Sell Your Tarrytown House | 78703 Austin

The 78703 Tarrytown Playbook

What Actually Sells Homes in Tarrytown

Tarrytown pricing runs on three primary drivers: Casis Elementary attendance zone, historic character premium in Old West Austin, and the specific sub-neighborhood tier your street belongs to. Pemberton Heights, Tarrytown proper, Clarksville, Deep Eddy, and Bryker Woods are five different price ceilings; getting yours right is the whole game.

Casis Elementary Zone Is the Single Biggest Price Driver

Roughly 78% of Tarrytown addresses feed Casis Elementary (one of AISD's top-rated elementary schools). The Casis zone commands a measurable premium: 8% to 15% over comparable non-Casis addresses in adjacent 78703 blocks. Verify your specific address feeds Casis before marketing; the boundary is not intuitive on some streets.

Sub-Neighborhood Tier Pricing

Pemberton Heights: $3M to $10M+ (estate tier). Tarrytown proper (west of MoPac, Casis-zoned): $2M to $4M for updated. Old West Austin Historic District: $1.5M to $3M with historic character premium. Deep Eddy (adjacent to pool): $1.2M to $2.5M. Bryker Woods (east of MoPac, some Casis addresses): $900K to $1.8M. Clarksville: $1.2M to $2.5M with walkability premium. Same ZIP; five tiers.

The Old West Austin Historic Overlay

Old West Austin is a designated historic district with specific renovation and exterior modification rules. Homes in the overlay trade at 5% to 12% premiums when marketed to the buyer pool that values protected character. If your home has significant original character (early-20th-century Craftsman, Colonial Revival), the overlay is a positive; frame it that way.

Deep Eddy Pool Proximity Math

Blocks within a 6-minute walk of Deep Eddy Pool trade at 5% to 10% premiums over otherwise-identical homes further from the pool. This is not urban legend; it is a measurable, specific line-item in Tarrytown pricing. If your listing is close, name the walk time to Deep Eddy explicitly.

Austin High Feeder Value (Ninth Grade Onward)

Tarrytown addresses feed O. Henry Middle and then Austin High. Austin High's specific programs (AP, arts, athletics tradition) drive continued premium value once families reach the high school stage. Buyers with 8th- and 9th-graders specifically shop the Austin High feeder; make it explicit in your listing narrative.

Estate-Tier Features That Add Real Value

Above $2.5M, buyers pay for specific features: mature landscaping (10+ year established), updated MEP systems (roof age under 8 years, HVAC under 6 years, updated plumbing), Casis-zoned lot with 0.25+ acres, and either genuine period character OR high-end contemporary updates. Half-renovated homes at the estate tier sit 90+ days.

The Buyer Pool: Legacy Austin vs Relocation Executive

The Tarrytown buyer splits into two: legacy Austin professionals (extended family in Austin, generational connection to Casis) and out-of-state relocation executives (typically tech leadership, valuing school + prestige address). They value different things. Legacy buyers pay for character; relocation buyers pay for turnkey condition. Market to both.

What Sells in 30 Days vs. Sits for 120

Updated Casis-zoned home in Tarrytown proper or Pemberton with recent MEP and turnkey condition: 20 to 40 days. Historic Old West Austin home with partial updates and original character intact: 45 to 75 days. Tarrytown teardown at land value: 90 to 150 days (small pool of custom builders). Original-condition estate needing $500K+ renovation: 100+ days.

Also Selling in a Different Central Austin ZIP?

Luke is the direct-service listing agent across all six core Central Austin ZIPs. Read the seller playbook for the ZIP your home is actually in: 78701 Downtown · 78702 East Austin · 78703 Tarrytown / Clarksville · 78704 Zilker / Bouldin / Travis Heights · 78705 West Campus / UT · 78723 Mueller / Windsor Park.

How Luke Sells Your 78703 Home

The 60-Day 78703 Listing Playbook

Every 78703 seller Luke works with goes through the same six-step process. Timeline: 60 to 100 days from first consultation to close in a normal market.

Week 1

Free consultation and honest valuation

Luke visits your 78703 home in person, walks through every room, notes prep opportunities, and pulls sub-neighborhood-specific comparable sales. You get a written valuation with three scenarios (aggressive, market, and conservative pricing), plus a pre-list prep plan that pays for itself in net proceeds.

Weeks 2 to 3

Pre-list prep, professional photography, listing copy

Luke coordinates any pre-list work you choose to invest in, orders professional interior + drone photography, and writes lifestyle-first listing copy that speaks to the actual 78703 Tarrytown / Clarksville buyer. Every photo and every sentence is intentional. No template.

Week 4

Go live on MLS + full marketing distribution

Your listing hits ACTRIS MLS, Zillow, Realtor.com, Redfin, and every syndicated platform simultaneously. Same day: targeted outreach to the specific buyer-agent network that transacts most frequently in your 78703 sub-neighborhood, social distribution to Luke's network, and open-house scheduling if strategic.

Weeks 5 to 8

Showings, feedback, offers, negotiation

Luke personally handles every showing and every incoming offer. You get daily updates during active periods, weekly market feedback, and immediate calls when an offer comes in. Negotiation happens directly between Luke and the buyer's agent; no team assistant, no delay.

Weeks 9 to 12

Under contract to close

Once you accept an offer, Luke coordinates inspections, appraisal, title work, and closing logistics. You get a weekly checkpoint call and immediate outreach when any decision or approval is needed. Nothing falls through the cracks in the final two weeks.

After close

Post-close support and future planning

After closing, Luke helps with next-step logistics: 1031 exchange coordination if applicable, next-home purchase representation if you are staying in Austin, and referrals to trusted movers, cleaners, and settlement service providers. Every past client stays in Luke's network.

Frequently Asked

78703 Sellers Questions Answered

Does my Tarrytown address feed Casis Elementary?

Roughly 78% of Tarrytown addresses feed Casis, but the boundary is not intuitive on some streets and has been redrawn periodically. Verify your specific address at the AISD attendance zone lookup tool before assuming; the difference between a Casis address and a Mathews address can be a full block and $150K+ in home value.

What is the Old West Austin Historic District?

A City of Austin designated historic overlay covering roughly 400 properties in the older sections of West Austin. Homes in the overlay have specific rules for exterior modifications, additions, and demolitions. Owners cannot tear down or substantially alter the exterior without approval, which protects character but constrains flexibility.

How much is a home in Pemberton Heights vs. Tarrytown proper?

Pemberton Heights is the top-tier sub-neighborhood in 78703, with medians around $3M to $5M and estate-tier properties reaching $10M+. Tarrytown proper (west of MoPac, Casis-zoned but not Pemberton) typically ranges $2M to $4M for updated homes. Bryker Woods (east of MoPac) trades meaningfully lower at $900K to $1.8M.

Do buyers really pay a premium for Deep Eddy Pool proximity?

Yes, measurably. Blocks within a 6-minute walk of Deep Eddy Pool trade at 5% to 10% premiums over otherwise-identical homes further away. It is a specific, marketable feature; name the walk time in your listing.

Should I renovate my Tarrytown estate before selling?

At the estate tier ($2.5M+), buyers pay for specific completed updates: recent MEP systems, turnkey condition, and either genuine period character OR consistent high-end contemporary updates. Half-finished renovations reduce sale price and slow velocity. Either complete the renovation or price accordingly and market to a specific buyer pool.

Who buys in Tarrytown in 2026?

Two primary buyer pools: legacy Austin professionals with extended family connections and generational preference for Casis Elementary, and out-of-state relocation executives (tech leadership, healthcare executives, private-equity/investment) valuing prestige address and top schools. Marketing needs to speak to both.

What is the buyer profile for Clarksville specifically?

Clarksville buyers value walk-to-downtown character, historic homes, and a more urbane lifestyle than Tarrytown proper. Typical buyer is a professional couple without school-age children (or with older kids) prioritizing walkability and character over Casis feeder access. Prices $1.2M to $2.5M range.

Are there teardown opportunities in Tarrytown?

Yes, but the buyer pool is small (mostly custom home builders and legacy families building their forever home). Teardowns priced at land value ($900K to $1.5M depending on lot) sell in 90 to 150 days. Do not expect owner-occupant retail pricing on teardowns.

How do I get started?

Call Luke at (254) 718-2567 or email [email protected]. First step is a free written valuation with your specific sub-neighborhood comps, Casis attendance verification, and Old West Austin historic-overlay review.

Start Your 78703 Sale

Get a Real Read on What Your Budget Buys

The best next step for a sub-$600K South Lamar buyer is a 30-minute conversation with Luke. Real budget context, honest corridor recommendations, and a same-day setup for MLS alerts calibrated to your criteria. No pressure. No obligation.

Direct (254) 718-2567

Email [email protected]

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Sell Your Tarrytown House in 78703 Austin

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