Service areas
14 communities, one crew.
Austin and everything inside roughly 35 miles. Each area has its own housing stock, its own era of construction and its own recurring repair list — which is why we wrote a page for each one rather than a map with pins in it.
78701–78759
Austin
Central Austin runs from 1930s bungalows in Travis Heights to new-build infill east of I-35 — two entirely different repair lists in the same ZIP code.
78664–78681
Round Rock
The bulk of Round Rock's inventory is 1990s–2000s tract housing, which means the repair list is remarkably consistent — and remarkably predictable to price.
78613, 78630
Cedar Park
Cedar Park sells on schools and condition. Listings here are compared directly against each other by buyers touring four houses in an afternoon.
78660, 78691
Pflugerville
Pflugerville turns over fast and competes on price. A house here does not lose to its neighbour on location — it loses on paint and flooring.
78641, 78645
Leander
Leander has the metro's highest share of near-new housing, so make-readies here are usually cosmetic — and the ones that are not tend to be drainage.
78626, 78628, 78633
Georgetown
Georgetown splits cleanly between a historic square with genuinely old houses and Sun City, where turnover is constant and buyers are unforgiving about condition.
78734, 78738
Lakeway
Lakeway listings are priced high enough that buyers expect a house to be finished. Deferred maintenance reads as negotiating leverage here more than anywhere else in the metro.
78610
Buda
Buda has grown fast enough that 2005 stock and 2023 stock sit on the same street, competing for the same buyer at nearly the same price.
78640
Kyle
Kyle is the most price-sensitive submarket we serve, which makes the make-ready maths unusually blunt: presentation is almost the only variable a seller still controls.
78738
Bee Cave
Small inventory, high price per square foot, and buyers who tour with a designer's eye. Finish quality is scrutinised here in a way it simply is not further out.
78634
Hutto
Hutto's inventory is young and nearly uniform, so a listing differentiates on condition and staging rather than on floor plan.
78653
Manor
Manor carries heavy investor and rental ownership, which means turn speed matters more than finish level — a house sitting empty is the real cost.
78620
Dripping Springs
Acreage, septic and well systems change the inspection list entirely out here — items that simply do not appear on a city lot dominate the report.
78746
West Lake Hills
The highest-scrutiny submarket in the metro. Buyers at this price point read a punch list as a reason to renegotiate, not as a to-do list.