Lakeway, Texas 78738 · Villas at Flintrock · Flintrock Falls
Comparative Market Analysis & Listing Strategy
Prepared for Barbara Naftolin · September 2026
Daniel & Jacquelyn Foreman | Foreman Property Group | eXp Realty Luxury
The Position
Flintrock Falls is one of the few places in Lakeway where a buyer can have a gate, a Jack Nicklaus golf course, an Invited club, and a home whose yard someone else maintains. The Villas are the purest expression of that promise — and they rarely come to market. Six have sold in the last fifteen months.
Those six sales tell a very clear story. Every one closed between $790,000 and $839,000 — whether the home was 2,219 square feet or 3,074, one story or two. Buyers here are not paying by the foot. They are paying for the villa lifestyle at a number, and that number has held steady for more than a year.
321 Jack Nicklaus enters that market with the attributes this buyer asks for first: single-level living, an updated and contemporary interior, and a short walk to the clubhouse. Our work is to price it precisely inside the band buyers have proven, and to present it well enough that it is the first villa they want to see.
Property Snapshot
What Sets This Home Apart
Single-Level Living
The one-story villas are the most sought-after product in this section. All four single-story sales in the last fifteen months closed at $794,000 or higher, and they produced the two highest prices in the set.
An Interior That Reads Current
The home feels updated and contemporary — a meaningful distinction in a villa inventory where many resales still show original travertine, granite, and carpet. Buyers at this price want to move in, not renovate.
Proximity to the Clubhouse
A short walk to dining, the pro shop, and the social life of the club. For the buyer choosing Flintrock Falls for the lifestyle, this is the address they want.
True Lock-and-Leave
Behind the gate, with landscaping and irrigation handled by the association. This is the downsizer's and second-home buyer's first requirement.
What We Must Price For
No Golf Course Frontage
The Borello Drive villas sit on the fourth fairway. 321 Jack Nicklaus has road frontage front and rear, as does 404 Jack Nicklaus. The market prices that difference, and so will we.
Original-Phase Construction
At 2004, this home is among the earliest in the Villas. Because every comparable shares the same builder and construction, the variables that separate value here are simply two: whether the home has been updated, and whether it sits on the course.
Leading with both points is what keeps a buyer from using them against us later.
Micro-Market Context
Villas at Flintrock · trailing fifteen months
Closed Comparable Sales
All comparables are Villas at Flintrock, same builder and era.
Segmented by story count: single-story villas closed at a median of $816,250; two-story villas at $802,500 despite averaging more than 600 additional square feet. Single-level living carries the premium here.
Active Competition
There is one villa for sale today. It is remodeled, on the fourth fairway, and priced $261,000 above the highest villa sale on record in this set. After 103 cumulative days it has not found a buyer.
Value Analysis
Line-item adjustment from the anchor comparable
404 Jack Nicklaus Drive W is the single best comparable in the set: one story, 3 bedrooms and 2.5 baths, within 12 square feet of this home, similar in decor and finish, and — critically — the same lot position, with a road in front and behind. It closed in July 2025 at $794,000 in 43 days.
14 Borello adjusted
Golf frontage −$35K; dated finishes +$25K → $790,000
12 Borello adjusted
Golf frontage −$35K; smaller single-story +$10K → $814,000
9 Borello adjusted
Golf frontage −$35K; size and half bath +$15K → $812,500
Why no time adjustment. The two small golf-course villas that sold thirteen months apart — 9 Borello at $832,500 in July 2025 and 12 Borello at $839,000 in August 2026 — show the band has held essentially flat.
Reconciled Market Value
Supportable Range
The Launch-Price Pattern
Measured against original list price, not the reduced price — a reduced list hides the reduction and flatters the original number.
The villas that launched inside the band sold in about three weeks, at or near their asking price. The villas that launched above it reduced, waited nearly three times as long, and still closed inside the same band.
Every Villa That Launched at $850,000 or Above
Three Pricing Scenarios
Read the modeled close line before the list price line. The list price is what we ask. The modeled close is what the comparable cohort says we receive.
Tier 2 models higher than Tier 1 and roughly six weeks faster. In this section the high list price has not produced the high outcome — it has produced a reduction and the same result later.
Our Recommendation
$825,000
At $825,000, 321 Jack Nicklaus launches just above where 404 Jack Nicklaus launched, reflecting its updated interior and a professional presentation, and well within the band every villa buyer has proven. It is the only single-story villa for sale and a clear value against the one active listing.
Presentation Must Reach the Top Quartile
Staging, lighting, and photography that let the updated, contemporary interior carry the listing.
The Launch Must Be Clean
One price, entered correctly, with no reduction for a buyer to read as leverage.
If you prefer to test $849,000, we will do it with a written reduction schedule: $825,000 on day 21. That captures upside if a buyer surprises us, and takes the reduction off the table as buyer leverage — because it was ours to begin with.
What a Sale Means for the Buyer's Numbers
Buyers in this segment underwrite the full carrying cost, not just the price. We will hand every serious buyer a single page with it answered.
A buyer who sees the full monthly picture before the first showing negotiates on the home, not on surprises.
We will deliver a full net sheet separately once you confirm the price.
Pre-List Make-Ready
Sequence matters as much as scope: clean-out → repairs and lighting → staging → photography.
Marketing & Concierge Plan
Sell the Lifestyle, Then the House
Our imagery leads with the gate, the club, the course, and the walk to the clubhouse — then the updated, single-level interior that makes it effortless.
Reach the Buyer Who Is Already Looking
Downsizers from Lakeway, Rough Hollow, and The Hills who want to stay close; second-home and lock-and-leave buyers; club members and golfers; and relocating buyers searching Lake Travis ISD.
Visual Package
Architectural stills, twilight exteriors, aerial context of the community and course, 3D tour, dimensioned floor plan, and a short film.
Distribution
eXp Luxury network and global syndication, luxury portals, broker preview, and direct outreach within Flintrock Falls and The Hills.
Buyer Clarity Package
Taxes, HOA, and club membership terms documented and loaded at launch.
Reporting
A weekly written report: showings, feedback, digital activity, and every movement in the Villas.
The First Thirty Days
Next Steps
Confirm the Pricing Tier
Our recommendation is $825,000.
Review the Net Sheet
At your confirmed price — delivered separately.
Authorize the Make-Ready
Lock the sequence: clean-out, repairs and lighting, staging, photography.
Confirm HOA and Club Membership Terms
So the buyer clarity package is ready at launch.
Execute the Listing Agreement
And set the launch date.
Thank You, Barbara
The villa market in Flintrock Falls has been consistent and clear. We intend to meet it precisely, present your home at its best, and let the right buyer find it quickly.
Daniel & Jacquelyn Foreman
Foreman Property Group | eXp Realty Luxury
321 Jack Nicklaus Drive