A tailored marketing strategy, cutting-edge technology, and deep North Austin market expertise — all working for you from day one.
Your Listing Agent — Matt Kemps
Matt Kemps brings a unique competitive edge to real estate, combining his background as a former professional golfer (2013–2017) with deep expertise in technology and automation. As an ICON Agent at eXp Realty and CEO of Azulio — a technology platform built for real estate professionals — Matt delivers a marketing and selling experience that goes far beyond the traditional approach.
Specializing in the North Austin market including Georgetown, Matt leverages custom AI agents, automated follow-up systems, and data-driven marketing strategies to ensure your property gets maximum exposure and your transaction is handled with precision.
ICON Agent
eXp Realty
CEO
Azulio Technology Platform
Team Lead
Lone Wolf Realty Group
Market Specialist
North Austin
Recent Sales — 97 Closed Properties in 2025
Former Professional Golfer (2013–2017) — the discipline, focus, and competitive drive that defined Matt's athletic career are the same qualities he brings to every real estate transaction.
Your Property — 1225 Cliffbrake Way
5
Bedrooms
1 on main floor, 4 upstairs
3
Full Bathrooms
Full baths throughout
2,121
Square Feet
Heated living area
2
Car Garage
Attached
Community & Schools
Community: Carlson Place | School District: Georgetown ISD
Elementary: Mitchell | Middle: Wagner | High School: East View
Key Features
The standout feature of 1225 Cliffbrake Way is its flexible, family-forward floorplan — with the primary bedroom conveniently located on the main floor, this home delivers single-level living ease without sacrificing space for the whole family upstairs. Four additional bedrooms on the second level provide room to grow, accommodate guests, or create dedicated home office space.
The kitchen showcases quality finishes designed for both everyday living and entertaining, opening naturally to the main living areas. The outdoor space offers a private retreat in a well-established community setting. With a 2-car attached garage, upgraded interior details, and a location within the highly regarded Georgetown ISD, this home is thoughtfully appointed and move-in ready.
Understanding recent closed sales in Carlson Place provides essential context for positioning your property competitively. The following transactions represent the most relevant comparables based on size, location, and features.
Market Insight: The two recent closed sales in Carlson Place are smaller single-story homes in the 1,400–1,510 sqft range, selling between $310,000 and $330,000. Your 2,121 sqft home with 5 bedrooms, 3 full baths, and a main-floor primary suite is a significantly larger and more versatile floorplan commanding a meaningful premium. Buyers who need the space your home offers are not cross-shopping smaller 3-bedroom ranches — which positions 1225 Cliffbrake Way in a distinct tier of the market.
Market Analysis — Active & Pending Comparable Listings
Current competition in Carlson Place shows 9 active listings in the 2,000–2,634 sqft range. These are the properties buyers are evaluating alongside yours today.
With 9 active listings ranging from $349,000 to $399,999, the Carlson Place market is competitive but clear pricing signals exist. Properties at or above $380,000 are sitting — with extended DOM on 600 Hugenot Way (135 days) and 529 Staton St (81 days) demonstrating the cost of overpricing. The best comparable to your property, 145 Fiery Skipper Ln at $365,000, is the most direct benchmark as a 5/3 at nearly identical square footage.
Market Snapshot — Carlson Place Inventory & Absorption
9 Active Listings
Current Active Inventory
Carlson Place has a healthy but competitive pool across the 1,400–2,600 sqft range. With multiple homes sitting beyond 60 days, strategic pricing is the single most important factor in minimizing time on market.
74 Days
Avg. Days on Market (Active)
Heavily influenced by overpriced properties. Well-priced, show-ready homes with the right bedroom count are moving in under 30 days. Your 5-bedroom floorplan is one of only two active 5/3 options in the subdivision.
$365K–$380K
Estimated Price Range
Based on comparable 5-bedroom homes and your size bracket. The only active 5/3 comp is 145 Fiery Skipper at $365,000 — with no recent 5/3 closed sale to anchor pricing lower.
$163–$183/sqft
Active Price Per Sq Ft Range
This is the pricing band buyers are evaluating in the 2,000–2,200 sqft category. At 2,121 sqft, the sweet spot for 1225 Cliffbrake Way is $346,000–$375,000 depending on condition, upgrades, and timing.
What This Means for You: The Georgetown market is rewarding accurate, well-presented listings and penalizing overprice. Your 5-bed 3-bath floorplan with a main-floor primary suite is one of the most desirable configurations in Carlson Place and has very limited active competition at the true 5/3 level. Getting the price right in week one — paired with professional photography, full digital marketing, and a targeted agent launch — gives us the highest probability of a clean, fast sale at the top of the range.
Technology Advantage — Smart Signage, QR Codes & Property Website
Smart Signage & QR Code Tracking
Every sign placed includes a custom QR code that does far more than link to a listing. When a prospective buyer scans the code, contact information is captured instantly, triggering automated email and text follow-up sequences tailored specifically to your property.
Full Scan Analytics
Track every scan with detailed engagement reporting
Instant Lead Response
Automated text and email to each lead within seconds
AI Qualification
AI agent qualifies leads 24/7 and books showings automatically
Weekly Reporting
Analytics dashboard delivered to you every week
Dedicated Property Website
1225CliffbrakeWay.com — A custom domain is purchased for every listing. Your property website becomes the central hub for all marketing activity, delivering a premium buyer experience 24/7.
Photo Gallery & Virtual Tour
High-resolution imagery showcasing every detail
AI Chat Agent
Full property knowledge, available around the clock
One-Click Scheduling
Integrated showing request and confirmation system
SEO Optimized
Built to rank on Google for relevant property searches
AI-Powered Selling — Your Custom AI Agent
Every listing benefits from a dedicated AI agent trained exclusively on your property — from floor plan details and HOA information to neighborhood schools, community amenities, and pricing context. This agent works around the clock so no buyer inquiry goes unanswered.
How It Works For You
01
Buyer Engages
A buyer visits your property website or scans the smart sign QR code
02
AI Responds Instantly
The custom AI agent answers questions about 1225 Cliffbrake Way with full property knowledge
03
Lead is Qualified
The AI qualifies motivation, timeline, and financing — filtering serious buyers
04
Showing Booked
Qualified buyers are routed directly into the showing scheduling system
Carlson Place Community Amenities
Community Pool
Playground & Park
Sport Courts
BBQ & Picnic Areas
Walk/Bike/Jog Trails
High-Speed Internet
HOA: $27.50–$30/month | HOA-maintained common grounds | Underground utilities
Chapter 2 — The Marketing Plan
Professional Photography & Visual Storytelling
First impressions in today's market are made online — before a buyer ever steps through the door. That's why every listing begins with a professional photography session designed to showcase your home in its absolute best light. From wide-angle interior shots that capture the openness of the floorplan to exterior photos that highlight curb appeal, every image is purposefully composed and professionally edited.
HDR Photography
Professional-grade interior and exterior shots
Aerial Drone
FAA-certified drone footage and photography
Virtual Tour
Immersive 3D walkthrough for remote buyers
Property Video
Cinematic highlight reel for social media
Marketing Plan
Digital Marketing — Where Buyers Are Found
Modern buyers begin their home search online — often weeks before they contact an agent. Your listing will be positioned directly in front of qualified buyers across every major digital channel through a comprehensive, multi-platform marketing strategy built around Carlson Place and Georgetown ISD buyers specifically.
Social Media Campaigns
Targeted Facebook & Instagram paid ads geofenced to Georgetown and surrounding zip codes
Custom audience targeting: move-up buyers, families with school-age children
Short-form video content for Reels and TikTok reach
Retargeting campaigns to re-engage interested viewers
Email & Agent Network
Direct email blast to 500+ active Georgetown and North Austin buyer's agents
eXp Realty network of 80,000+ agents nationwide
New listing announcement to Matt's active buyer database
Agent preview event before public listing launch
80K+
eXp Agent Network
Agents nationwide with active buyer clients
500+
Local Agent Outreach
Direct to Georgetown/North Austin agents
97
Closings in 2025
Proven track record of results
Marketing Plan
MLS Strategy — Maximum Exposure from Day One
Your listing on the Austin MLS (ABOR) is the foundation of your marketing strategy — the data source that feeds every major real estate portal, buyer agent search, and consumer app. How your listing is written, priced, and presented on day one determines whether it rises to the top of buyer searches or gets buried.
Strategic MLS Copywriting
Professionally written listing description optimized to highlight your home's most compelling differentiators — the main-floor primary suite, 5-bedroom versatility, and Carlson Place location — while using keywords buyers and agents actively search.
Optimal Launch Timing
Listings launched Thursday–Friday capture maximum weekend showing traffic. We coordinate photography, MLS go-live, and agent outreach to align for peak activity during the critical first 7 days on market.
Coming Soon Strategy
A strategic "Coming Soon" status on the MLS generates early agent and buyer interest — creating anticipation before your home is officially active and allowing us to collect showing requests ahead of launch day.
Marketing Plan
Full Syndication — Your Property, Everywhere
From the moment your home goes live on the MLS, it is automatically syndicated to every major real estate platform where buyers are actively searching. Your listing will appear on all of the following simultaneously, ensuring zero gaps in buyer visibility.
Zillow & Trulia
The most-visited real estate sites in the U.S. — your listing prominently featured with professional photos
Realtor.com
High-intent buyers searching MLS-direct data with premium placement
Redfin & Homes.com
Tech-forward platforms attracting data-driven and relocation buyers
1225CliffbrakeWay.com
Smart Carlson Place signage with QR codes that track engagement and trigger automated buyer follow-up
Every platform is updated simultaneously — no delays, no gaps. Buyers searching by school district (Georgetown ISD), bedroom count (5 bed), or street name (Cliffbrake Way) will find your home immediately on every channel.
Chapter 3 — Pricing & Strategy
Pricing Strategy — Getting It Right the First Time
The Cost of Overpricing
In Georgetown's current market, overpriced homes are not simply selling for less — they are sitting. Extended days on market signal to buyers that something is wrong, inviting lowball offers and stigmatizing a property that may have been perfectly well-priced from the start. The data from Carlson Place is clear: homes priced above $380,000 are averaging 100+ days on market.
A well-priced home in week one generates multiple showings, creates buyer urgency, and produces the competitive dynamic that drives the strongest final sale price. The goal is not to start high and negotiate down — it is to start right and attract the best possible offer quickly.
Recommended Positioning
Aggressive / Fast Sale
$355,000 — Below the only active 5/3 comp; high probability of multiple offers and quick close
Market Price
$365,000 — Aligned with 145 Fiery Skipper; strong positioning at the 5/3 benchmark
Premium / Top of Range
$374,999 — Requires exceptional presentation and condition; achievable with full marketing execution
Pricing & Strategy
Preparing Your Home — Show-Ready Standards
In a competitive market, presentation is not optional — it is a pricing strategy. Homes that show beautifully generate more showings, stronger offers, and faster closings. Before your home goes live, we will work through a pre-listing preparation checklist to ensure 1225 Cliffbrake Way presents at its absolute peak.
Neutralize & Refresh
Touch up paint, address any visible wear, and ensure all surfaces are clean and neutral to appeal to the broadest pool of buyers
Declutter & Stage
Remove personal items and excess furniture to maximize the sense of space — particularly in the main-floor primary suite and open living areas
Curb Appeal
First impressions begin at the curb. Fresh mulch, trimmed landscaping, and a clean front entry set the tone before buyers walk through the door
Maximize Light
Open blinds, replace any dim bulbs, and ensure every room is bright and inviting for photography and showings
Next Steps
Next Steps — Let's Get to Work, Donald & April
You've seen the data, the strategy, and the full marketing plan. Here is exactly what happens from the moment you sign the listing agreement to the day your home goes under contract.
Every step is handled with precision, transparency, and proactive communication — so you are never left wondering what is happening with your sale.
What You Get
Professional photography, aerial drone, and virtual tour
Custom domain: 1225CliffbrakeWay.com with AI-powered property website
Smart Carlson Place signage with QR tracking and automated buyer follow-up
Full MLS syndication to all major platforms
Targeted social media and email campaigns
Weekly analytics and activity reports
Expert negotiation and transaction management to close
Ready to Begin?
Contact Matt Kemps to schedule your listing appointment and set a launch date for 1225 Cliffbrake Way.
Matt Kemps Lone Wolf Realty Group | eXp Realty (512) 361-4553 | (310) 346-7480 lonewolfrealtygroup.com
The Georgetown market rewards homes that launch right. With your 5-bed, 3-bath floorplan and a strategy built for Carlson Place, we are positioned to deliver the result you deserve.