6511 Torrey Pines Cove
Listing Strategy & Recommended List Price
Prepared exclusively for Jan Gaebel — Lost Creek | Eanes ISD | Westlake 78746
Foreman Property Group
eXp Realty Luxury
The Strategy in One Sentence
In the current Austin market, homes that sell are in the top 25% on presentation and the bottom 25% on pricing against active inventory.
This presentation shows precisely how 6511 Torrey Pines reaches both — and what investment is required to get there.
Top 25% on Presentation
A fully renovated interior brought to 2026 design standards — a meaningful differentiator in this micro-market.
Bottom 25% on Pricing
Entering at $468/SF positions the home as the obvious value play against active inventory — without being cheap.
Property Snapshot
6511 Torrey Pines Cove, Austin, TX 78746

A first-floor primary, a corner cul-de-sac homesite, and an Eanes ISD address are three of the most defensible value drivers in this micro-market.
What Sets This Home Apart
The interior has been brought fully into 2026 design standards — a meaningful differentiator in a neighborhood where the typical resale still reads as "1980s with updates."
Recent Improvements
  • New kitchen cabinetry with quartzite counters
  • New hardwood flooring throughout primary living areas
  • New carpet and new windows on front of home
  • All-new lighting throughout
  • Quartzite secondary bath counters with comfort-height cabinetry
  • All toilets replaced
  • New HVAC system (2025)
  • Interior and exterior repainted in current palette
Architectural & Lifestyle Features
  • Two living areas, formal dining, butler's pantry, built-ins
  • Open floor plan modernization
  • Two levels of rear decks
  • Covered front porch

The buyer who walks through is not looking at potential. They are looking at completed work — at today's standard.
Active Competition
5 listings within 3 miles, comparable size and price band

The most predictive comparable is 2907 Creeks Edge Pkwy — within one square foot of your home, currently under contract at $1,595,000 in 13 days.
Active Inventory Distribution
What the Distribution Means
The bottom 25% of the active set, by price-per-square-foot, is $469/SF. For 3,201 square feet, that translates to $1,500,786. That is the line we want to enter just under.
Recommended List Price
$1,499,000
At $468/SF, this number satisfies both halves of the market rule.
Bottom 25% on Pricing
At $468/SF, the home enters at the bottom quartile of active inventory by square footage — the decisive value position.
$96,000 Below Creeks Edge
The most predictive active comparable — same square footage, under contract — listed at $1,595,000. We enter well below.
$291,000 Below Median
The active median implies $1,637,773 for this square footage. Our price creates immediate, visible separation.
Top 25% on Presentation
Provided the roof, fascia, and gutters are addressed before listing, the home earns its position at the top of the presentation tier.

This is aggressive without being cheap. It positions your home as the obvious value play in a market where buyers reward decisive pricing.
The Roof Decision Is the Gate
At $1,499,000, your home must read top-quartile from the curb. The roof, fascia, and gutters are the first impression a buyer forms.

This is not optional spending. It is the cost of being in the top 25% on presentation while pricing in the bottom 25%.
Without the Work
The home is priced like the cleanest property on the market and presents like the second-cleanest. The market rule breaks. We end up reducing.
With the Work
Curb appeal matches the interior remodel. Photography leads with the new front elevation, covered porch, and corner lot position. Multiple-offer activity becomes realistic in the first 14 days.
Marketing Plan
A concierge-led launch
Pre-Launch (Days 1 – 7)
  • Roof, fascia, and gutter completion
  • Professional architectural and twilight photography
  • Floor plan and measured drawings
  • Cinematic walk-through video
  • Drone aerial showcasing cul-de-sac corner position
  • Custom property website
  • Coming Soon positioning to build buyer anticipation
Launch Week
  • MLS go-live coordinated with broker preview
  • Targeted outreach to Westlake / Eanes buyer agents
  • Foreman Property Group network distribution
  • Curated luxury portal syndication: Realtor.com Luxury, LuxuryRealEstate.com, Mansion Global, James Edition
Open Houses
  • One broker-only event in the first 72 hours
  • One curated public open house, by appointment

We do not market for volume of impressions. We market for precision — putting your home in front of the right hundred buyers, not the wrong ten thousand.
Expected Outcome at $1,499,000
Recommended Next Steps
Why Foreman Property Group
For sellers in Lost Creek, Rough Hollow, Bee Cave, and West Austin, the work is not transactional. It is advisory.
01
Confirm List Price
Confirm direction on the recommended list price of $1,499,000.
02
Authorize Roof Work
Authorize the roof, fascia, and gutter replacement — the gate to top-quartile presentation.
03
Schedule Photography
Schedule professional photography for completion week to lead the launch with the strongest possible imagery.
04
Sign & Launch
Sign the listing agreement and lock the launch calendar. I am ready to move at your pace.
What You Can Expect

This will be the first time 6511 Torrey Pines is offered to the public. We have one chance to launch it correctly. The plan above is built to make that count.
Daniel & Jacquelyn Foreman — Foreman Property Group | eXp Realty Luxury
team@foremanpropertygroup.com
Lakeway · Rough Hollow · Bee Cave · West Austin · Lake Travis
Thank you for the trust, Jan. We look forward to representing your home with the care it deserves.
Direct Access
Direct access to me through every step — no assistants, no filters.
Honest Feedback
Honest reads on showing feedback, never filtered to protect feelings.
Equity-First Negotiation
A negotiation posture that protects your equity, never your ego.
Discretion
Discretion appropriate to a private, never-before-marketed home.