6511 Torrey Pines Cove

6511 Torrey Pines Cove
Comparative Market Analysis & Recommended List Price
Prepared exclusively for Jan and David · Lost Creek | Eanes ISD | Westlake 78746
April 29, 2026
Foreman Property Group · eXp Realty Luxury
A Letter from Foreman Property Group
Jan and David,
Thank you for the opportunity to share our analysis and marketing plan with you.
There are many homes on the market in Westlake right now, each with different amenities, sizes, and conditions. The following is built specifically for your home — a focused look at how 6511 Torrey Pines should be priced and presented to attract qualified buyers and earn the strongest possible result.
Price Right from Day One
The market rewards precision and punishes overcorrection. Every pricing decision is anchored to what buyers have actually paid.
Show Well from the First Impression
Homes that are dialed in are the ones that sell. Presentation is not optional at this price point — it is the strategy.
We look forward to representing your home with the care it deserves. — Daniel and Jacquelyn Foreman
Property Snapshot
6511 Torrey Pines Cove, Austin, TX 78746
Three Defensible Value Drivers
First-Floor Primary Suite
A rare and highly sought feature in this micro-market.
Corner Cul-de-Sac Homesite
10,589 sq ft with room for a future pool.
Eanes ISD Address
Forest Trail / West Ridge / Westlake — among the most coveted school assignments in Central Texas.
What Sets This Home Apart
The interior has been brought fully into 2026 design standards — a meaningful differentiator in a neighborhood where the typical resale still reads as "1980s with updates."
Recent Improvements
New kitchen cabinetry with quartzite counters
New hardwood flooring throughout primary living areas
New carpet, new windows on front of home, all-new lighting
Quartzite secondary bath counters with comfort-height cabinetry; all toilets replaced
New HVAC system (2025); interior and exterior repainted in current palette
Architectural & Lifestyle Features
Two living areas, formal dining, butler's pantry, built-ins
Open floor plan modernization
Two levels of rear decks
Covered front porch
The buyer who walks through is not looking at potential. They are looking at completed work, executed to today's standard.
Comparable Market Snapshot
19 properties analyzed within 3 miles, 2,700 – 4,000 sq ft
$532
Avg $/SF Closed
Six closed sales in the last six months — the clearest market signal available.
99.4%
Avg % of List Price
Closed comps transacted at 99.44% of original list — a disciplined, efficient market.
71
Avg Days on Market
Closed comparable sales averaged 71 days on market.
22
Days to Contract (UC)
Active under contract homes cleared in just 22 days — velocity rewards sharp pricing.
Closed Comparable Sales
What buyers have actually paid in the last six months
The closed range on a per-square-foot basis is $519 to $547 — a tight, defensible band. Your home, fully remodeled at 3,201 sq ft, belongs squarely in that range.
Active Competition
What buyers are seeing right now
Active Market Summary
Average List Price: $1,641,789
Average $/SF: $512
Average DOM: 64 days
Under Contract Signal
Three properties are currently under contract — at average $1,581,666 / $470/SF — clearing in just 22 days.
Velocity is rewarding sharply-priced homes. The market is not waiting for aspirational pricing.
Recommended List Price
$1,700,000
$531 per square foot — within $1 of the closed-comp average of $532/SF
The market has demonstrated it will pay close to $532/SF for fully-finished homes in this band. Your remodel and Lost Creek address put you in that group. We list at the market — not above it, not below it — and let the home's quality do the rest.
Why Not Higher, Why Not Lower
Why not list higher — toward $1,800K – $1,899K?
The two actives in that range have been on the market 49 and 79 days. Going above $1,750K invites your home to be the comp other sellers price under. The closed comp ceiling is real and the data is unambiguous.
Why not list aggressively — toward $1,499K – $1,549K?
That strategy maximizes velocity but caps upside. Closed comps prove the market will pay $1.65M – $1.90M for properly-finished homes here. Pricing $200K below the closed-sale average leaves equity on the table without a compelling timeline reason.
Why $1,700,000?
Closed-comp anchored — defensible to any buyer, agent, or appraiser
Captures the full value of the remodel
Allows room to negotiate a roof credit or modest reduction without dropping below market
Closed sales averaged 99.44% of list — at $1,700K, expect to close in the $1,675K – $1,705K range
The Presentation Standard & The Roof Decision
At $1,700,000, your home must read top-tier from the first impression. The good news: the interior already does.
Interior: Already Top-Quartile
Quartzite Kitchen
Fully remodeled with new cabinetry
New Hardwood
Throughout primary living areas
New HVAC
2025 system, new windows, fresh paint
Move-In Ready
No buyer rework required
The Roof Decision
The exterior is the buyer's first impression. At this price point, a tired roofline becomes the negotiating wedge for a $50,000 buyer ask. Replacing it pre-list — estimated $25,000 to $35,000 — protects the entire pricing strategy. This is the single highest-leverage decision in front of you.