121 Feritti Drive

121 Feritti Drive
Rough Hollow • East Rim • Lakeway, Texas 78734
Listing Presentation prepared exclusively for Jeff & Polly Kraber
Daniel Foreman | Jacquelyn Foreman
Foreman Property Group | eXp Realty Luxury | May 2026
A Note to Jeff & Polly
Three years ago, we represented the seller of 121 Feritti. Before that, Daniel was the on-site sales manager for Scott Felder who specified the original options on this home and sold it to the first owners. We know this property at a level few advisors could replicate.
Now, with your contract in place at 209 Rocky Coast, the conversation shifts to one objective — moving you out of 121 Feritti efficiently, defensibly, and without leaving money on the table. That is what this presentation is built to do.
Property Snapshot
121 Feritti Drive | Rough Hollow East Rim | Lakeway, TX 78738
Structure
4 Bedrooms | 3.5 Baths | 3,587 sq ft | 0.39 acre
Built 2012 | Scott Felder | Slab foundation
2-car oversized garage (extended length)
Casita
Full guest house with bedroom, full bath, living area, mini kitchen, and separate entrance — rare at this price point.
Layout
First-floor primary with spa bath | First-floor office | Upstairs second living with 12' ceilings + two beds, two baths
Community & Views
HOA: $267/month — Rough Hollow South | Lake Travis ISD
Views: Canyon, Hill Country, Panoramic, Park/Greenbelt
What Makes 121 Feritti Stand Apart
The Casita
A full second living quarters with its own kitchen and entrance — rare at this price point in Rough Hollow.
Courtyard Entry
Private entry courtyard with custom iron gate and stone pavers — a first impression that sets the tone.
Extended Garage
Extended-length 2-car garage accommodates larger SUVs and provides meaningful storage depth.
Hill Country Views
Premium hill country and greenbelt views from the rear covered patio — the defining daily experience of this home.
One-Level Living
Primary, office, and main living all on the first floor — done right, without compromise.
Updated Finishes
Recently updated paint palette, lighting fixtures, and kitchen cabinet refresh aligned with current buyer preferences.
The Honest Tradeoff
Every premium home has a defining tradeoff. Here, it is the rear yard.
The grade drops 15–20 feet below the back patio. That means:
A pool is not realistic at a defensible cost
Buyers seeking a flat play yard will rule the home out
We will not hide this. We will reframe it.
The home wins on views, lock-and-leave livability, and the casita lifestyle — and we price and target accordingly. Buyers who want indoor square footage, a guest house, and Hill Country views over a flat lawn are precisely the audience we will pursue.
Micro-Market: Rough Hollow East Rim
Rough Hollow remains one of the most resilient masterplans on the south shore of Lake Travis. Lake Travis ISD, the Highland Village amenity complex, the Yacht Club, the trail system — these continue to drive demand, even as broader Austin price action has compressed.
Trailing 12 months | 3,200–3,800 sq ft | Sub-$1M band:
12
Closed Sales
$805K – $925K range | Median $866K
7
Active Listings
$820K – $999,999 | Median $899K
$254
Closed Median $/SF
Closed median price per square foot
$250
Active Median $/SF
Active median price per square foot
Closed Comparable Sales
Trailing 12 months | The market tells us where it actually clears
Closed range: $225 – $273/SF | Median: $254/SF
Active & Pending Competition
Closed comps inform — actives govern entry pricing
The pending — 121 Serene Hilltop at 3 days — confirms the right product priced inside the active bottom quartile clears quickly.
Active median: $250/SF | Bottom-25% threshold: $248/SF | Top-25% threshold: $274/SF
Price-Per-Square-Foot Position
At 3,587 SF — what 121 Feritti looks like at each benchmark
The casita and views push the home up the curve. The yard pushes it down.
Casita Premium ↑
Full guest quarters with separate entrance — rare at this price point, commands upward pressure on $/SF.
Hill Country Views ↑
Panoramic canyon and greenbelt views from the rear patio — a daily lifestyle differentiator.
Rear Grade ↓
15–20 ft drop eliminates pool viability and flat yard — a real constraint that buyers will price in.
Net position: at or just below active median is fair value — but our pricing rule says fair value is not enough.
Our Pricing Rule
In today's Austin and Lake Travis market, sellable listings share two traits:
01 — Top-25% on Presentation
Photography, condition, staging, and digital marketing must place the home in the top quartile of visual quality for its price band. Buyers decide on the scroll.
02 — Bottom-25% on Pricing
Measured against active inventory, not closed comps. Closed comps tell you where the market was. Active inventory tells you where buyers are deciding right now.
To be the home a serious buyer schedules first, you need to land in the bottom quartile of active price-per-square-foot in your micro-market — with the polish to back it up.
Recommended List Price Strategy
Three defensible scenarios — our recommendation in bold
1
★ Recommended: $875,000 – $885,000
$244 – $247/SF — at or inside the active bottom quartile
Anchors above the trailing 12-month closed mean ($900K), below the closed median ($910K)
Net contract likely $850K – $865K after typical concessions
Highest probability of contract inside 30 days
2
Alternate (Aspirational): $899,000
$251/SF — at active median
Tests upside; expect 45–75 days to contract and a $15–25K reduction window
Risk: 209 Rocky Coast timeline pressure compounds if home sits
3
Alternate (Aggressive): $865,000
$241/SF — clearly below all comparable actives
Designed to generate multiple offers in week one
Use only if 209 Rocky Coast closing pressure is acute
Pre-List Presentation Plan
To earn the top-quartile presentation we are pricing into
01
Kitchen Cabinet Color Refresh
Complete before photography — not after. This closes the last visual gap before launch.
02
Professional Visual Capture
MLS photography, drone aerials, and cinematic walkthrough video. 3D Matterport tour and floor plan asset.
03
Stager Consultation
Furniture edit and accessory adjustments — light touch, not full stage. Targeted and efficient.
04
Exterior Refresh
Pressure-wash courtyard, refresh mulch beds, touch-up exterior trim where needed.
05
Pre-List Home Inspection
Optional but recommended — neutralizes buyer leverage before it becomes a negotiation point.
Most homes in this band see $4K–$8K in pre-list spend — a fraction of a single price reduction. We coordinate the trades. You approve the budget.
How We Market 121 Feritti
At eXp Luxury, the finest homes deserve the finest marketing. Your home will be presented with professional design, ultra-premium materials, and a global distribution footprint.
Visual Capture
Magazine-quality stills, drone aerials, cinematic video
3D Matterport tour and floor plan asset
Twilight exterior session for hero imagery
Digital Reach
Featured placement on eXpLuxury.com and 90+ luxury syndication partners
Premium media: Wall Street Journal, Mansion Global, Robb Report
Targeted high-net-worth digital campaigns across 75+ countries
Custom property microsite and QR code
Print & Event
Hardcover property brochure
Curated broker preview and private buyer event
Print placements in regional luxury lifestyle titles
Global Reach
The World's Largest Cloud Brokerage
eXp is the largest cloud brokerage in the world — 88,000+ agents across 25+ countries. Your listing benefits from direct access to relocation and investor networks in markets that move Austin luxury demand.
Local expertise. Global distribution.
New York
Los Angeles
San Francisco
Seattle
London
Dubai
Hong Kong
Mexico City
Our Concierge Commitment
A bespoke strategy, a coordinated team, and a private, discreet process from start to finish.
A Team of Experts on Your Side
Sales • Marketing • Technology • Creative • Legal • Financial — coordinated by Daniel and Jacquelyn directly. Every discipline represented, one point of contact.
A Strategy Tailored to You
We approach each transaction with a custom plan based on your timeline, your tolerance for showings, and your priorities at the closing table. No template. No guesswork.
Your Privacy & Security Come First
Showing protocols, vendor coordination, and communication cadence designed for a high-trust client relationship. Discreet by design.
Our Six-Step Process
You stay informed at each stage. We carry the operational weight.
From pre-sale strategy through closing day, every step is managed with precision. We coordinate the vendors, the timeline, and the communication — so you can focus on your move to 209 Rocky Coast.
What Our Clients Are Saying
5.0 Stars | 100+ Verified Reviews
"From our first interaction, it was clear that this real estate group operates at the highest levels of service and expertise. Their connections with top-tier vendors and concierge approach ensures a seamless experience tailored specifically to your real estate goals."
— Wes & Kathy Shimanek
"Jacquelyn and Daniel went so far above and beyond to get our home sold. Their make-ready services are unmatched. Having that kind of concierge service made selling our home a breeze. They are Award Winning Realtors for a reason."
— Matt & Julie Jary
"This team gets results. From staging to closing — totally professional. After they staged our home, we did not want to sell. The home had lots of immediate interest, and within days we received a very good offer. They were excellent negotiators."
— Scott & Maria Helms
Track Record
$40M
2025 Revenue
Total sales volume closed in 2025
100+
Five-Star Reviews
Across Google, Birdeye, and RateMyAgent
5.0
Star Rating
Consistent across all verified review platforms
Wall Street Journal
Featured coverage of Foreman Property Group
Texas Team of the Year
2025 recognition for production and client service
CLHMS Certified
Certified Luxury Home Marketing Specialist designation
First 30 Days, Mapped
A disciplined launch sequence — not improvisation
1
Week 1
Pre-list refresh complete. Photography, video, and Matterport captured. Copy and microsite finalized.
2
Week 2
Coming-soon teaser activated. Broker preview hosted. MLS launch coordinated across all syndication channels.
3
Weeks 2–4
Paid digital campaigns live. Weekly seller report delivered. Showing feedback synthesized and reviewed.
4
Day 21 Review
If at expected pace, hold. If not, surgical price or presentation adjustment — with data behind every decision.
We do not panic-reduce. We respond to data.
Coordinating with 209 Rocky Coast
Your contract on 209 Rocky Coast adds a timeline lens to every decision here. The sequence is manageable — but it requires deliberate choreography from day one.
We have managed this exact sequence — selling one Rough Hollow home while closing another — multiple times. It is choreography, not improvisation.
Confirm the Timeline
Lock in the 209 Rocky Coast option period and closing target so we can build backward to the 121 Feritti launch date.
Build a Contingency Framework
Bridge financing, leaseback, or aligned closings — we structure the 121 Feritti listing to accommodate the most likely scenarios.
Hold Pricing Discipline
The timeline pressure is what we manage — not the price. We do not discount to solve a logistics problem.
Next Steps
We are ready to move when you are. Here is the sequence:
1
Confirm Pricing Scenario
Recommended range: $875,000 – $885,000. Align on the scenario that best fits your timeline and priorities.
2
Sign Listing Agreement & Disclosures
Execute the listing agreement and all required Texas disclosure documents to activate the engagement.
3
Pre-List Inspection (Not Optional)
Recommended to neutralize buyer leverage before it becomes a negotiation variable at the contract table.
4
Schedule Cabinet Refresh, Staging & Photography
Coordinate the kitchen cabinet color refresh, staging and professional photography on the same calendar week for efficiency.
5
Target MLS Launch
Within 14 days of cabinet completion — a tight, coordinated window that keeps momentum and market timing aligned.
Daniel & Jacquelyn Foreman
Foreman Property Group | eXp Realty Luxury
Let's Get to Work
We know this home. We know this market. We know this sequence. 121 Feritti is ready — and so are we.
Reach out directly to begin:
Phone: 512.866.6165
Email: team@foremanpropertygroup.com
Web: www.foremanpropertygroup.com
Office: 903 Highlands Blvd, Lakeway, Texas 78738
Foreman Property Group | eXp Realty Luxury
Serving Rough Hollow, Lakeway, and the Lake Travis Corridor