almost always happen:
The home sits.
The final sale price ends up below market value anyway.
It’s like refusing to eat your vegetables as a kid… only to end up eating them cold later, and now they’re soggy. Nobody wins.
Meanwhile, the well-priced homes?
They move. Fast.
Because buyers aren’t allergic to paying market value, they’re allergic to paying over market value.
Legend Oaks Just Proved It
This neighborhood is in demand. People want in. But even the best neighborhood can’t save an overpriced listing from the doom of “days on market creep.”
Price it right, and buyers come running.
Price it high, and you end up chasing the market... usually all the way down to a number you didn’t want in the first place.
So if you’re thinking about selling in Legend Oaks (or anywhere in South Austin), remember the Rule of Real Estate Survival:
Buyers will forgive a dated kitchen. They will not forgive a delusional list price.
