FEATURED IN
Featured Listings
Reviews
Please wait while we generate your report
Get Your Free Report
Enter in your information below to view your full report. Don't worry, we will also email you a copy as well so you have it saved!
Uh Oh!
There doesn't seem to be an automatic way to determine the price of your home. If you enter in your information below we can create a personalized report just for you!
Thanks for requesting a free home valuation!
Please allow up to 48hrs for us to research and deliver your personal comprehensive analysis. If you have any questions in the meantime, feel free to give us a call or drop us a note.
Interested in selling your home?
Get a free in-depth home analysis by a local expert. (it's free)
I Want To Speak With An Expert
or give us a call at (512) 831-7398
FOLLOW US ON INSTAGRAM!
Lakecliff Hills in The Hills went in nine days. Firethorn in twenty-five. Santaluz in twenty-six, Wild Canyon in twenty-eight. These aren't starter homes. They're some of the largest houses in the neighborhood, and most of them were gone inside a month.
That surprises people. The assumption is that the higher you go, …
2
A flat lot in Steiner Ranch is rarer than people think. Most of the neighborhood sits on a slope or backs to greenbelt that eats into the usable space. This one doesn’t.
The backyard is the reason to look. The patio was replaced and extended in 2024 with a detached covering set on a stone base, so there’s real shade f…
1
Hesitation is the expensive part.
When two Steiner homes have the same layout and the same square footage, the difference usually isn't structural. It's that a buyer walked one of them and started adding up projects in their head. Nobody says that out loud. It comes out in the offer.
What creates it is smaller than p…
3
One in five homes sold in Steiner Ranch over $700,000 this year was mine.
The number itself isn’t the point. What it means is that when a comparable sale comes up in a negotiation, I’m not reading a printout about it. I was standing in that kitchen. I know what the buyer said about the lot, what the inspection turned …
3
Nearly an acre sits behind this Steiner Ranch home at the back of the UT Golf Club, and the yard puts all of it to work at the same time.
The pool anchors the space, with a covered outdoor area and barbecue beside it. The sport court is lined for tennis, basketball, and pickleball. Past that there’s still a full lawn …
1
Buyers pay for what they can see. That's the whole test.
A primary bath that reads move-in ready tends to sell faster and hold its price better than one that looks dated or half finished. Which means the question isn't how much you spend. It's whether a buyer standing in the doorway can tell.
What usually earns its c…
5
1
Other agents told the seller to price this Steiner Ranch home a hundred thousand dollars lower.
The house was original. Every comp on the block was original. If you stopped there, the recommendation made sense.
But the exact same floor plan had sold the year before, fully remodeled, for $2,150,000. And this one has a…
15
4
Unfortunately I didn’t get the call from Netflix this week like every other agent, but did sell 3 Steiner houses for my clients, so guess I’ll call it a win. 😂😂
#steinerranch #netflixdocumentary
mattvanwinkle.tx
Lakecliff Hills in The Hills went in nine days. Firethorn in twenty-five. Santaluz in twenty-six, Wild Canyon in twenty-eight. These aren't starter homes. They're some of the largest houses in the neighborhood, and most of them were gone inside a month.
That surprises people. The assumption is that the higher you go, the longer it takes, and that a small buyer pool means waiting. That's not what's happening here right now.
Shoreview in The Overlook took fifty-nine days, which is a reasonable timeline for a house at that level. Even that isn't slow.
Five houses, five different sections, and four of them under thirty days.
If you've been holding off because you assumed the top of the market had stalled, that's worth a second look.
📩 Message me and I'll tell you what's happening in your section.
#steinerranch
mattvanwinkle.tx
A flat lot in Steiner Ranch is rarer than people think. Most of the neighborhood sits on a slope or backs to greenbelt that eats into the usable space. This one doesn’t.
The backyard is the reason to look. The patio was replaced and extended in 2024 with a detached covering set on a stone base, so there’s real shade for grilling without baking in the afternoon sun. There’s a fire pit, a raised garden bed on drip irrigation, and young fig and pomegranate trees planted over the last two years. Mature trees cover the rest of the yard, and John Simpson Park and Pool is a short walk away.
The house keeps up with the lot. The kitchen was fully remodeled in 2023 with Bosch appliances, Taj Mahal quartzite, an expanded island, and a banquette tucked into the bay window. All four bedrooms are upstairs, and the primary bath was redone with a wet room holding both an enclosed tub and a walk-in shower.
Under $900k, this much updating paired with a yard like this doesn’t come up often here.
#steinerranch
mattvanwinkle.tx
Hesitation is the expensive part.
When two Steiner homes have the same layout and the same square footage, the difference usually isn't structural. It's that a buyer walked one of them and started adding up projects in their head. Nobody says that out loud. It comes out in the offer.
What creates it is smaller than people expect. Dark or dated paint makes the whole house feel older than it is. Original cabinet pulls and light fixtures get noticed in the first thirty seconds. A room that doesn't quite make sense as it's furnished makes a buyer work to picture themselves in it.
None of that kills a deal. It just makes someone pause, and pausing is what shows up in price and timing.
Fresh neutral paint, updated hardware and lighting, and staging that lets the rooms read clearly. That's most of it. It isn't a renovation, and it isn't about making the house perfect.
Buyers here compare carefully, usually against a handful of homes in the same sections. When one feels move-in ready and another feels like a project, that gap is doing more work than the finishes cost.
If you're thinking about selling, this is the conversation we should have as the first step.
#steinerranch
mattvanwinkle.tx
One in five homes sold in Steiner Ranch over $700,000 this year was mine.
The number itself isn’t the point. What it means is that when a comparable sale comes up in a negotiation, I’m not reading a printout about it. I was standing in that kitchen. I know what the buyer said about the lot, what the inspection turned up, whether it went at ask or under, and what almost killed it in the last week.
That changes what a negotiation feels like. You’re not waiting while somebody works out what a sale down the street actually means. The other side makes a claim about the market and either it matches what happened or it doesn’t, and I know which.
Same thing on the buying side. When you walk into a house here, I’ve usually been in it, or one just like it, or the one that sold two doors down for a number that tells you something.
That’s what focusing on one neighborhood buys you. Not a broader search. A shorter distance between a question and an answer.
#steinerranch
mattvanwinkle.tx
Nearly an acre sits behind this Steiner Ranch home at the back of the UT Golf Club, and the yard puts all of it to work at the same time.
The pool anchors the space, with a covered outdoor area and barbecue beside it. The sport court is lined for tennis, basketball, and pickleball. Past that there’s still a full lawn with room for a batting cage or a set of soccer goals. None of it is squeezed in.
The reason it all fits is the position. The house sits on a private road shared by four homes at the back of the course, which is where the depth is.
Inside, five bedrooms across 5,000 square feet. A guest suite with its own bath on the main level converts to a second primary if someone needs it. The upstairs primary has a sitting area, fireplace, private balcony, and a bathroom that was just remodeled. Laundry’s upstairs too, on the same floor as the bedrooms. The three-car garage takes a full-size truck.
Original owner, and it needs nothing. The last house that sold on this street never reached the market.
#steinerranch
mattvanwinkle.tx
Buyers pay for what they can see. That's the whole test.
A primary bath that reads move-in ready tends to sell faster and hold its price better than one that looks dated or half finished. Which means the question isn't how much you spend. It's whether a buyer standing in the doorway can tell.
What usually earns its cost: a cohesive full update, a walk-in shower, a double vanity, current lighting, a clean neutral finish. Things a buyer can picture themselves using.
What usually doesn't: a freestanding tub that ate the shower space, premium stone or tile nobody pays extra for, trend finishes that will look dated before you list, and a partial update that leaves the room half done.
Notice the pattern. The money that doesn't come back is either buried where nobody sees it, or spent on your taste instead of theirs.
There are two reasons to renovate a bathroom. Because you want to enjoy it, or because you want it to move the sale price. Both are fine. They aren't the same decision, and only one of them should be measured in return.
Price the home the way it stands first. Then you can see which updates actually earn their cost and which ones just delay your listing.
Sometimes the answer is to do less than you planned.
#steinerranch
mattvanwinkle.tx
Other agents told the seller to price this Steiner Ranch home a hundred thousand dollars lower.
The house was original. Every comp on the block was original. If you stopped there, the recommendation made sense.
But the exact same floor plan had sold the year before, fully remodeled, for $2,150,000. And this one has a canyon view the remodeled comp didn’t.
So we changed what buyers saw at showings. Photos and video of the remodeled twin, a contractor walkthrough, real numbers on the scope of work. Buyers weren’t picturing a house that needed updating. They were picturing a house they could finish.
It sold for a hundred thousand more than the other agents recommended. That’s the whole point of knowing one neighborhood this deeply.
#steinerranch
https://steinerranch.realestate/100k-premium/
mattvanwinkle.tx
Unfortunately I didn’t get the call from Netflix this week like every other agent, but did sell 3 Steiner houses for my clients, so guess I’ll call it a win. 😂😂
#steinerranch #netflixdocumentary
@megan.m.holley always need a backup plan in case social media influencer doesn’t work out 😂
@mattvanwinkle.tx lol!