Final Recommendation
Price band: $695,000 – $765,000
Comps support $690K–$750K. The kitchen and bath renovations justify a $10–15K premium over unrenovated comps. We recommend $725K (balanced) to hit the $700K–$750K search band — the most active buyer pool in this zip. Pricing at $749,900 risks falling into no-man's land between search thresholds.
Pricing Range Overview
$695,000
Conservative
$725,000
Recommended
$765,000
Aggressive
Conservative
$695,000
Recommended
$725,000
Aggressive
$765,000
Marketing Angle
Updated Barton Hills entertainer with dual living zones, walking distance to Barton Springs — priced to attract the $700K–$750K buyer pool.
Best List Day
Thursday
Third week of May 2026
Action
List Now
Conditions are favorable
Top Buyer Type
Growing Family
55% likelihood
Top Value Drivers
- 1Barton Hills location premium
- 2Recent kitchen and bath renovation
- 3Strong Austin ISD school ratings
- 4Large lot for the neighborhood
Top Risks
- 1Listing during a period of rising inventory in Travis County
- 2No pool in a market where buyers expect pools above $700K
- 3Interest rate sensitivity at this price point
Executive Summary
2847 Barton Hills Dr is a strong, well-maintained 4/3.5 in one of Austin's most walkable neighborhoods. The 2022 kitchen remodel and 2021 bath update give this home a decisive edge over dated inventory at this price. At $725,000 (balanced strategy), expect 2–3 offers within the first 10 days if launched Thursday–Friday. The Comparable Sales Agent identified 6 sold comps within 0.4 miles with adjusted values of $690K–$750K. The Market Timing Agent recommends listing in mid-May to capture peak spring demand before summer inventory builds.
Top Preparation Priorities
Data Limitations
- Active listings data is 72 hours old — verify current competition before launch.