109 Schooner Drive
Lakeway, TX 78738 | A Strategic Path to Market
Prepared exclusively for the Turchan Family
Foreman Property Group | eXp Realty Luxury
April 2026
A Note Before We Begin
This presentation has one purpose: to determine the route that returns the most net proceeds to your family — not the highest list price, the most net.
We will walk through the property, the position it occupies in the current Lakeway market, what comparable homes have actually closed for, and where active inventory sits today. Then we will run two parallel scenarios — sell as-is, or invest a measured renovation budget — and compare the realistic net to seller for each.

The recommendation at the end is mine to defend with data. The decision is yours.
Property Snapshot
109 Schooner Drive, Lakeway, TX 78738
Living Area
2,036 SF (Public Records)
Year Built
1988
Lot Size
13,503 SF (90 × 150)
What This Home Has Going For It
The site is the strongest asset. The home backs to the World of Tennis condo parking — concealed by trees and fence line, not visible from inside the home or from the home site. The practical effect: no direct rear neighbors. In a market where buyers pay measurable premiums for privacy, this is a quiet win.
Single-Story Floor Plan
Increasingly rare and increasingly preferred in this size band
Genuine 2-Car Garage
Side-entry orientation — a premium feature in Section 23
Mature Trees & Privacy
Level home site with a private, fenced back yard
Lake Travis ISD
One of the most defensible school positions in the region

These features support the value of the home. They do not, by themselves, support the price.
The Honest Condition Assessment
The home needs a meaningful facelift. Today's Lakeway buyer in the $550K–$650K band is comparing a 1988 home to homes that have been refreshed inside the last five years. We are not. That gap is what creates the strategic question.

Unrenovated homes in this micro-market are spending 90–130+ days on market and finishing 8–12% below original list price.
The good news is twofold: the bones, the footprint, and the lot are all working in our favor. A focused $25,000–$30,000 renovation can move this home from below-floor presentation to top-tier presentation in its price band. We do not need to gut it. We need to refresh it.
Closed Comparable Sales
Last 6 Months | Section 23 & Immediate Adjacent Sections | Source: Unlock MLS, Nov 2025 – Apr 2026
$266
Median $/SF
Resale-condition peers — the as-is benchmark
$540K
As-Is Clear Range
Resale-condition Section 23 homes, 2,000–2,100 SF
$595K
Renovated Clear Range
Well-renovated same footprint, defensible ceiling
90+
Days Overpriced
Comps that sat 90+ days started overpriced — speed is a function of pricing discipline
Active Competition
What Buyers Are Comparing You To Right Now
A current MLS sweep of Lakeway 1,800–2,500 SF actives returned 15 directly competing homes. Understanding where we sit in that stack determines our list price strategy.

The bottom-25% rule: to sell efficiently, our list price must land at or below $594,500 and our $/SF entry at or below $282.
Bottom of Stack
$549,000 — 302 Seawind, 1,944 SF, 1981, golf view
First Quartile (Bottom 25%)
$594,500 — our target entry zone
Median Active List
$630,000
Top Quartile
$685,000
Top of Stack
$765,000 — 107 Copperleaf, 2,328 SF, retail-priced
Two Scenarios. One Decision.
You purchased in September 2022, at the peak of the COVID-era market, for $607,000 — $32,000 over the $575,000 ask. The market has reset. Both routes forward involve a loss versus basis. The right question is not "how do we avoid a loss" — it is "which path produces the better net."
Scenario A: Sell As-Is
List at $549,000. No renovation outlay. Higher risk, longer timeline, lower net.
Scenario B: Renovate to Sell
Invest ~$30,000 in a targeted refresh. List at $589,000. Lower risk, faster close, higher net.
Scenario A vs. Scenario B — Net to Seller
Side-by-Side Comparison at Expected Close Prices
$21K
Additional Net Proceeds
Renovation route projected to deliver ~$21,000 more in net proceeds vs. as-is
50%
Faster to Close
Expected DOM cut in half — 30–60 days vs. 75–120 days
$21K
Basis Recovery
Renovation route recovers $21,150 more vs. basis than the as-is route
The Recommendation: Renovate to Sell
Spend approximately $30,000 against a defined, ROI-focused scope of work. List at $589,000. The math and the market both point the same direction.
Recommended Renovation Scope
  • Interior paint, full home, neutral palette
  • Refinish or replace flooring in primary living areas
  • Kitchen cosmetic refresh: cabinet paint, hardware, counter resurface, new sink and faucet
  • Bath cosmetic refresh: vanity tops, fixtures, lighting, mirrors
  • Lighting fixture replacement throughout
  • Curb appeal: landscaping refresh, front door, exterior paint touch-ups

This is not a remodel. It is a calibrated, ROI-focused refresh designed to move presentation from below-floor to top-quartile in the price band.
The 30-Day Plan
01
Week 1
Contractor walk-through, finalize scope, secure bids, set go-live target
02
Weeks 2–4
Execute renovation. Concurrent: photography prep, staging consultation, pre-list inspection
03
Day 30
Photography, video, and aerial. Marketing assets finalized
04
Day 32–35
Coming soon launch — concierge sphere and private network preview
05
Day 36
MLS go live. Full marketing activation across all channels
Marketing Reach
Magazine-Grade Media
Professional photography, cinematic property film, and aerial footage highlighting the private rear orientation and Section 23 setting
Targeted Digital Placement
Realtor.com Showcase, Zillow premium, Facebook and Instagram geo-targeted to West Austin and the Texas relocation corridor
Private Network Preview
FPG sphere preview plus the eXp Luxury network of more than 5,000 agents — before the home hits MLS
Dedicated Property Website
Single-property URL, QR-coded print collateral, and an open-house strategy calibrated to the property and the season
To Move Forward, I Need Three Things From You
1
Confirm the Route
Renovation route confirmed — or request to model a third option
2
Contractor Walk-Through
Approval to bring our preferred contractor in for a scope walk-through this week
3
Target Go-Live Window
Your preferred timeline so we can reverse-engineer the 30-day schedule
You bought at the peak. That is not a decision to relitigate — it is a fact to design around. The path that gives you back the most of what is recoverable is the renovation route. It is more work in the next 30 days. It is meaningfully more money in your pocket at close.

I am prepared to lead the project end-to-end — scope, vendors, timeline, marketing, and negotiation — so that you experience this as one coordinated effort rather than a series of decisions.

When you are ready, we begin.
Daniel & Jacquelyn Foreman
Foreman Property Group | eXp Realty Luxury
team@foremanpropertygroup.com