The Position
408 Duffy sits on a cul-de-sac, on nearly half an acre that backs to the preserve. From the back of the home you look down a canyon toward the Rough Hollow marina cove. Few homes of this vintage on Duffy have that combination of lot, privacy and a lake view.
In this part of Rough Hollow, buyers are paying for finish level and outdoor living, not just size. Two-story homes of the same era with original finishes are selling at $197–$232 per square foot. Refreshed homes are selling at $262–$295.
We are presenting two paths: list the home as it stands, or complete a focused make-ready first. Both are modeled from the same sales. The recommendation is built around a late January to early February launch, with a spring move timed to the end of the school year.
Property Snapshot
Living area | 4,398 SF (Travis CAD and MLS; to be confirmed against the appraisal) |
Bedrooms / baths | 5 / 4.5 |
Year built | 2010; original owners |
Lot | 21,349 SF (0.49 acre), cul-de-sac, backing to the preserve |
Stories | Two |
View | Lake view toward the Rough Hollow marina cove, framed by the canyon |
Pool | None |
Outdoor living | Generous outdoor living on several levels: a large stained ipe deck and terraced stained-concrete patios with retaining walls, set in natural native landscaping; a private side yard |
Garage and parking | Two-car garage; third bay finished as a workshop and storage room; additional parking pad |
Systems | HVAC recently replaced; roof approximately 10 years old |
Recent updates | Interior repainted in a lighter palette; window coverings; handmade subway-tile backsplash |
Schools | Lake Travis ISD: Serene Hills Elementary, Lake Travis Middle, Lake Travis High |
What Sets This Home Apart
- The lot. At 0.49 acre it is close to twice the 0.25–0.30 acre typical on Duffy, and it backs to the preserve rather than to a neighbor.
- A lake view. The view runs down the canyon to the marina cove. Most homes of this vintage in the comparison set have no view at all.
- Outdoor living built into the slope. A large ipe deck and terraced patios create several outdoor rooms, set in natural native landscaping that needs little upkeep.
- Major systems already addressed. New HVAC and a roof about ten years old remove two of the first questions a buyer's inspector asks.
- A proven floor plan. The same plan sits on the same street at 302 Duffy, which we prepared and sold in June 2026. On this home, the study is an open living space at the front of the house.
Micro-Market Context
- Twenty two-story resales have closed in Rough Hollow and Lakeway Highlands since May 2025 (3,600–5,200 SF, built 2009–2018), at $790,000 to $1,825,000.
- In this vintage, a pool sets the ceiling. Among homes built 2009–2015, no resale without a pool has closed above $1,096,000. The three closings above $1.1M all have pools.
- Homes without a pool priced above $1.1M did not sell in 2026. 307 Duffy was withdrawn after 119 days at $1,199,999. 215 Woodlands Court was withdrawn after 66 days at $1,160,000. 308 Duffy, updated and backing to the canyon, was listed at $995,000 and then $969,000, and was withdrawn after 172 days.
- Rough Hollow inventory in this size band is thin right now: four active listings, from $899,000 to $1,575,000.
- Across 78738, 20 comparable two-story homes are active, from $775,000 to $1,399,000. The median is $1,077,500.
Closed Comparable Sales — Two-Story Resales Since May 2025
Address | Built | SF | Pool | View | Launch | Closed | $/SF | % of launch | Days |
|---|---|---|---|---|---|---|---|---|---|
207 Coopers Crown Ln | 2014 | 3,989 | No | — | $850,000 | $790,000 | $198 | 92.9% | 62 |
201 Tavish Trl | 2014 | 3,849 | No | Neighborhood | $874,500 | $848,750 | $221 | 97.1% | 6 |
205 Agave Bloom Cv | 2013 | 4,106 | No | Greenbelt | $989,990 | $899,000 | $219 | 90.8% | 131 |
407 Maialina Cv | 2015 | 4,623 | No | Neighborhood | $923,990 | $910,000 | $197 | 98.5% | 5 |
309 Enchanted Hilltop Way | 2013 | 4,198 | No | Greenbelt, Hill Country | $1,200,000 | $975,000 | $232 | 81.2% | 289 |
311 Duffy | 2014 | 4,040 | No | Garden | $1,180,000 | $1,059,000 | $262 | 89.7% | 195 |
210 Majestic Arroyo Way | 2013 | 3,786 | No | Lake, panoramic | $1,190,000 | $1,096,000 | $289 | 92.1% | 91 |
209 Rocky Coast Dr (FPG) | 2012 | 4,033 | Yes | Hill Country | $1,100,000 | $1,100,000 | $273 | 100.0% | 5 |
302 Duffy Ln (FPG) | 2013 | 4,265 | Yes | — | $1,250,000 | $1,150,000 | $270 | 92.0% | 100† |
215 Rocky Coast Dr (FPG) | 2012 | 4,106 | Yes | Canyon, creek | $1,225,000 | $1,212,000 | $295 | 98.9% | 26 |
409 Rocky Coast Dr | 2009 | 4,119 | Yes | Lake, panoramic | $1,395,000 | $1,350,000 | $328 | 96.8% | 54 |
Foreman Property Group represented the three sales in bold. †302 Duffy went under contract on its second day; the buyer's financing failed on day 21, after which the market softened further. Each launch price is the first list price. Newer construction (2016–2018) closed at $1.35M–$1.83M and is a different product.
Active Competition
Rough Hollow, 3,600–5,200 SF, built 2008–2018
Address | SF | List | $/SF | Days | Note |
|---|---|---|---|---|---|
304 Duffy Ln | 4,131 | $899,000 | $218 | 8 | Original condition, interior lot |
112 Salinas Cv | 4,030 | $1,299,000 | $322 | 126 | Pool, 0.44 acre; launched at $1,425,000 |
312 Bisset Ct | 5,003 | $1,360,000 | $272 | 129 | 2018 construction; launched at $1,399,999 |
320 Bisset Ct | 4,383 | $1,575,000 | $359 | 50 | Custom, pool, panoramic view; launched at $1,695,000 |
At $1,099,000, 408 Duffy would be the second-lowest-priced listing in Rough Hollow in this band. It would be the only one of the five combining a lake view, a 0.49-acre preserve lot and a price under $1.1M.
Across 78738, the lowest quarter of comparable actives is priced at or below $944,000. Most homes in that tier sit outside Rough Hollow and do not have lake views or Rough Hollow's amenities. We will refresh this sweep two weeks before launch.
Value Analysis — After Make-Ready
Anchor: 302 Duffy Lane (the same floor plan, on the same street, refreshed by our team before sale)
How to read this: we start with what 302 Duffy sold for in June 2026, subtract value for features it had that 408 Duffy does not (pool and spa, covered outdoor living with fireplace, a full third garage bay), and add value for what 408 Duffy has that it does not (lake view, larger preserve lot, quartz counters after make-ready).
Adjustment | |
|---|---|
Closed price, June 2026 | $1,150,000 |
Pool and spa | −$85,000 |
Covered outdoor living with fireplace, compared with the open ipe deck and terraced patios | −$10,000 |
Lake view toward the cove, compared with no view | +$35,000 |
0.49-acre preserve lot on a cul-de-sac, compared with a 0.28-acre interior lot | +$25,000 |
Third garage bay finished as a workshop | −$10,000 |
Kitchen counters updated to quartz | +$15,000 |
Indicated value | $1,120,000 ($255/SF) |
302 Duffy is one of two comparisons. Together with 210 Majestic Arroyo (next slide), they support a value of $1,080,000–$1,130,000 after make-ready. We recommend listing at $1,099,000, just under the $1.1M search threshold.
Value Analysis — After Make-Ready
Bracket: 210 Majestic Arroyo Way (no pool, panoramic lake view, 0.65 acre)
Adjustment | |
|---|---|
Closed price, August 2025 | $1,096,000 |
Size: +612 SF at $100/SF contributory | +$61,200 |
View: panoramic lake, compared with a cove view | −$50,000 |
Lot: 0.65 acre, compared with 0.49 | −$10,000 |
Indicated value | $1,097,200 ($249/SF) |
Reconciled value after make-ready: $1,080,000–$1,130,000. We give 302 Duffy the most weight because it shares the floor plan and the street.
Recommended list price: $1,099,000, inside this range and just under the $1.1M search threshold.
As-is value: $950,000–$990,000 ($216–$225/SF). This range is set by the original-finish resales at $197–$232/SF, adjusted upward for the view, the lot and the new HVAC. As-is, the home competes directly with 304 Duffy at $899,000.
The Launch-Price Pattern
Rough Hollow and Lakeway Highlands two-story resales that launched at $1.3M or less, May 2025 to today:
Homes | Median % of launch | Median days | |
|---|---|---|---|
Priced right from day one | 4 | 98.7% | 6 |
Reduced after launch | 8 | 92.1% | 116 |
Homes that launched above the market gave up about 6.6 points of their launch price and spent about 110 additional days on the market. In this price range, 6.6 points is roughly $70,000.
Every Comparable Home That Launched at $1,149,000 or Above
Address | Pool | Launch | Reduced to | Outcome | % of launch | Days |
|---|---|---|---|---|---|---|
309 Enchanted Hilltop Way | No | $1,200,000 | $1,025,000 | Closed $975,000 | 81.2% | 289 |
311 Duffy | No | $1,180,000 | $1,099,000 | Closed $1,059,000 | 89.7% | 195 |
210 Majestic Arroyo Way | No | $1,190,000 | $1,150,000 | Closed $1,096,000 | 92.1% | 91 |
307 Duffy Ln | No | $1,295,000 | $1,199,999 | Withdrawn, unsold | — | 119 |
215 Woodlands Ct | No | $1,160,000 | — | Withdrawn, unsold | — | 66 |
405 Baldovino Skwy | No | $1,149,000 | $1,025,000 | Expired, unsold | — | 155 |
302 Duffy Ln (FPG) | Yes | $1,250,000 | $1,150,000 | Under contract day 2; buyer financing failed day 21; closed $1,150,000 | 92.0% | 100 |
215 Rocky Coast Dr (FPG) | Yes | $1,225,000 | — | Closed $1,212,000 | 98.9% | 26 |
For comparison: priced at $1,100,000 | ||||||
209 Rocky Coast Dr (FPG) | Yes | $1,100,000 | — | Closed $1,100,000 | 100.0% | 5 |
Of eight homes that launched in this band, only one sold within 5% of its launch price. It had a pool and a canyon view. Three of the six homes without a pool did not sell at all. 302 Duffy drew a contract on its second day; when that buyer's financing failed three weeks later, the launch momentum was gone and the market had softened. A strong first two weeks is the most valuable window a listing has. For comparison, 209 Rocky Coast, which we listed at $1,100,000, closed at 100% of its launch price in 5 days.
Two Paths
Read the "modeled close" row first. It is drawn from the comparable sales. The list price is only where the conversation with buyers starts.
Path A — List As-Is
Includes cleaning, staging and photography only.
Velocity | Recommended | Test | |
|---|---|---|---|
List price | $949,000 | $975,000 | $1,025,000 |
$/SF | $216 | $222 | $233 |
Modeled close | $935,000–$945,000 | $950,000–$965,000 | $930,000–$960,000 after reductions |
Expected days on market | Under 30 | 45–90 | 120+ |
As-is, buyers compare the home with 304 Duffy at $899,000. They will deduct for the original flooring, counters and exterior finishes, and they will base those deductions on their own estimates rather than ours.
Two Paths
Path B — Complete the Make-Ready, Then List
Velocity | Recommended | Test | |
|---|---|---|---|
List price | $1,049,000 | $1,099,000 | $1,149,000 |
$/SF | $239 | $250 | $261 |
Modeled close | $1,035,000–$1,050,000 | $1,075,000–$1,090,000 | $1,050,000–$1,080,000 after reductions |
Expected days on market | Under 21 | 21–45 | 100+ |
If the Test tier is preferred, we recommend a written agreement to move to $1,099,000 on day 21.
Two Paths
Side by Side
Path A (as-is) | Path B (make-ready) | |
|---|---|---|
Modeled close | $950,000–$965,000 | $1,075,000–$1,090,000 |
Difference in modeled close | — | About $125,000 |
Make-ready investment | — | Hard bids from our contractor network before you commit |
Expected days on market | 45–90 | 21–45 |
Who sets the repair credit | The buyer | We do, before launch |
Recommendation
Complete a focused make-ready and launch at $1,099,000 in late January or early February.
At that price the home sits just under the $1.1M search threshold. It is below the point where homes of this vintage without a pool have stalled, and it is supported by the 302 Duffy grid. It also enters as the second-lowest-priced listing in Rough Hollow in its size band, while offering the lot and the view the others do not.
The path to a higher price runs through the first two weekends. If showings and second visits are strong, we hold firm on price rather than reach higher at launch.
Pre-List Make-Ready
Sequence: clean-out → exterior and repairs → interior finishes and lighting → staging → photography
Area | Scope |
|---|---|
Exterior presentation | Refinish the concrete surfaces at the front walk, porch and rear patios. Refresh the exterior trim and balcony, and assess the full exterior paint, including color |
Windows | Assess window seals. Professional cleaning; screens removed and stored for photography and showings |
Kitchen | Update the counters; finish selections guided by our team. Evaluate the cabinet finish |
Flooring | Replace the carpet on the stairs and upstairs |
Lighting | A new entry fixture; convert the recessed lighting to LED |
Documentation | Confirm the water heater age; gather HVAC and roof records and the most recent appraisal |
Professional staging | Main living areas, primary suite, and the deck and terraces |
Investment. We provide hard bids from our contractor network once we are engaged. Our contractors complete projects for us every month and price accordingly. Each item is bid separately, so you decide on scope with the numbers in hand.
Why Foreman Property Group
- We have already sold this floor plan. We prepared 302 Duffy, on the same street, and closed it in June 2026. We know how this plan photographs, shows and appraises.
- Three of the most relevant sales in this report are ours: 302 Duffy, 209 Rocky Coast and 215 Rocky Coast.
- We manage the make-ready end to end. That covers bids, scheduling, oversight and weekly updates, so the work runs to the launch date whether you are here or in Arizona.
- A designer's and builder's eye. Our background in interior design and new-home construction shapes which improvements we recommend and which we tell you to skip.
- Concierge through the move. We coordinate showings, the closing and a post-closing lease, so the sale fits your family's timeline.
About Foreman Property Group
Jacquelyn and Daniel Foreman have specialized in Central Texas luxury real estate for a combined 50+ years. Our practice is built on concierge service, detailed negotiation, and protecting our clients' privacy and financial position.
Top 1% of Realtors nationwide | 2024–2026 |
Top 1.5% of Realtors nationwide | 2016–2023 |
#1 Husband and Wife Team in Austin and in Texas (eXp Realty) | 2025 |
Austin Business Journal Top 10 Husband and Wife Teams | 2025 |
#1 Realtors by homes sold in Lakeway | 2018–2025 |
Texas Monthly Five Star Realtor Award | Six consecutive years |
"The buyer informed us that Daniel had the most professional and thorough presentation they had experienced in the years they had been looking for their next home." — John & Dixie F.
"Their communication style and approach provided the confidence I needed to relax and trust the plan." — Michael B.
The eXp Luxury Platform
As the first cloud-based brokerage, eXp Realty connects your listing with buyers and agents well beyond Lakeway.
- More than 87,000 agents across 29 countries, including the United States, Canada, the United Kingdom, Mexico and Australia
- The eXp Luxury member bulletin, sent to about 1,200 luxury specialists worldwide
- eXp Realty and eXp Luxury social channels, with a combined audience of more than 92,000 on Instagram alone
- Syndication to more than 100 international search sites, with listings translated for buyers in Europe, Asia, the Middle East and South America
Our Luxury Marketing Program
Every element of our marketing program is applied to 408 Duffy. The emphasis is on the buyer most likely to purchase it: a relocating or move-up family that wants Rough Hollow, Lake Travis ISD and a lake view at this price.
Channel | What it does for 408 Duffy |
|---|---|
Award-winning photography and film | Twilight exteriors and aerials that show the preserve, the canyon and the cove view, which interior photos alone cannot |
3D walkthrough and floor plans | Lets out-of-state buyers tour the home before they fly in |
Dedicated property website | A 24/7 open house, with mobile alerts to buyers |
AI-driven buyer targeting and paid social | Ads on Facebook and Instagram aimed at relocating and move-up buyers in Austin's feeder markets |
Elite luxury advertising | Placement across eXp Luxury's media partners, including Mansion Global, Robb Report, The Wall Street Journal, Barron's and Unique Homes* |
A professionally designed property brochure and invitations to a private preview event | |
Broker preview | A private showing for top Lakeway and Rough Hollow agents before the public launch |
Reporting | Weekly showing feedback and performance tracking, with pricing reviews at days 14 and 21 |
*Earned media outcomes are not guaranteed.
Timeline to Launch
Window | Focus |
|---|---|
November | Engagement; walkthrough with our stager; contractor bids |
December | Exterior work, concrete, windows and documentation |
Early to mid January | Counters, carpet and lighting |
Mid to late January | Staging, photography and film; coming-soon marketing |
Late January to early February | Public launch |
Spring | Closing timed to your move. A post-closing lease covers occupancy through graduation |
Post-closing occupancy. We would structure your stay after closing with the TREC Seller's Temporary Residential Lease, which is designed for occupancy of under 90 days. A closing in late February or March keeps a late-May move inside that window.
First 30 Days
Window | Focus |
|---|---|
Days 1–7 | Broker preview, launch of the photography and film, first weekend of showings |
Days 8–14 | Open houses; collect feedback and track showing pace |
Day 14 | Pricing review against showings and second visits |
Days 15–21 | Targeted outreach to agents with active buyers in Rough Hollow |
Day 21 | Decision point: hold, or adjust using the pre-agreed plan |
Days 22–30 | Respond to whatever the feedback shows buyers are focused on |
What This Means for the Buyer's Numbers
Property taxes reset with the sale. The 2026 Travis CAD market value is $947,018. At the combined 2.0961% rate, which includes MUD 11, a $1,099,000 purchase carries about $23,000 a year, or roughly $1,920 a month, before the buyer's exemptions.
Systems. The recent HVAC replacement and the roof's age give buyers more certainty about operating costs during the first years of ownership.
Next Steps
Sign the listing agreement
Fill out the seller's disclosure
Locate the most recent survey of the property
Create a list of upgrades, with approximate costs and the year each was completed
Locate the most recent appraisal to confirm the square footage
Walk the home with our stager to finalize the clean-out and staging plan
Collect hard bids for each make-ready item, and agree on scope
Confirm the water heater age and assemble the HVAC and roof records
Set the make-ready schedule and the target launch date
Review the net sheet at the confirmed list price
408 Duffy Lane Pricing Analysis
Daniel & Jacquelyn Foreman | Foreman Property Group | eXp Realty Luxury
Prepared for Greg and Robin Hadden · November 2026 · MLS data current as of November 6, 2026