Listing Presentation
16913 Roselin Dr · Austin, TX 78738
Presented for Whitney Fluty | Foreman Property Group · eXp Realty Luxury
Daniel & Jacquelyn Foreman
Foreman Property Group | eXp Realty Luxury | May 2026
The Home at a Glance
Location & Style
16913 Roselin Dr, Austin TX 78738
Single-Story | Provence — Bee Cave
Lake Travis ISD | HOA: $999/year
Size & Structure
4 Bed / 3 Bath | 2,826 SF | 11,369 SF Lot
Built 2021 | David Weekley | 3-Car Garage
Views & Features
Hill Country Views | Full Solar Panel Array + Battery Backup
Covered Outdoor Kitchen | Outdoor Fireplace
Market Position
Current List Price: $825,000 ($291.90/SF)
Days on Market: 53 (as of May 2026)
Status: Active — Tenant Occupied
What Sets This Home Apart
Single-story homes in Provence are genuinely rare — only a handful exist in this community. That scarcity alone positions this home to a motivated segment of the buyer pool.
Solar + Battery Backup
Full solar panel array with battery backup — meaningful long-term savings and a feature most competing homes cannot offer.
Chef's Kitchen
Waterfall quartz island, ceiling-height cabinetry, built-in wine refrigerator, and stainless appliances throughout.
Covered Outdoor Living
Gas outdoor kitchen, outdoor fireplace, outdoor-rated TV — designed and finished for serious entertaining.
Elevated Finishes
Decorator lighting, custom wallpaper, and curated finishes throughout — elevated well above builder-standard.
3-Car Garage
Uncommon for a single-story plan in this community — a genuine differentiator for the right buyer profile.
Hill Country Views + Lot
Views from primary living areas + 11,369 SF fenced lot — one of the more generous homesites in Provence.
Understanding the Provence Market
Provence is one of the more established master-planned communities in Bee Cave, offering resort-style amenities — pool, clubhouse, trails, parks — within Lake Travis ISD. The community straddles resale and new construction inventory, which is a defining characteristic of the current market environment.
Builder Competition
Active builders — Ashton Woods, Westin Homes, Drees, Newmark — continue delivering new homes with financing incentives. They compete directly for the same buyer pool as this listing.
Single-Story Scarcity
Single-story plans represent a small fraction of total community inventory. This creates a genuine scarcity argument — when priced correctly and shown well.
Buyer Profile
Demand in this price band skews toward move-down / lifestyle buyers and dual-income professional households. Both cohorts prioritize layout efficiency and outdoor living.
What Buyers Are Comparing Today
Pricing must be benchmarked against ACTIVES — what's on the shelf right now. These are the homes your buyer walks before calling about yours.

At $825,000 and $291.90/SF, the subject is currently priced above every active resale comp — including homes with significantly more square footage. The single-story premium is real, but it has a ceiling the market will enforce.
What the Market Is Actually Absorbing
These properties went under contract in recent weeks — they represent where buyers actually committed.

Buyers willing to pay $850K–$979K in this community are mostly choosing new construction with builder incentives, warranty coverage, and mortgage buydowns. This compresses the ceiling for resale pricing.
Where Does the Subject Land?
The market is telling a clear story. Resale homes in Provence — regardless of size — are transacting in the $210–$260/SF range. New construction with incentives absorbs buyers at $227–$272/SF.
Active Resale (2-story) ↓
$211–$256/SF — all experiencing price reductions and extended DOM. These are your direct buyer pool competitors.
New Construction ↓
$227–$272/SF — supported by builder incentives, warranties, and mortgage rate buydowns. A structural headwind for resale.
1-Story Target: $265–$280
A ~10% single-story premium is defensible. This lands at $749K–$791K — and competitive show-ready condition likely transacts at $779K–$800K.

The subject at $291.90/SF is currently above all comparable activity. The premium is real — the question is how much of it the market will pay given current conditions.
What's Working Against Us — and How We Address It
Every listing has variables. This one has three that require a direct conversation.
1
Tenant Occupation
The home is currently leased on a month-to-month basis. This requires 24-hour notice for showings and means the property isn't being presented at its best. Buyers notice.
Pre-occupancy photography is strong and tells the story the home deserves — but a live showing that doesn't match that impression creates friction. Options: negotiate early exit, offer relocation incentive, or price to compensate buyers for access constraints.
2
Builder Competition with Financing Incentives
Active builders in Provence can offer mortgage rate buydowns, closing cost contributions, and warranty packages that resale sellers cannot match. A buyer comparing a rate-bought-down new construction payment to a resale at market rate may choose the builder — even at a higher price.
This reality must inform where we position Roselin on price. It is not optional context — it is the defining market condition.
3
Accessibility Limitation — Steps
This home is marketed accurately as single-story. However, there are exterior steps at the front porch and steps within the garage. For buyers seeking a zero-barrier single-story — a meaningful share of move-down demand — this home does not fully qualify.
We market to the buyer for whom this layout works beautifully, rather than oversell to those for whom it won't. That is how we protect your transaction.
The Right Price to Generate the Right Result
Whitney, the framework we use on every listing is simple but disciplined: top 25% on presentation, bottom 25% on pricing against active inventory. Both levers must be pulled. Pulling only one produces stagnation — which is what extended DOM communicates to every buyer who sees your listing.
1
★ Recommended: $779,900
$276/SF — competitive, drives showings immediately
  • Applies a disciplined single-story premium above 2-story actives
  • Positions inside the bottom quartile of active $/SF — the threshold that generates traffic
  • Highest probability of contract within 30 days of vacant, staged launch
2
Aggressive (Pre-Vacancy): $799,000
$282/SF — above all actives; requires fast tenant transition
  • Viable only with immediate vacancy and show-ready staging in place
  • Tests upside; expect longer time to contract and price signal pressure
3
Floor (Tenant Remains Long-Term): $769,000
$272/SF — market-rate; compensates buyers for access friction
  • Designed to generate activity even with showing constraints in place
  • Use only if tenant transition is not achievable in the near term

The goal is not to leave money on the table — it is to not leave weeks on the calendar. Every additional 30 days at the wrong price costs more than a $20,000 list price reduction.
The Conversation That Moves This Forward
Whitney, what we're asking you to decide isn't just a price — it's a strategy. And the strategy has to account for what the market is actually doing in Provence right now. Three decisions will determine your outcome:
1
Tenant Timeline
Can we negotiate an early exit or a defined move-out date? The home in vacant, staged condition is a fundamentally different product than it is today. This is the highest-leverage variable in the entire strategy.
2
Price Alignment
Are you willing to position at a price that generates traffic now? The current DOM trajectory is a signal that buyers are waiting. We price to create competition — not to chase it.
3
Marketing Activation
Once we're aligned on price and the tenant situation, we move fast. The pre-occupancy photos are strong. We have a story to tell — and the right buyers to tell it to.
Daniel & Jacquelyn Foreman
Foreman Property Group | eXp Realty Luxury
Serving Bee Cave, Provence, and the Lake Travis Corridor
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