What's up y'all! If you are getting this email welcome to my first Circle C weekly report. This report will include almost all of Circle C. I have decided to exclude most of Circle C north at the moment. The reason for that is that it comps closer to Legend Oaks and Western Oaks than Circle C proper. Included in this weekly report will be all of Circle C, Avana, Vintage Place, Greyrock, Hielscher, Alta Mira, Lacrosse and the golf estates. Basically everything inside of this shape. 

With that being said, here is what's happening in Circle C this week! 

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

7504 Moon Rock Rd - Closed 6 days ago in Circle C for $855,000 with $2445 in seller concessions after being on the market for 5 days. It was originally listed for $834,900 and received multiple offers. 

6416 Trissino Dr - Closed 2 days ago in Avana for $1,225,000 in no BAC paid after being on the market for 4 days. It was originally listed for $1,285,000 and did not reduce the price.

10506 Walpole Ln - Closed 4 days ago in Circle C for $752,000 and $21,000 in seller concessions after being on the market for 19 days.  The appraisal didn't make value,  this was a VA loan and appraisers can be difficult. It was originally listed for $750,000 and did not reduce the price. 

5840 Back Bay Ln - Closed in Circle C 2 days ago for $535,000 after being on the market for 24 days. This was originally listed for $665,000 and sold for $130,000 under list in just 24 days. The listing agent was also the seller. 

6102 Rickerhill Ln - Closed in Circle C while still coming soon for $840,000 with $2500 in seller concessions. It was originally listed at $875,000. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

13208 Cardinal Flower Dr - Went under contract in Greyrock 5 days ago after being on the market for 2 days. This was originally listed for $765,000 and went into multiple offers. It will sell for above the list price. 

10913 Cusseta Ln - Went under contract in Circle C 6 days ago after being on the market for 2 days. This was originally listed for $1,290,000 and went into multiple offers. This will sell above the list price. 

11132 Blissfield Cv - We under contract in Hielscher 5 days ago after being on the market for 2 days. This was originally listed for $875,000 but wasn't updated. I'd expect this to sell close to the list price considering 2 days on market. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

6825 Hansa Loop - Listed this morning in Hielscher for $715,000. This is a 2290 square foot 4/2 that follows the Clayton, Gorzycki, Bowie school path. Its a single story home and a decent sized lot but it has not been updated at all. 

11805 Via Grande Dr - Listed yesterday in Alta Mira for $1,275,000. This is a 3114 square foot 5/3 that follows the Clayton, Gorzycki, Bowie school path. This is a beautiful house. Fully updated with a pool. I'd expect this to go into multiples even at this price point. 

11225 Maelin Dr - Listed in Hielscher yesterday for $875,000. This is a 2814 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. Partially updated and single story, with inventory constraints right now, I can see this still selling quickly. 

6420 Wareham Ln - Listed 2 days ago in Circle C for $715,000. This is a 3/3 that follows the Kiker, Gorzycki, Bowie school path. These ones are always the hardest to sell, its partially updated but still has popcorn ceilings and lacks some curb appeal. I'd expect this to sit for a minute. 

7904 Ladera Verde Dr - Listed yesterday in Alta Mira for $1,050,000. This is a 3124 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. Updated single story with a 3 car garage, this will sell quickly. 

5916 Back Bay Ln - Listed yesterday in Circle C for $850,000. This is a 2628 square foot 4/2 that follows the Kiker, Gorzycki, Bowie school path. This one is dated and feels like they priced it aggressively. I'd expect this one to sit for a minute. 

Off-Market Homes in Austin: How to Find Deals No One Else Sees (BLOG)

Something interesting is happening in the Austin real estate market right now, seller control is starting to increase again, but not in the way most people expect.

What we’re seeing is the rise of what I’d call “seller’s choice.” Historically, there have been pretty strict rules around how homes get listed and marketed. If a property wasn’t in the MLS, it couldn’t really be publicly marketed. “Coming soon” listings had tight timelines. Third-party websites like Zillow and Redfin had their own rules about what they would and wouldn’t display. Everything lived in one central system. That’s starting to change.

Brokerages like Compass have built out private exclusive networks where sellers can test pricing, reset days on market, or quietly introduce their home to buyers before going fully public. And recently, partnerships like Compass working with Redfin on coming soon listings have started to shift the landscape even further. What used to be a rigid system is becoming more flexible, and more fragmented.

So what does that mean for buyers? It means you might not be seeing everything.

If you'd like to know more about the value of your house or other houses in the neighborhood, please reach out!