412 Madisons Way
Cedar Park, TX 78613
Prepared Exclusively For: Joann Boyd
Matt Kemps Lone Wolf Realty Group | eXp Realty (512) 361-4553 | (310) 346-7480 lonewolfrealtygroup.com
A data-driven, technology-powered listing strategy designed to sell your home at the highest possible price -- in the shortest amount of time.
Your Listing Agent -- Matt Kemps
About Matt
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 Cedar Park, 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.
Recent Sales
- 531 County Road 254 -- $2,775,000
- 609 Unity Dr -- $1,450,000
- 902 Cimarron Hills Trail W -- $1,400,000
- 107 Birdstone Ln -- $1,257,437
- 1009 Flint Ridge Trail -- $1,150,000
- 117 Nagle Ct -- $715,000
- 1005 Flint Ridge Trail (Buyer) -- $775,000
97 Closed Properties in 2025
ICON Agent
eXp Realty
CEO, Azulio
Technology Platform
Team Lead
Lone Wolf Realty Group
Market Specialist
North Austin
Pro Golfer
2013-2017
Your Property -- 412 Madisons Way
4
Bedrooms
3 + Flex/4th Conversion
2.5
Bathrooms
2 Full, 1 Half
2,806
Square Feet
Single-Story Floorplan
8,490
Lot (Sq Ft)
Premium Flag Lot
2.5
Car Garage
With Workshop Nook
$380
HOA / Year
Buttercup Creek HOA
Community
The Preserve at Westside Buttercup Creek
School District
Leander ISD
Elementary
Westside Elementary
Middle / High
Cedar Park Middle & High School
Key Features
Welcome to this well-maintained, one-owner David Weekley "Fisher" floorplan in The Preserve at Westside Buttercup Creek. This thoughtfully designed single-story home offers 3 bedrooms with the option for a 4th bedroom conversion, a dedicated office with French doors, and a formal dining room highlighted by arched brick columns adding Mediterranean elegance. A butler's pantry connects the dining room to the open-concept gourmet kitchen with extensive cabinetry overlooking the spacious main living area. The central flex/game room separates the secondary bedrooms, creating a versatile space. Additional highlights include a large covered patio, an oversized 2.5-car garage with a bonus workshop/storage nook, fully landscaped yard with automatic sprinklers on all sides, and a premium flag lot for added privacy. The community features two pools, hike-and-bike trails, sport courts, tennis courts, picnic areas, and cave preserve areas. Located near the new Bell District and Cedar Park Library.
Market Analysis -- Recently Closed Comparable Sales
Understanding recent closed sales in Buttercup Creek provides essential context for positioning your property competitively. The following 11 transactions represent the most relevant comparables based on size, location, and features.
Market Insight: Closed sales in Buttercup Creek range from $137 to $244 per square foot, with an average of $190/sqft and a median close price of $537,000. Notably, 504 Madisons Way -- your direct neighbor -- closed at $537,000 ($171.90/sqft) after 175 days on market, originally listed at $585,000. Well-priced homes are moving in under 15 days, while overpriced listings are sitting 120-225+ days. The average SP/LP ratio across closed sales is 96.9%, indicating buyers are negotiating approximately 3% off list price.
Market Analysis -- Active & Pending Comparable Listings
Current market competition shows the landscape of available inventory and where opportunities exist to position your property strategically. These active and pending listings represent what buyers are currently evaluating alongside your home.
Active Listings
Pending Listings
Market Summary: With 7 active listings ranging from $525,000 to $981,000 and 3 pending sales ranging from $499,900 to $595,000, strategic pricing and aggressive marketing will be essential to capture buyer attention quickly. Several listings have been on the market for extended periods -- 506 Fern Ct at 528 days and 318 Gaspar Bnd at 290 days -- demonstrating the critical importance of getting the price right from day one. The pending properties went under contract in 5 to 87 days, with the fastest movers priced competitively relative to their size and condition.
Market Scattergram -- Price vs. Square Footage by Status
This scattergram plots every comparable property by square footage (X-axis) and price (Y-axis). The visual reveals the pricing relationship between size and value in the Buttercup Creek market, and shows exactly where 412 Madisons Way fits among the competition. Note the clear gap between what sellers are asking and what buyers are actually paying.
Color Key by Status
- Closed (Sold): Historical transaction prices -- where buyers actually paid
- Pending: Under contract -- competitive pricing in action
- Active: Current competition -- what sellers are asking
- SUBJECT: 412 Madisons Way -- positioned at recommended list price
Key Insight
The scattergram reveals a clear pricing gap between what sellers are asking (active listings) and what buyers are actually paying (closed sales). The sweet spot for 412 Madisons Way sits where closed comps cluster for properties in the 2,500-3,100 sqft range -- roughly $525,000-$565,000. This is the price range where Buttercup Creek homes are actually transacting.
Market Snapshot -- Buttercup Creek Inventory & Absorption
The data tells a clear, unambiguous story. Buttercup Creek is a market that rewards precision pricing and punishes overreach. Here is what the numbers mean for your listing strategy.
$539K
Avg. Closed Price
The 11 most recent closed sales average $539,691. Median is $537,000. Your neighbor at 504 Madisons Way closed at $537,000 in February 2026 -- this is where the market is actually transacting.
96.9%
Avg. Sale-to-List Ratio
Closed sales are closing at approximately 97% of final list price. Combined with frequent price reductions, this signals a buyer's market where overpricing leads to extended days on market and deeper concessions.
$190
Avg. Closed $/Sq Ft
At 2,806 sqft, applying the closed average of $190/sqft positions your home at ~$533,000. Adjusting for David Weekley quality, flag lot, and 2.5-car garage, a premium of $10-15/sqft places you in the $535,000-$565,000 range.
89
Avg. Days on Market
Well-priced homes like 526 Victoria Dr and 2009 Burnie Bishop Pl sold in 1-5 days. Overpriced homes sat 150-227 days. Pricing right from day one is the difference between a 1-week sale and a 6-month ordeal.
What This Means for You, Joann: The Buttercup Creek market is rewarding strategic, well-priced listings and punishing overpriced ones. Your property previously listed at $670,000 (originally) and most recently at $600,000 -- over 370 days without selling. The data clearly shows that buyers in this community are transacting in the $495,000-$565,000 range for comparable homes. A fresh launch with competitive pricing, combined with aggressive technology-driven marketing, will reset your property's market perception and generate the buyer urgency needed to close.
Technology Advantage -- Smart Signage, QR Codes & Property Website
Smart Signage & QR Code Tracking
Every sign placed includes a custom QR code that goes far beyond linking to a listing. When a prospective buyer scans the code, their contact information is captured and automated email and text follow-up sequences are instantly triggered -- tailored specifically to your property.
- Track every scan with full analytics and real-time reporting
- Automated text and email sent to each lead within seconds
- AI agent qualifies leads 24/7 and books showings automatically
- Weekly analytics dashboard reports shared directly with you every Monday
Dedicated Property Website: 412MadisonsWay.com
A custom domain is purchased for every listing. Your property website at 412MadisonsWay.com serves as the central hub for all marketing activity -- the destination every ad, sign, and social post drives buyers toward.
- High-resolution photo gallery and immersive virtual tour
- Complete property details and neighborhood information
- AI chat agent with full property knowledge available 24/7
- One-click showing scheduling integration
- Mobile-optimized responsive design for all devices
- SEO optimization for Google search ranking
AI-Powered Selling -- Custom AI Agent for Your Listing
A dedicated AI agent is built for every property listed. This agent is trained on all the details of your home -- from room dimensions and finishes to HOA fees and neighborhood amenities. It lives on your property website and engages with buyers around the clock, every day of the week.
Engages Buyers
Answers questions about your home instantly -- finishes, upgrades, HOA fees, schools, nearby amenities, and everything in between.
Qualifies Leads
Identifies serious buyers by understanding their needs, timeline, and financing status before any agent time is invested.
Books Showings
Schedules showings directly on the calendar -- no missed opportunities, no delays, no phone tag required.
Full Transparency
Every conversation is monitored and insights are shared with you weekly so you always know exactly what buyers are asking and thinking.
Your AI Agent Is Trained on Everything
Beyond your property details, the AI agent is loaded with comprehensive Buttercup Creek community information so it can answer any buyer question in real time -- day or night.
- Two neighborhood pools
- Hike-and-bike trails and cave preserve areas
- Sport courts and tennis courts
- Picnic areas and playgrounds
- Walking distance to Westside Elementary
- Near the Bell District and Cedar Park Library
- HOA: $380/year (Buttercup Creek HOA)
Speed & Automation -- Buyers Expect Speed, I Deliver It
Today's buyers expect instant responses. Studies show that leads contacted within five minutes are 21x more likely to convert. Automated workflows across the entire business ensure no buyer inquiry goes unanswered -- even at 2 AM.
Instant Lead Response
Automated text and email within seconds of any inquiry from your sign, website, Zillow, or Realtor.com
AI-Powered Follow-Up
Smart nurture sequences that adapt based on buyer behavior and engagement level for maximum conversion
Automated Scheduling
Buyers book showings directly from the property website or through the AI agent with zero friction
Real-Time Reporting
Weekly analytics on website traffic, lead activity, showing requests, and buyer feedback delivered every Monday
Transaction Management
Automated timelines, document tracking, and milestone notifications keep everything on track from contract to close
Agent Communication
Automated follow-up with buyer's agents after showings to gather feedback and maintain momentum toward offers
Phase 1
Marketing Plan -- Off-Market Strategy
Before Hitting the MLS, We Build Demand
The most successful listings create buzz before they officially launch. By strategically circulating your property to qualified buyers and top-producing agents before MLS exposure, we build a pipeline of interested parties who will be ready to act the moment your listing goes live -- creating urgency and momentum from day one.
Exclusive Agent Network
Your listing is circulated to top-producing agents in Buttercup Creek and the greater Austin market through private agent networks and eXp's 90,000+ agent platform.
Coming Soon Campaign
"Coming Soon" social media teaser campaign across Instagram, Facebook, and LinkedIn to generate early buzz and build a buyer pipeline before Day 1 on MLS.
Targeted Email Blast
Direct email to a qualified buyer database and agents featuring professional photography and a private preview invitation. Matt has every Austin MLS agent's email and phone number on file.
Private Showings
Pre-market private tours for pre-qualified buyers and their agents create a sense of exclusivity and urgency that is impossible to replicate once a listing goes public.
Property Website Launch
412MadisonsWay.com goes live with AI agent, professional photos, and virtual tour -- capturing and nurturing leads before the MLS launch.
Neighbor Outreach
Targeted mail to Buttercup Creek residents. Neighbors often know someone looking to join the community -- and they are the best ambassadors for the neighborhood.
Phase 2A
Marketing Plan -- On-Market Week 1: FLEX Listing
Strategic Agent-Only Launch
The FLEX option available through the Austin Board of Realtors MLS is recommended as a strategic first move. This gives a controlled, agent-only launch before going wide to consumer portals. FLEX means your listing is live and visible to all real estate agents on the Austin MLS, but it does not syndicate to Zillow, Realtor.com, Homes.com, Redfin, or any public consumer portal.
1
Agent-First Exposure
Serious buyer's agents see your listing before the general public, creating a sense of exclusivity and early access that motivates immediate action.
2
Test Pricing Without Public History
Gauge agent interest and feedback during the first week without accumulating public days on market on consumer sites. If strategy adjustments are needed, they happen before the world sees the listing.
3
Build Showing Momentum
Agent-only visibility often generates concentrated showing activity in the first week, which can create competitive pressure among buyers and set the stage for multiple offers.
4
Control the Narrative
When syndicated to consumer portals the following week, the listing hits as "new" to the public -- generating a fresh wave of buyer interest on top of the agent activity already in motion.
Phase 2B
Marketing Plan -- Full Syndication: Week 2 and Beyond
Full Public Exposure Across Every Major Platform
After the FLEX week, the listing flips to full syndication and the complete on-market plan executes. Your listing goes live across all major consumer portals with professional photography, drone footage, and 3D tour -- appearing brand new to the public and generating a fresh wave of buyer interest.
Full MLS Syndication
Live on Zillow, Realtor.com, Redfin, Homes.com, and 100+ consumer portals with professional photography, drone footage, and 3D tour.
Smart Buttercup Creek Signs
Premium signage with QR codes that track buyer engagement and trigger automated follow-up sequences for every scan.
Social Media Blitz
Targeted Facebook and Instagram ads geo-targeted to buyers in Austin, Dallas, Houston, and California relocation markets with video walkthroughs and lifestyle content.
Open House Events
Strategic open houses -- both broker events and public open houses -- to generate in-person traffic and create competitive buyer interest.
Google & YouTube Ads
Paid search campaigns targeting "Buttercup Creek homes for sale," "Cedar Park homes," and related keywords with YouTube video ads for additional reach.
Weekly Optimization
Weekly strategy calls to review analytics, adjust pricing strategy, evaluate feedback, and refine the approach based on real market data.
eXp Luxury -- Premium Global Advertising
Your Listing Advertised Where Buyers Are Looking
As an eXp Realty ICON Agent, your property will be featured through the eXp Luxury program -- placing advertising on the most prestigious luxury real estate and lifestyle publications in the world. Your home will be positioned alongside the finest properties in the country, reaching buyers who are actively searching not just locally, but nationally and internationally.
Robb Report
The definitive voice of the luxury lifestyle, reaching high-net-worth individuals who value exceptional living and premium real estate.
Wall Street Journal
Reaching high-net-worth buyers and investors globally through the most trusted name in financial news and premium property advertising.
Mansion Global
"Only the Exceptional" -- a dedicated luxury real estate platform for discerning international buyers seeking the finest properties available.
Barron's Real Estate
Targeting affluent investors and financial decision-makers who understand property as both a lifestyle choice and a strategic asset class.
Unique Homes
The leading luxury real estate publication since 1978, trusted by buyers seeking exceptional properties and the finest homes on the market.
UPMKT Real Estate
Luxury, lifestyle, and real estate for the discerning buyer who demands the very best -- delivering your property to an audience of qualified, motivated buyers.
Weekly Reporting -- Full Transparency Every Monday
Every Monday, You Get a Full Update
Each Monday, a comprehensive email report is delivered covering everything that happened with your listing the previous week. Complete transparency throughout the selling process is a core commitment -- you should never have to wonder what is happening with your property or how the marketing is performing.
Website Traffic
Total visits to 412MadisonsWay.com, unique visitors, time on site, and pages viewed -- a complete picture of buyer interest online.
Lead Activity
New leads captured from QR codes, website, and portal inquiries with full contact details and engagement history.
AI Agent Conversations
Summary of buyer questions and conversations handled by the AI agent, including key insights about what buyers are asking and thinking.
Showing Activity
Number of showings scheduled and completed, plus agent feedback from each showing to refine strategy in real time.
Ad Performance
Social media, Google, and YouTube ad impressions, clicks, and engagement metrics showing exactly how the paid campaigns are performing.
Updated Comps
Current market data including new listings, price changes, pending sales, and closed transactions in Buttercup Creek -- keeping the strategy current.
Next Steps -- Let's Make It Happen
Joann, every tool, technology, and strategy is ready to be deployed on your behalf to sell 412 Madisons Way at the highest possible price in the shortest amount of time. Your home is a beautiful David Weekley property in one of Cedar Park's most desirable communities. With a fresh marketing approach, competitive pricing backed by real data, and technology that no other agent in this market is using, we will reset the market's perception of your property and generate the urgency needed to get it sold.
What You Get
Custom domain: 412MadisonsWay.com with AI-powered property website and 24/7 buyer engagement
Smart QR code signage that tracks and automatically converts buyer leads from the moment the sign goes in the ground
Dedicated AI agent trained on your property -- answering buyer questions, qualifying leads, and booking showings around the clock
Strategic FLEX listing launch for exclusive agent-only exposure before public syndication drives maximum opening-week momentum
eXp Luxury advertising on Robb Report, Wall Street Journal, Mansion Global, Barron's, Unique Homes, and UPMKT reaching buyers nationally and internationally
Comprehensive off-market and on-market marketing plan with full Monday email transparency reports every single week
Matt Kemps
(512) 361-4553 | (310) 346-7480 lonewolfrealtygroup.com
Lone Wolf Realty Group | eXp Realty North Austin Market Specialist ICON Agent -- eXp Realty