Buyers in 78704 shop with their eyes and their lifestyle in mind. They want design, walkability, and outdoor living that blends with Austin’s music, dining, and park culture. If you present your home like a turnkey experience, you can attract stronger offers, faster. This guide gives you a boutique, end-to-end plan to prep, market, price, and negotiate your 78704 sale with confidence. Let’s dive in.

Why boutique works in 78704

78704 covers South Congress, Zilker, Bouldin Creek, Travis Heights, and parts of South Lamar. The mix of historic bungalows, mid-century updates, and modern infill pulls buyers who value design, proximity to downtown, and easy access to Lady Bird Lake and Zilker Park. Many shoppers prioritize lifestyle and finish quality over pure square footage.

Typical buyer segments include young professionals and tech employees, empty nesters seeking single-level living near amenities, and investors or second-home buyers where permitted. Emphasize indoor-outdoor flow, upgraded kitchens and baths, energy efficiency, smart home features, and any permitted ADU or bonus space. Your marketing should show how the home lives day to day, not just how many rooms it has.

Your 78704 boutique listing plan

Pre-listing audit and calendar

• Walk-through and punch list: declutter, deep clean, paint touch-ups, minor repairs, landscaping, and front entry improvements.
• Verify permits for renovations and plan disclosures as required.
• Choose staging scope, book photography and media, and set your MLS launch date.
• Typical prep timeline runs 1 to 3 weeks, depending on scope.

Design-forward staging that photographs well

• Aim for a neutral, contemporary base with warm wood accents. Add mid-century or modern touches that fit the home’s architecture.
• Prioritize the living room, kitchen, primary suite, front entry, and outdoor entertaining areas.
• Pick scale-appropriate furniture and stage for lifestyle. Avoid highly reflective surfaces that create photo glare.
• Choose the right scope for your situation: a refresh, full staging for a vacant home, or targeted consultation for seller-occupied.

Premium photography and floor plans

• Deliverables to expect: interior and exterior stills, twilight images for curb appeal, and a schematic floor plan.
• Use balanced exposures, accurate color, and careful lens choices to avoid distortion.
• Include detail shots of kitchen finishes, the primary bath, and outdoor spaces. If relevant, add safe, compliant aerial images to show lot context and neighborhood setting.

Video that tells a lifestyle story

• Produce a short cinematic cut (about 45 to 90 seconds) for social media and a 2 to 4 minute walkthrough for listing sites and email.
• Show the neighborhood vibe, indoor-outdoor flow, and key features with simple text callouts. Keep color and lighting natural.
• Prepare vertical versions for Instagram and TikTok and horizontal versions for YouTube or listing pages.

3D tours and measurements

• An interactive 3D scan and a measured floor plan help out-of-town buyers and busy locals understand flow and scale.
• Include a dollhouse view and an embedded walkthrough video when possible. This reduces low-quality showings and improves engagement.

Listing copy and creative direction

• Keep the tone design-forward and approachable. Match the creative to the home’s tier and style.
• Highlight proximity to Lady Bird Lake, South Congress, South Lamar, Zilker Park, bike routes, dining, and permitted updates or ADUs.
• Make sure the photos, film, and copy tell the same lifestyle story from start to finish.

Distribution that reaches the right buyers

• MLS baseline: Enter a complete listing with high-quality photos, a virtual tour link, floor plan, and accurate public and private remarks. This feeds major home search portals automatically.
• Boutique reach with a Sotheby’s-affiliated advisor: Leverage curated luxury and relocation audiences, global exposure, and high-end print and digital brochures where appropriate.
• Paid digital targeting: Run geo-targeted ads and retargeting that feature cinematic video and a hero-image carousel. Track impressions, clicks, and showing requests.
• Broker outreach: Host a broker preview for top local buyer agents who sell in 78704 and coordinate private showings for qualified parties.
• Open houses vs. private showings: Public opens can help with feedback and contacts, but targeted private previews often deliver higher-quality traffic for mid to upper-tier listings in 78704.

Pricing strategy for 78704

Build a CMA and choose your posture

• Start with recent 78704 comps from the last 30 to 90 days and adjust for condition, finish level, lot and outdoor space, ADUs, and any architect or renovator pedigree.
• Choose an approach: aggressive (slightly under market to invite multiple offers), market (priced to comps), or premium (above market for unique features, with a possible trade-off in days on market).
• In 78704, strong design and neighborhood cachet can support a narrow premium. Always confirm with current MLS data.

Adjust for design, outdoor, and ADUs

• Stage and present to highlight updates and flow. Design-forward homes often earn more attention and can improve perceived value.
• Emphasize outdoor living and any permitted ADU, office, or studio space. These are high-value features here.

Launch timing and showings plan

• Time your go-live to align with media delivery and buyer behavior. Early-week launches can build momentum into the weekend.
• Set clear showing instructions and prepare for a busy first few days if pricing is aggressive.

Negotiation playbook

Offer screening and multiple-offer plan

• Require proof of funds or pre-approval letters and a complete offer package.
• Use a seller instruction letter if multiple offers are likely. Define your deadline, highest-and-best approach, and evaluation criteria beyond price.

Appraisal and inspection strategy

• If offers rise above list price, discuss appraisal gap approaches such as buyer bridge funds or appraisal indemnity language.
• Decide on early inspections or a pre-listing inspection to reduce surprises. Balance the benefit of fewer contingencies against the risk of uncovering defects you must address.

Levers beyond price

• Negotiate on closing date, earnest money, option/inspection timelines, and concessions.
• Consider inclusions like appliances or select furnishings that fit the staged look, if it strengthens the net outcome.

Logistics, costs, and compliance

Typical timeline

• Pre-listing prep: 1 to 3 weeks.
• Live on MLS: as soon as media is ready and listing details are complete.
• Showings and offers: days to weeks, depending on price point and seasonality.
• Escrow: often 30 to 45 days for financed deals, subject to lender timelines.

Typical cost ranges

• Professional photography: typically a few hundred dollars.
• 3D tour and floor plan: often a few hundred dollars, scaled by size.
• Cinematic video: several hundred to a few thousand dollars, based on scope.
• Staging: refresh is lower cost; full-home staging can reach several thousand dollars with monthly rental fees.
• Print materials and digital ads: budget increases with reach and quality.

Compliance checklist in Austin

• Use current Texas Real Estate Commission forms and seller disclosure guidelines.
• Confirm permits for renovations. Disclose unpermitted work and discuss options before listing.
• If applicable, verify HOA rules and prepare disclosures.
• For drone photography, follow FAA and local rules and use certified operators.

Choosing the right vendors

• Ask for local portfolios with 78704-style homes and references from recent clients.
• Confirm turnaround times, licensing, MLS-ready formats, and insurance.
• If using aerials, verify the pilot’s certification and compliance.

How we measure success

Primary KPIs

• Days on market versus similar 78704 comps.
• Sale price relative to list price.
• Showings per week and number of offers.
• Online engagement: listing views, 3D tour completions, video view rates, and ad click-throughs.
• Net proceeds after concessions, repairs, and marketing costs.

Secondary indicators

• Buyer quality, such as pre-approved or cash offers.
• Time from acceptance to closing, which signals process efficiency.

Work with a boutique advisor

You deserve a plan that treats your home like a design-forward product and your move like a well-run project. As a boutique advisor affiliated with a premier luxury network, you get high-touch service, research-backed pricing, and skilled negotiation tailored to 78704. With a Ph.D., CLHMS marketing expertise, and MCNE negotiation training, you can expect rigorous preparation and clear communication from first consult to closing. Ready to sell smart in 78704? Connect with Cody Hobza to start your custom listing plan.

FAQs

Why stage a lived-in 78704 home?

• Staging clarifies layout, improves lighting and flow for photos and showings, and helps buyers picture themselves in the space with minimal changes.

Do professional photos and video pay off for sellers?

• High-quality media increases online engagement, draws more qualified showings, and supports stronger offers, especially in design-conscious neighborhoods like 78704.

How does a Sotheby’s-affiliated distribution help beyond the MLS?

• It adds curated luxury and relocation audiences, global exposure, and premium marketing materials that align with design-forward properties.

Will pricing slightly below market leave money on the table?

• Not necessarily. In certain conditions, strategic pricing can create multiple offers and better terms. Use a data-backed CMA to choose the right approach.

Should I order a pre-listing inspection in Austin?

• It can reduce contingency risk and speed up closing by surfacing issues early. Weigh the cost against potential benefits and disclosures with your advisor.