206 Tavish Trail | CMA & Pricing Strategy

206 Tavish Trail
Comparative Market Analysis & Pricing Strategy
Rough Hollow | Lakeway Highlands | Lakeway, Texas 78738
Prepared October 2026
Daniel & Jacquelyn Foreman | Foreman Property Group | eXp Realty Luxury
The Position
206 Tavish Trail competes in one of the most active resale corridors in Rough Hollow: two-story, 2010–2016 builder homes in Lakeway Highlands, where buyers have a deep bench of similar floor plans to choose from.
What separates this home is the backyard. A pool and spa with water features, added in 2017, place it in a much smaller set of homes. Within one mile and 2,800–4,200 SF, there is no active pool home priced below $1,299,000.
Indicated Value
$955,000 – $1,000,000
Recommended List Price
$985,000
The Strategy
Enter as the most accessible pool home in Rough Hollow, with presentation that earns the price in the first 21 days
Property Snapshot
What Sets This Home Apart
Pool and Spa with Water Features
Installed in 2017, with an estimated install value near $150,000. In this segment, a buyer cannot replicate this for less than the cost, the 4–6 month build and the disruption.
Primary Suite on the Main Level
With three secondary bedrooms upstairs — a layout that appeals to a wide range of buyers.
Three Dedicated Flex Rooms
Study, game room and media room give this plan more usable space than most 3,400 SF Highlands floor plans.
Three-Car Garage
On a low-maintenance homesite — a practical advantage in this price range.
Rough Hollow Amenities
Including the Lakeway Highlands pools, trails, Yacht Club access and Lake Travis ISD.
The tradeoff is the lot. At 0.196 acre with a trees/woods outlook, it does not carry the canyon or Hill Country views that support the top of this submarket. We price with that in mind.
Micro-Market Context
Highlands Two-Story Resales, 2010–2016 Builds, No Pool (Last 18 Months)
20
Closed Sales
$857K
Median Price
$243
Median $/SF
93%
Median % of List
Interquartile range: $231 – $262 per SF
The Market Has Softened Into Fall
Spring 2026 Highlands closings ran $845,000 – $875,000. The three most recent closings came in lower:
202 Duffy Ln: $777,000 (Aug)
111 Serene Hilltop Cir: $817,000 (Aug)
106 Princes Ct: $815,000 (Sep), with $22,000 in seller-paid buyer costs
Pool Homes Trade in a Different Band
Among two-story resales built 2008–2017 within one mile, pool homes closed at a median of $331/SF versus $240/SF without a pool (10 vs. 29 sales). Part of that gap reflects lot and view, so we do not apply it directly. It does confirm that the backyard moves this home out of the $800,000s.
Closed Comparables: Two-Story Highlands Resales ($/SF)
Paired pool sale on the same street: 203 Antigua Way (pool, 3,184 SF, 2014) closed at $810,000 in September 2026. 101 Antigua Way (no pool, 3,035 SF, 2013) closed at $715,000 in August 2026. The difference of about $95,000, or roughly $80,000 after adjusting for size, isolates what buyers are paying for a pool in this segment.
Active and Pending Competition
Highlands Two-Story, Direct Competition
Where $985,000 Sits
21 active or under-contract homes within one mile at 2,800–4,200 SF, ranging from $739,900 to $2,225,000. The median is $929,900.
At $985,000, the home sits at roughly the 62nd percentile of all actives. It is not a bottom-quartile price overall.
Among the five pool homes in that set (from $1,299,000), it would be the lowest-priced pool home by $314,000.
The pricing case depends on buyers seeing it as the entry point to pool homes, not as an expensive non-pool home. Presentation and marketing have to make that point immediately.
Recently Off-Market Without a Sale
102 Waverly Spire Ct: pool, 3,435 SF, 2013. Launched at $1,150,000, reduced to $979,000, withdrawn after 159 days on a limited-service listing.
307 Duffy Ln: launched at $1,295,000, reduced to $1,199,999, withdrawn after 119 days.
215 Woodlands Ct: $1,160,000, withdrawn after 66 days.
Value Analysis
Method 1: Adjustment Grid from Best Comparable
101 Pierce Range Rd (closed $1,110,000, June 2026)
Method 2: Paired Sales
Highlands non-pool baseline for a partially updated, 3,400 SF two-story: $845,000 – $875,000
Pool and spa contribution: $90,000 – $110,000 (based on the Antigua Way pair, plus credit for the spa and water features)
Indicated value: $955,000 – $975,000
We weight Method 2 more heavily. 102 Waverly Spire Ct, a near-identical pool home 0.1 mile away, could not sell at $979,000, and fall closings point below spring levels.
Reconciled Value
$955,000 – $1,000,000
Point Estimate
$975,000
The Launch-Price Pattern
Measured against original list price, using 18 Highlands two-story resales from the last 18 months:
Price Retention Gap
5.5 points more of asking price kept when priced right at launch
Time on Market
Priced-right homes sold in one-quarter of the time
Dollar Impact
On a $985,000 list, that gap is roughly $54,000
Overpricing at launch rarely produces a higher sale price. More often it produces a longer market time and a lower final number.
Homes That Launched at or Above $975,000
Two-story resales within one mile, built 2008–2017:
Median % of Launch
93.7%
Median Days on Market
54 days
Closed Sales in Band
14 sales
Unsold in the same band: 102 Waverly Spire Ct (pool, withdrawn), 307 Duffy Ln (withdrawn), 215 Woodlands Ct (withdrawn) and 112 Salinas Cv (pool, active after reducing from $1,425,000).
Above $975,000, the pool homes that held their price generally had a view, more land or newer construction. Without those, price discipline matters more.
Three Pricing Scenarios
Read the modeled close before the list price.
If you prefer to test the market at $1,049,000, we recommend agreeing in writing now to move to $985,000 on day 21 if there is no offer. The Test tier models about the same close as Recommended, just after more time on the market and more carrying cost.
Our Recommendation
List at $985,000.
Under the $1,000,000 Threshold
It keeps the home under $1,000,000, where search filters and buyer budgets cluster.
Entry Point to Pool Homes
It positions the home as the entry point to pool homes in Rough Hollow, $314,000 below the next active pool option.
Strong Price Retention
It sits close enough to our $975,000 point value that a well-presented launch should hold 97–98% of list, in line with the priced-right cohort.
The disciplined path to more: if the first 14 days produce strong showing activity and multiple interested buyers, the market will tell us. If the home launches high and stalls, history in this neighborhood says it will not recover that ground.
Pre-List Make-Ready
Sequence: Clean-Out → Repairs and Lighting → Staging → Photography
1
Clean-Out and Declutter
Clear the closets, garage and the game and media rooms so buyers see space, not storage.
2
Repairs and Refresh
Touch up interior paint in high-traffic areas, and use neutral tones where finishes are original
Service the pool, spa and water features: clear water, equipment running, tile line cleaned
Refresh landscaping at the entry and pool deck: mulch, trimming, seasonal color
Check exterior lighting, pool lighting and landscape lighting
Address minor items from the walkthrough before the buyer's inspection
3
Professional Staging
Main living, kitchen and dining
Primary suite on the main level
Study, game room and media room, each with a clearly defined use
Pool, spa and covered patio, staged as the home's primary outdoor living space
4
Photography and Media
Professional stills, twilight images of the pool and water features, aerial imagery and a video walkthrough.
FPG Marketing & Concierge Plan
Positioning
The most accessible pool and spa home in Rough Hollow's Lakeway Highlands, with the backyard as the lead image.
Media
Twilight pool photography, aerial imagery showing proximity to the Highlands amenities, a cinematic video tour and a floor plan that highlights the three flex rooms.
Launch
Coming Soon preview to our buyer network and the top Lake Travis agents, followed by a weekend public debut.
Digital
Targeted social campaigns aimed at Lake Travis ISD relocation buyers and move-up buyers already in the Highlands.
Agent Outreach
A direct campaign to agents with recent Rough Hollow buyer activity in the $850,000 – $1,100,000 range.
Concierge Coordination
We manage the vendors, staging, photography schedule and showing logistics from start to finish.
Reporting
Weekly updates covering showings, feedback, online activity and competing inventory.
The First 30 Days
Benchmarks: 8–12 showings in the first 14 days, and an offer within 21 days when priced at Recommended.
Buyer's Numbers: Taxes and Carrying Costs
A buyer will underwrite the home on post-sale carrying costs, not on the current owner's bill.
Property Tax Reset
The current assessment reflects years of homestead caps. A buyer will be reassessed near the purchase price.
Estimated Annual Property Tax at $975,000
About $20,400, based on a 2026 Lakeway Highlands rate of about 2.10% (to be confirmed against the subject's tax statement).
Rough Hollow HOA
About $1,886 per year, based on a recent Highlands sale (to be confirmed for the subject).
Pool and Spa Operating Costs
Buyers will factor in service and utilities. A current service record helps.
$20.4K
Est. Annual Tax
At $975,000 purchase price
$1,886
HOA / Year
Rough Hollow Highlands
2.10%
Tax Rate
2026 Lakeway Highlands estimate
Having these numbers ready answers a buyer's lender and advisor before they ask.
Next Steps
01
Confirm List Price
Confirm the recommended list price of $985,000, or agree to the Test tier with a written day-21 adjustment to $985,000.
02
Walkthrough
Walkthrough to confirm the finish level and scope the make-ready items.
03
Pool Documentation
Provide pool and spa documentation: 2017 permit, builder and equipment details.
04
Seller Net Sheet
Review the seller net sheet at the confirmed price (delivered separately).
05
Schedule Make-Ready
Schedule clean-out, repairs, staging and photography.
06
Launch
Coming Soon preview, followed by the public launch.
Daniel & Jacquelyn Foreman | Foreman Property Group | eXp Realty Luxury
512-866-6165