Listing Presentation
216 Spence Lane
Liberty Hill, Texas (Northgate Ranch)
Prepared Exclusively For: Shampa Paul
Agent: Matt Kemps
Lone Wolf Realty Group | eXp Realty
(512) 361-4553 · (310) 346-7480
lonewolfrealtygroup.com
Northgate Ranch - Liberty Hill's Premier Luxury Acreage Community
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 specifically for real estate professionals - Matt delivers a marketing and selling experience that goes far beyond the traditional approach.
Specializing in the North Austin luxury market, Liberty Hill, and greater Williamson County communities, Matt leverages custom AI agents, automated follow-up systems, and data-driven marketing strategies to ensure your property receives maximum exposure and your transaction is handled with precision. His approach combines the personal attention of a dedicated professional with the technological sophistication today's real estate market demands.
Credentials
ICON Agent
eXp Realty
CEO
Azulio Technology Platform
Team Lead
Lone Wolf Realty Group
Luxury Specialist
North Austin Market
Pro Golfer
2013–2017
Recent Georgetown, Leander & Liberty Hill 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
$775,000 (Buyer Side)

97 Closed Properties in 2025 - A track record of results you can trust.
Contact
Business: (512) 361-4553 Direct: (310) 346-7480 lonewolfrealtygroup.com Liberty Hill, Texas
Your Property - 216 Spence Lane
Northgate Ranch · Estates at Northgate PH 1 Sec 3
5
Bedrooms
Main: 2 · Other: 3
6
Bathrooms
5 Full / 1 Half
1
Study / Office
5,101
Square Feet
2023
Year Built
4-Car
Garage
15 Total Parking
1.086
Acres
47,306 sq ft lot
2
Levels
Community & HOA
Community: Northgate Ranch - Estates at Northgate, Liberty Hill TX 78642 School District: Liberty Hill ISD (Bill Burden Elementary, Liberty Hill Middle, Liberty Hill High) HOA: $180/quarter - Northgate Ranch Tax Rate: 2.1143 (Est. Tax: $24,962/year)
Drees Custom Homes - Lynmar II Plan
5 bed - 6 bath - Study - 1.086 acres - Primary bedroom on main - In-law floorplan - Open floorplan - 2 primary suites - 2 primary baths
Northeast-facing - Circular driveway - Views of neighborhood and trees/woods
Key Features & Upgrades
This stunning custom home by Drees Custom Homes sits on over an acre in the prestigious Estates at Northgate Ranch. The Lynmar II plan delivers 5,101 sq ft of living space across two levels with an in-law floorplan featuring two primary suites - ideal for multi-generational living. The open-concept main level includes a gourmet kitchen with breakfast bar, kitchen island, and dry bar, flowing into formal and informal living spaces with high ceilings, beamed ceilings, crown molding, and natural woodwork throughout. Wood flooring anchors the main living areas, while a gas fireplace in the living room creates a focal point.
The primary suite on main features ceiling fans and spacious walk-in closets, with a second primary suite offering flexibility for guests or family. The home is wired for data, wired for sound, and equipped with a smart thermostat for modern connected living.
Appliances
Built-in electric oven & range, convection oven, electric cooktop, gas cooktop, propane cooktop · E-STAR qualified appliances, dishwasher & water heater · Microwave, double oven, stainless steel appliances · Water softener (owned), vented exhaust fan
Utilities & Construction
Heating: Electric, ENERGY STAR qualified, fireplace, hot water, propane · A/C: Central air, dual systems, humidity control, attic fan · Utilities: Internet-fiber, propane, gas · MUD sewer & water · Foundation: Slab · Roof: Composition/Shingle · Construction: Concrete, Stone, Stucco
Interior Highlights
  • Breakfast bar, kitchen island & dry bar
  • Crown molding & natural woodwork throughout
  • Beamed ceilings & high ceilings
  • French doors & entrance foyer with chandelier
  • Gas fireplace in living room
  • In-law floorplan with 2 primary suites
  • Walk-in closets in primary suite
  • Wired for data, wired for sound, smart thermostat
  • Wood flooring throughout main living areas
  • Pantry & abundant storage
Exterior Highlights
  • 1.086-acre lot with views of trees/woods and neighborhood
  • Circular driveway with additional parking (15 total spaces)
  • Covered and uncovered courtyards, balcony
  • Outdoor grill (gas), barbecue area, garden
  • Private entrance, private yard, exterior steps
  • Automatic sprinkler system (front, back, side) with rain sensor
  • Native plants and medium trees (20-40 ft)
  • Partial gutters, exterior lighting
Market Analysis - Recently Closed Comparable Sales
Understanding recent closed sales in Northgate Ranch and the neighboring Clearwater Ranch provides essential context for positioning your property competitively. 216 Spence Lane was originally listed at $1,560,000 and most recently at $1,376,000 over 341 days on market. Analyzing the closed comp landscape is essential for building a pricing strategy that maximizes your net proceeds on re-launch.
Northgate Ranch - Closed Sales
Clearwater Ranch - Closed Sales
509 Francis Ct - Best Northgate Comp
CLOSED $1,332,500 · 30 DOM (158 CDOM)
  • 5 bed / 5.5 bath / 5,323 sqft / 2022 / Pool
  • Closest in size and quality to 216 Spence within Northgate
  • Listed $1,399K → closed at 95.3% of list
  • Previous listing history inflated CDOM; actual marketing period was 30 days
112 Stardusty - Clearwater New Construction
CLOSED $1,383,663 · 0 DOM (builder sale)
  • 4 bed / 4.5 bath / 5,420 sqft / 2025
  • New construction sold above list price ($1,325K list)
  • Comparable size at $255/sqft - validates the $250+ range for 5,000+ sqft homes
209 Nighthorse - Cautionary Comp
CLOSED $1,125,000 · 102 DOM
⚠️ Warning Signal
  • Listed $1,324,900, sat 102 days, closed at $1,125K - 84.9% of original list
  • Demonstrates the cost of overpricing: lost time, carrying costs, diminished leverage
  • At $208/sqft - likely motivated seller or property-specific issues

Market Insight
Closed sales of comparable luxury homes in Northgate Ranch and Clearwater Ranch range from $208 to $293 per square foot, but the most relevant comps for 216 Spence (resale homes 4,000–5,400 sqft, built 2019–2023) cluster in the $250–$270/sqft range. The key lesson from the data: correctly priced homes in this segment sell in 30–48 days; overpriced homes sit 100–150+ days, take multiple reductions, and close at 85–95% of original list. 216 Spence at 341 DOM and a drop from $1,560K to $1,376K is a textbook example of what happens when the initial price overshoots the market. The re-launch must correct this.
Matt's Recommended Entry Price: $1,275,000 | Market Ceiling: $1,350,000
Correctly priced and new-construction homes in both neighborhoods transacted quickly at or above list. 209 Nighthorse is the clearest example of overpricing's cost - 102 days and $200K in lost proceeds. Positioning 216 Spence at $1,275,000 captures the value window established by the data.
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 across Northgate Ranch and Clearwater Ranch. Notably, several competitors have struggled - marked by price reductions, extended days on market, and stale listings. 216 Spence re-enters a market where buyers have more options but most are showing pricing fatigue.
439 Wellborn Rd - Direct Northgate Competitor
ACTIVE $1,499,999 · 62 DOM
  • 5 bed / 5.5 bath / 5,183 sqft / 2022
  • No price reductions yet - priced aggressively at $289/sqft
  • If this home doesn't move, it validates that $1.5M is the ceiling, not the entry point
  • 216 Spence at ~$1,275K would be a clear value play against this comp
525 Houston Loop - Price Reduction Story
ACTIVE $999,000 · 93 DOM
  • 5 bed / 4.5 bath / 4,209 sqft / 2021
  • Reduced from $1,100,000 - already 9% below original ask
  • Smaller home, older build, still sitting - reinforces that Northgate resale market is price-sensitive
213 Nighthorse - Clearwater New Build
ACTIVE $1,299,900 · Just listed (CDOM 161 - relisted)
  • 5 bed / 4.5 bath / 5,233 sqft / 2025
  • New construction at $248/sqft - buyers comparing will see a brand-new home at similar $/sqft
  • 216 Spence must offer a compelling value differential against new construction competition
340 Bold Sundown - Clearwater Resale
ACTIVE $1,090,000 · 25 DOM (CDOM 182 - relisted)
  • 5 bed / 4.5 bath / 4,299 sqft / 2020
  • Reduced from $1,135K; previous listing at $1,200K also failed
  • Pattern of pricing corrections - market is consistently punishing overpricing
Market Snapshot - Northgate Ranch & Clearwater Ranch
Inventory & Absorption Analysis
30–48
Days on Market
For correctly priced comparable homes. 509 Francis at 30 DOM, 105 Houston Cv at 48 DOM, 228 Trick Pony at 8 DOM. 216 Spence's 341 DOM is the strongest signal that pricing was the issue - not the property.
$208–$293
Price Per Sq Ft
Full range across both neighborhoods. Resale sweet spot is $250–$270/sqft. New construction is pushing $255–$295/sqft but comes with builder warranties and zero deferred maintenance.
$705K–$1.38M
Closed Sale Range
Comparable closed sales across both subdivisions in the last 6 months. The closest size comp (509 Francis, 5,323 sqft) closed at $1,332,500. Clearwater new-build (112 Stardusty, 5,420 sqft) closed at $1,383,663.
85–100%
List-to-Close Ratio
Correctly priced homes close at 98–100% of list. Overpriced homes close at 85–95% of original ask. That's $65K–$195K in lost proceeds on a $1.3M home - the data is unambiguous.
What This Means for You
The Data is Clear
216 Spence Lane is one of the finest homes in Northgate Ranch - 5,101 sqft of Drees Custom quality on over an acre. But the market has spoken through 341 days and a $184,000 price reduction from $1,560K to $1,376K. The property didn't sell because the price was wrong, not because the home wasn't right. A strategic re-launch at the right number changes everything.
With a 2023 Drees Custom build, the Lynmar II plan, over an acre, two primary suites, a 4-car garage, and premium finishes throughout - 216 Spence is the strongest large-format resale product in either Northgate Ranch or Clearwater Ranch. No deferred maintenance, no dated finishes, no compromises. The buyer pool for this home exists. We need to meet them where the data says they'll transact - and then let the home's quality do the rest.
The competition has already shown its hand. Every overpriced listing in both neighborhoods has either reduced, withdrawn, or expired. The path to maximum net proceeds runs through a sharp, strategic launch price that generates immediate buyer activity and competitive pressure.
Matt will monitor activity closely in weeks one and two and react quickly if needed. The goal is one outcome: maximum net proceeds for you.
How We Maximize Your Net Proceeds
Pricing Strategy - 216 Spence Lane
The previous listing at $1,376,000 ($269.75/sqft) sat for 341 days. Today's market is different - inventory has increased, buyers have more choices, and new construction in Clearwater Ranch is competing directly at similar $/sqft with builder warranties included. The strategy below is designed to convert 216 Spence's quality advantage into the highest possible net proceeds through a disciplined re-launch.
The Launch Window Is Everything
The first two weeks of a listing generate the highest buyer traffic. A correctly priced home in strong condition creates urgency and negotiating leverage - and can close at or above list price when buyers feel competition. That window, once burned by 341 days of accumulated market history, demands a fresh start at a compelling price point.
Why $1,275,000 - Not $1,376,000
  • Re-listing at the expired price signals no change - buyers and agents who watched it sit will ignore it
  • At $250/sqft, 216 Spence undercuts new construction in Clearwater ($255 - $295/sqft) while offering superior lot size and established landscaping
  • $1,275,000 is immediately competitive against 439 Wellborn ($1,500K) and 213 Nighthorse ($1,300K)
  • 509 Francis (5,323 sqft, pool) closed at $1,332,500 - a comparable without pool at $1,275K is defensible and creates room for offers at or near ask
  • Starting fresh with a clean DOM counter and aggressive positioning generates the showing activity that 341 days couldn't
Over 1 Acre
47,306 sqft lot - the largest lot among all comparable active or closed comps in either neighborhood. Views and premium landscaping on a true estate-sized parcel.
Drees Custom Quality
2023 build with stone and stucco construction, wood flooring, crown molding, beamed ceilings, and a 4-car garage. No builder-grade shortcuts.
Two Primary Suites
In-law floorplan with primary on main - a rare configuration that dramatically expands the buyer pool to include multi-generational families. Differentiates 216 Spence from every active comp.
No Pool Tax
At $1,275K without a pool, the buyer has the option and budget to add one. The absence of a pool at this price point isn't a liability - it's optionality.

The Cautionary Comp - 209 Nighthorse (Clearwater Ranch)
Listed at $1,324,900. Sat 102 days. Closed at $1,125,000 - 84.9% of original list. That seller lost $200,000 in proceeds by starting too high. Starting too high is never a neutral decision.
Matt's commitment: Monitor activity closely in weeks one and two and react quickly if needed. The market ceiling is $1,350,000 - and the path to it runs through a strong, strategic launch at $1,275,000.
Technology Advantage
Smart Signage · QR Code Tracking · Property Website
Smart Signage & QR Code Tracking
Every sign I place includes a custom QR code that goes far beyond simply linking to a listing. When a prospective buyer scans the code, I capture their contact information and instantly trigger automated email and text follow-up sequences tailored specifically to your property.
  • Track every scan and measure buyer engagement in real time
  • Automated responses sent instantly with full property details
  • AI agent qualifies leads 24/7 and books showings directly on my calendar
  • Weekly analytics dashboard reports shared with you every Monday
Dedicated Property Website - 216spence.com
I purchase a custom domain for every listing. Your property website becomes the central hub for all marketing - and this presentation will live at that domain for easy reference by every interested buyer and agent.
  • High-resolution photo gallery and virtual tour
  • Complete property details and Northgate Ranch community information
  • AI chat agent with full property knowledge
  • One-click showing scheduling integration
  • Mobile-optimized responsive design
  • SEO optimization for Google search ranking
AI-Powered Selling - Custom AI Agent for Your Listing
I build a dedicated AI agent for every property I list. This agent is trained on all the details of your home - from room dimensions and finishes to HOA fees and Northgate Ranch amenities. It lives on your property website and engages with buyers 24/7, ensuring no opportunity is missed regardless of time zone or schedule.
Engages Buyers
Answers questions about your home instantly - finishes, upgrades, HOA fees, lot size, school district, Northgate Ranch community details, and proximity to Liberty Hill amenities.
Qualifies Leads
Identifies serious buyers by understanding their needs, timeline, and financing status - so I focus my personal attention where it counts most.
Books Showings
Schedules showings directly on my calendar with zero friction - no missed opportunities, no after-hours voicemails, no delays.
Full Transparency
I monitor every conversation and share key insights with you weekly so we can continuously refine our strategy based on real buyer signals.
Your AI Agent Is Trained on Everything a Buyer Would Ask
Beyond your property details - Drees Custom, Lynmar II, ~5,100 sqft, 5 bed/6 bath, two primary suites, 4-car garage, 1+ acre - the AI agent is loaded with comprehensive Northgate Ranch and Liberty Hill community information so it can answer any buyer question in real time.
Northgate Ranch & Liberty Hill Highlights
  • Estates at Northgate - 1+ acre homesites in Liberty Hill
  • Minutes from downtown Liberty Hill shops and restaurants
  • Quick access to Hwy 29 and Ronald Reagan Blvd
  • Liberty Hill ISD - rapidly growing and highly regarded
  • Proximity to Lake Georgetown and Berry Creek
  • Rural Hill Country feel with urban convenience
  • Growing retail, dining, and entertainment corridor
HOA Details
Annual HOA: $720/year ($180/quarterly) HOA: Northgate Ranch
Includes:
  • Common area maintenance
  • Community standards enforcement
School District:
  • Elementary: Bill Burden
  • Middle: Liberty Hill Middle
  • High: Liberty Hill High
Speed & Automation
Buyers Expect Speed. I Deliver It.
Today's buyers expect instant responses. Studies show that leads contacted within five minutes are 21 times more likely to convert. I use automated workflows across my entire business to 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 throughout the process
Automated Scheduling
Buyers book showings directly from the property website or through the AI agent - 24 hours a day
Real-Time Reporting
Weekly analytics on website traffic, lead activity, showing requests, and buyer feedback delivered to your inbox
Transaction Management
Automated timelines, document tracking, and milestone notifications keep every detail on track through closing
Agent Communication
Automated follow-up with buyer's agents after every showing to gather feedback and drive offers forward
Marketing Plan - Phase 1: 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 - generating early momentum that translates to stronger offers.
1
Exclusive Agent Network
Circulate to top-producing agents in Liberty Hill, Leander, Cedar Park, and greater Austin via private networks and eXp's 90,000+ agent platform
2
Coming Soon Campaign
Social media teaser campaign across Instagram, Facebook, and LinkedIn - building a buyer pipeline before Day 1 on MLS
3
Targeted Email Blast
Direct email to my qualified buyer database and 55+ buyer agents - Matt has every Austin MLS agent's email and phone number
1
Private Showings
Pre-market private tours for pre-qualified buyers and their agents to create exclusivity, urgency, and early competitive interest
2
Property Website Launch
216spence.com goes live with AI agent, professional photos, and virtual tour - capturing and nurturing leads before MLS launch
3
Neighbor Outreach
Targeted mailers to Northgate Ranch and surrounding neighborhood residents - neighbors often know someone who's been waiting for exactly the right home in this community
Marketing Plan - Phase 2A: FLEX Listing
On-Market Week 1 - Strategic Agent-Only Launch
I recommend launching using the FLEX option available through the Austin Board of Realtors MLS. Your listing is live and visible to all real estate agents on the Austin MLS - but does NOT syndicate to Zillow, Realtor.com, Homes.com, Redfin, or any public consumer portal. This is a strategic first move that gives us a controlled, agent-only launch before going wide.
1
Agent-First Exposure
Serious buyer's agents see your listing before the general public, creating exclusivity and early access that motivates immediate action - not passive browsing.
2
Test Pricing Without Public History
We gauge agent interest and feedback during the first week without accumulating public days on market on consumer sites. If we need to adjust strategy, we do it before the world sees the listing.
3
Build Showing Momentum
Agent-only visibility often generates concentrated showing activity in the first week, creating competitive pressure among buyers who know they're seeing something before it hits the public market.
4
Control the Narrative
When we syndicate to consumer portals the following week, your listing hits as "new" to the public - a fresh wave of buyer interest on top of the agent activity already in motion.
Marketing Plan - Phase 2B: Full Syndication
Week 2 and Beyond - Full Public Exposure
After the FLEX week, we flip the listing to full syndication and execute the complete on-market plan. Your listing goes live across all major consumer portals with professional photography included - appearing as brand new to the public and generating a fresh wave of buyer interest on top of existing agent activity.
Full MLS Syndication
Live on Zillow, Realtor.com, Redfin, Homes.com, and 100+ consumer portals with professional photography from day one
Smart Signage
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 luxury buyers, relocating families, and acreage seekers in Austin, Dallas, Houston, and out-of-state markets
Open House Events
Strategic open houses to generate in-person traffic and create competitive interest among Northgate Ranch and Liberty Hill buyers and their relocating friends/family
Google & YouTube Ads
Paid search campaigns targeting "Liberty Hill luxury homes," "Northgate Ranch homes for sale," "acreage homes Austin," and related high-intent buyer keywords
Weekly Optimization
Weekly strategy calls to review analytics, adjust pricing, evaluate showing feedback, and refine our approach based on real market data
eXp Luxury - Premium Global Advertising
Your Listing Advertised Where Luxury Buyers Are Looking
As an eXp Realty ICON Agent, your property will be featured through the eXp Luxury program, which places advertising on the most prestigious luxury real estate and lifestyle publications in the world - reaching high-net-worth buyers, affluent families, and financial decision-makers who represent your ideal audience.
Robb Report
The definitive voice of the luxury lifestyle, reaching high-net-worth individuals with a passion for premium living
Wall Street Journal
Reaching high-net-worth buyers, investors, and senior executives making major real estate decisions globally
Mansion Global
Dedicated luxury real estate platform connecting discerning international buyers with premium properties worldwide
Barron's Real Estate
Targeting affluent investors and sophisticated financial decision-makers actively evaluating real estate opportunities
Unique Homes
The leading luxury real estate publication since 1978, trusted by high-end buyers across domestic and international markets
UPMKT Real Estate
Luxury, lifestyle, and real estate content curated for the most discerning buyers in today's premium market
Weekly Reporting - Full Transparency Every Monday
Each Monday I send you a comprehensive report covering everything that happened with your listing the previous week. I believe in complete transparency throughout the selling process - that said, my goal is to make these Monday reports as short-lived as possible. I would much rather sell your home quickly for the highest price than send you a dozen weekly updates.
Website Traffic
Total visits to your property website, unique visitors, time on site, and pages viewed - so you see exactly how much buyer attention your home is attracting.
Lead Activity
New leads captured from QR codes, website, and portal inquiries - with full contact details for every prospective buyer who engaged.
AI Agent Conversations
Summary of buyer questions handled by the AI agent, including key insights about what buyers are asking and what matters most to them.
Showing Activity
Number of showings scheduled and completed, plus detailed agent feedback from each showing to inform our ongoing strategy.
Ad Performance
Social media, Google, and YouTube ad impressions, clicks, and engagement metrics - full accountability on every dollar of marketing spend.
Updated Comps
Current market data: new listings, price changes, pending sales, and closed transactions in Northgate Ranch and Clearwater Ranch - keeping our strategy current.
Let's Get Started
Ready to re-launch 216 Spence Lane and maximize your net proceeds. Let's make it happen.
Matt Kemps
Lone Wolf Realty Group | eXp Realty
ICON Agent · CEO, Azulio Technology Platform
(512) 361-4553 (310) 346-7480
lonewolfrealtygroup.com
"Every tool, every technology, every strategy - deployed exclusively for you."
ICON Agent · eXp Realty · CEO, Azulio Technology Platform · Lone Wolf Realty Group Team Lead · North Austin Luxury Specialist
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