Active Listing  ·  7 days on market

128 Sumter Way

Kyle, TX 78640
$465,000
4 Bed 3 Bath 2,426 sqft $192/sqft Built 2022 0.21 acres 2-Car Garage Pool Cypress Forest

Discover this beautifully designed home, meticulously maintained and ready for its next owner. It features a spacious primary suite with a walk-in closet and en-suite bathroom, a guest suite, and a flexible enclosed study. The inviting kitchen offers a functional split-counter layout, while the covered backyard porch provides a comfortable space to relax. Additional features include a water softener with a reverse osmosis system.

Enjoy the Cypress Forest lifestyle with a community pool, playground, walking trails, and nearby parks, along with convenient access to Kyle's shopping, dining, and everyday amenities.

This is a SHORT SALE that has already been approved by the bank. BRING ALL OFFERS! Buyer-paid closing costs may be available; ask the listing agent for details.

Additional photos coming soon.

At $192/sqft, this home is priced 6% above the Kyle active market average of $181/sqft, reflecting premium positioning, typically tied to finishes, lot, location, or view. View Austin market report →

Location

128 Sumter Way, Kyle, TX 78640

Property Details

Price $465,000
Status Active Listing
Beds 4
Full Baths 3
Half Baths ,
Living Area 2,426 sqft
Lot Size 0.21 acres (9,147.6 sqft)
Year Built 2022
Garage 2 spaces
Stories ,
Type Residential · Single Family Residence
Subdivision Cypress Forest
County Hays
Zip Code 78640
$/sqft $192/sqft
Days on Market ,
HOA $300/Quarterly
Annual Tax Est. $11,436.36
Pool Yes
Waterfront ,
New Construction ,
MLS # ACT249825058
List Date November 5, 2026
Elementary School Jim Cullen
Middle School R C Barton
High School Jack C Hays
School District HaysCONSISD

HaysCONSISD

Jim Cullen · R C Barton · Jack C Hays

Luke Allen (TREC #788149) has deep knowledge of Kyle and surrounding markets. Whether you're buying, selling, or just researching comparable sales, reach out for a no-pressure conversation.

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Similar Homes on the Market in Kyle

Comparable Listings Right Now

Homes currently for sale in Kyle with similar bedroom count, size, and price range, giving you real-time context for how this property's asking price compares to the active market.

AddressList Price$/sqftBeds/BathsSqftDOMListed
128 Fawn River Run
6 Creeks Ph 1 Sec 2
$465,000 $171 4 bd / 4 ba 2,714 sqft , 2026-08-14
250 Fender Dr
Kyle 47 Sub Ph 1
$465,000 $163 4 bd / 3 ba 2,859 sqft , 2026-10-15
809 Jackson River Loop
6 Creeks at Waterridge
$469,809 $223 4 bd / 3 ba 2,103 sqft , 2025-12-12
533 Prickly Poppy Loop
6 Creeks
$469,990 $173 4 bd / 4 ba 2,713 sqft , 2026-03-25
805 Cold River Run
6 Creeks Ph 1 Sec 4B
$474,999 $174 4 bd / 3 ba 2,727 sqft , 2026-08-04

Source: ACTRIS MLS, live listings. Similar by ±1 bed, ±35% price, ±35% sqft. Contact Luke for a formal comparative market analysis.

Investment Analysis

Rental Income Potential

The numbers below use conservative Austin-market assumptions. They are estimates, not a guarantee. Actual rents vary by condition, timing, and management. Read our full Austin rental property guide →

Est. Monthly Rent
$2,232/mo
0.48% rule · conservative Austin est.
Gross Yield
5.76%
Annual rent ÷ purchase price
Cap Rate (est.)
3.46%
NOI after 40% vacancy + expenses
Down Payment
$93,000
20% conventional investment loan

Monthly Cash Flow Breakdown (assumes 20% down · 7.25% rate)

Estimated Gross Rent+$2,232
Principal + Interest−$2,538
Property Tax (assumed ~2.1%)−$814
Insurance (assumed ~0.5%)−$194
Est. Monthly Cash Flow $-1,314

At current rates and prices, many Austin luxury properties run neutral or slightly negative on pure cash flow, appreciation and equity paydown are the primary return drivers. BRRRR and off-market acquisitions can improve day-one cash flow. Learn about the BRRRR method in Austin →

Commute & Employment

Major Employers Near Kyle, TX

Kyle sits within commuting range of Austin's major tech, manufacturing, and corporate campuses. Approximate drive times from this area:

Hays County job center 5-10 min
Tesla Gigafactory 30 min N
Downtown Austin 35 min N

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About the Author
Luke Allen, Austin TX Realtor, TREC #788149
Luke Allen
Licensed Austin TX Realtor · TREC #788149 · Full-time since 2019
★★★★★ 5.0 on Google · 41 Reviews

Luke Allen is a full-time Austin TX Realtor with the Austin Marketing + Development Group brokerage. He works with buyers, sellers, and investors across every Austin ISD and the surrounding neighborhoods, from Downtown and East Austin to Round Rock, Cedar Park, and the Hill Country. Every page on this site is written and maintained by Luke. The written content was last updated on November 10, 2026.

📞 (254) 718-2567 [email protected] More about Luke →

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