17800 Edgewood Way #202
Hilltop Villas at The Hollows • Jonestown, TX 78645
Listing Presentation prepared exclusively for Mahsa & Nima
Daniel Foreman | Jacquelyn Foreman
Foreman Property Group | eXp Realty Luxury | May 2026
A Note to Mahsa & Nima
The Hollows is one of the most compelling resort lifestyle communities on Lake Travis — and this unit is one of the rare few in the building where short-term rentals are explicitly permitted. That distinction is not a footnote. It is the story we lead with to every buyer in this market.
The conversation we are having today is about moving you out of this investment efficiently, honestly, and with a strategy that reflects the real 2026 market — not the peak you purchased into. This presentation is built to do exactly that.
Property Snapshot
17800 Edgewood Way #202 | Hilltop Villas at The Hollows | Jonestown, TX 78645
Structure
3 Bedrooms | 2 Full Baths | 1,205 sq ft | Single-level
Built 2008 | Updated/Remodeled | Slab foundation
1-car attached garage + additional parking
Views & Outdoor
Hill Country, Lake Travis, Trees/Woods views from open porch/balcony with sweeping panoramic vistas.
Interior
Open floorplan | Tile throughout | Granite counters | Recessed lighting | Walk-in closet | Double vanity | Stackable W/D connections
Community & HOA
HOA: $673/month — Hollows POA (includes full resort amenities)
School District: Lago Vista ISD | Gated community
What Makes #202 Stand Apart
STR Explicitly Permitted
Short-term rentals are explicitly allowed in this building — a rare designation that unlocks Airbnb/VRBO cash flow from day one. This is the single most powerful differentiator in this market.
Hill Country & Lake Views
Panoramic Hill Country and Lake Travis views from the open balcony — the defining daily experience of this property and a primary driver of STR demand.
World-Class Resort Amenities
Private Beach Club, infinity pools, marina with boat slips, Hilltop Smokehouse, 10+ miles of trails, fitness center, restaurant, bar, tennis courts — all included in the HOA.
1-Car Attached Garage
Private attached garage plus additional parking — an uncommon feature in the condo segment that STR guests and owner-occupants alike value highly.
Updated Interior Finishes
Granite counters, recessed lighting, tile throughout, updated appliances, and an open-to-family-room galley kitchen — move-in ready and photography-ready.
The STR Income Opportunity
Lake Travis Is a Top-Performing STR Market
Units in resort communities with pool and marina access, Hill Country views, and proximity to Austin regularly command premium nightly rates year-round.
For a 3-bed/2-bath condo in a gated resort community with lake views and explicit STR permissions, typical gross revenue benchmarks are:
$3K–5K+
Gross/Month
Estimated monthly STR revenue depending on season and occupancy rate
$36K–60K+
Annual Gross
Annualized STR income potential at this price point and amenity tier

These are market-range benchmarks, not guarantees. Actual income depends on management, pricing strategy, and seasonality. Buyers will want to model their own projections — your Airbnb/VRBO payout history is a powerful data point here.
The Hollows Community
The Hollows is a 1,400+ acre gated masterplan on Lake Travis — one of the most amenity-rich resort communities in Central Texas. The HOA at $673/month is not just maintenance — it is the lifestyle infrastructure that commands STR premium pricing and drives buyer demand.
1,400+
Acres — Gated
Hill Country preserve with resort infrastructure throughout
10+
Miles of Trails
Paved hiking, biking, and golf cart trails throughout the community
1
Private Beach Club
Exclusive lakefront access with infinity pools, heated spas, and waterfall features
Closed Comparable Sales
The Hollows condo market | Most recent transactions tell the story
Closed 3/2 range: $379,000 – $420,530 | Most recent same-complex comp: $420,530

The April 2026 Hilltop Villas comp — the identical complex — closed at $420,530. That is the most powerful data point in this presentation. Buyers will see it. Priced at $369,900, our subject is $50,630 below the most recent comparable sale in the same building.
Active Competition
Closed comps inform — actives govern entry pricing

At $369,900, our subject sits below the median of view-comparable actives, above only inferior-condition or no-lake-view units — and below every 3/2 with a comparable Hill Country + Lake view.
Active 3/2 range: $290K – $435K | View-comparable range: $339K – $435K | Bottom-25% threshold: ~$350K – $365K
Pricing Position
At $369,900 — where the subject sits in context
The STR designation and genuine lake view push the home up the value curve. The strategy prices below closed comps to generate first-week buyer urgency.
STR Permitted — Rare Premium ↑
Explicit short-term rental allowance in the building is uncommon. STR investors immediately model cash flow — a $369,900 entry point makes the numbers work.
Lake & Hill Country Views ↑
Panoramic views from the balcony — the defining STR demand driver and lifestyle differentiator in this market.
County Assessed at $467,919 ↑
Buyers will see this number before they walk in. At $369,900, they perceive $98,000+ in built-in value — a powerful psychological anchor.

Net position: $369,900 is below every meaningful comp while the STR story justifies a clear premium over the non-permitted, inferior-condition units below it.
Our Pricing Rule
In today's Lake Travis and Austin condo market, sellable listings share two traits:
01 — Top-25% on Presentation
Photography, STR income documentation, staging, and digital marketing must place this unit in the top quartile of visual quality for its price band. Investors decide on the scroll — often before they've called their agent.
02 — Bottom-25% on Pricing
Measured against active inventory, not closed comps. Closed comps tell you where the market was. Active inventory tells you where buyers are deciding right now — and where STR investors are modeling entry cost today.
To be the unit a serious STR investor or lifestyle buyer schedules first, you need to land in the bottom quartile of active pricing in this micro-market — with the presentation and income story to back it up.
An Honest Conversation on Price
Mahsa & Nima, you purchased in July 2021 at $377,000 — near the peak of a market that has since reset. The recommended entry price of $369,900 is slightly below your purchase price before accounting for closing costs, and we want to address that directly.
Here is the full picture:
  • The 2021 purchase was made at the height of post-pandemic price expansion. That market no longer exists.
  • Four-plus years of STR income have partially offset the gap — cash flow generated during your ownership has real economic value.
  • The county assessed value is $467,919 — buyers will see this and recognize they are entering well below assessed value, which strengthens perceived upside.
  • Chasing 2021 pricing in 2026 leads to extended days-on-market, price reductions, and ultimately a worse net outcome.

The path to the best net proceeds is not a higher list price. It is sharp entry pricing, exceptional presentation, and the STR story told clearly — so buyers compete rather than negotiate.
Recommended List Price Strategy
Three defensible scenarios — our recommendation in bold
1
★ Recommended: $369,900
Below every view-comparable active except inferior units — creates urgency and broad buyer pool
  • $9,400 below the bottom end of the closed comp range ($379K–$420K) — a clear "priced to move" signal
  • 9.5% below the most recent same-complex comp ($420,530) — buyers see value before they've walked in
  • Invites STR investors who can immediately model cash flow at this entry point
  • County assessed at $467,919 — buyers perceive $98K in built-in value at ask
  • Highest probability of contract inside 30 days
2
Alternate (Aspirational): $384,900 – $389,900
At or just above the low end of the closed comp range — tests upside
  • Positions at the lower closed comp band; expect 45–60 days and a reduction window
  • Risk: sits above several active competitors in a buyer-researched market
3
Alternate (Aggressive): $359,900
Clearly below all view-comparable actives — designed for multiple-offer week one
  • Use only if timeline pressure is acute or a faster close is required
  • Likely to generate competing interest from STR investors immediately
Pre-List Presentation Plan
To earn the top-quartile presentation we are pricing into
01
Professional Photography & Drone
Interior stills, drone aerials capturing the Hill Country and lake views, and a balcony hero shot. The view is the lead visual in every channel.
02
STR Income Documentation Package
Compile Airbnb/VRBO payout history into a clean investor one-pager. This is the single most powerful sales tool for this property.
03
Light Staging Review
Declutter for maximum visual impact. Resort-feel staging — minimal, elevated, aspirational. Targeted and efficient.
04
MLS + eXp Luxury Network Launch
Full syndication, eXp.com placement, and targeted digital campaigns to STR investors and Hill Country lifestyle buyers.
05
Pre-List Inspection (Recommended)
Neutralizes buyer leverage before it becomes a negotiation variable at the contract table — especially important for STR investor buyers.

A sharp pre-list package for a condo at this price point typically runs $2K–$4K — a fraction of a single price reduction. We coordinate the vendors. You approve the budget.
How We Market This Property
Every property deserves a marketing strategy matched to its unique story. For #202, the story is Lake Travis resort living with rare STR income rights — and we tell that story everywhere buyers are looking.
Visual Capture
  • Magazine-quality interior stills and drone aerials
  • Balcony view hero shot as campaign centerpiece
  • Cinematic walkthrough video featuring amenities
STR Investor Targeting
  • Custom STR income documentation package for investor buyers
  • Targeted digital campaigns to Lake Travis and Hill Country STR investor audiences
  • eXp Realty network — direct access to investor relocation buyers
Digital & MLS Reach
  • Full MLS launch + 90+ syndication partners
  • Featured placement on eXp Realty's national platform
  • Private showing coordination and buyer follow-up
Global Reach
The World's Largest Cloud Brokerage
eXp is the largest cloud brokerage in the world — 88,000+ agents across 25+ countries. Your listing benefits from direct access to relocation and investor networks in markets that drive Lake Travis demand.
Local expertise. Global distribution.
New York
Los Angeles
San Francisco
Seattle
London
Dubai
Hong Kong
Mexico City
Our Concierge Commitment
A bespoke strategy, a coordinated team, and a private, discreet process from start to finish.
A Team of Experts on Your Side
Sales • Marketing • Technology • Creative • Legal • Financial — coordinated by Daniel and Jacquelyn directly. Every discipline represented, one point of contact.
A Strategy Tailored to You
We approach each transaction with a custom plan based on your timeline, your STR income documentation, and your priorities at the closing table. No template. No guesswork.
Your Privacy & Security Come First
Showing protocols, vendor coordination, and communication cadence designed for a high-trust client relationship. Discreet by design.
Our Six-Step Process
You stay informed at each stage. We carry the operational weight.
From pre-sale strategy through closing day, every step is managed with precision. We coordinate the vendors, the timeline, and the STR income documentation — so you can focus on what comes next.
What Our Clients Are Saying
5.0 Stars | 100+ Verified Reviews
"From our first interaction, it was clear that this real estate group operates at the highest levels of service and expertise. Their connections with top-tier vendors and concierge approach ensures a seamless experience tailored specifically to your real estate goals."
— Wes & Kathy Shimanek
"Jacquelyn and Daniel went so far above and beyond to get our home sold. Their make-ready services are unmatched. Having that kind of concierge service made selling our home a breeze. They are Award Winning Realtors for a reason."
— Matt & Julie Jary
"This team gets results. From staging to closing — totally professional. After they staged our home, we did not want to sell. The home had lots of immediate interest, and within days we received a very good offer. They were excellent negotiators."
— Scott & Maria Helms
Track Record
$40M
2025 Revenue
Total sales volume closed in 2025
100+
Five-Star Reviews
Across Google, Birdeye, and RateMyAgent
5.0
Star Rating
Consistent across all verified review platforms
Wall Street Journal
Featured coverage of Foreman Property Group
Texas Team of the Year
2025 recognition for production and client service
CLHMS Certified
Certified Luxury Home Marketing Specialist designation
First 30 Days, Mapped
A disciplined launch sequence — not improvisation
1
Week 1–2
Pre-list prep complete. Photography and drone captured. STR income documentation package finalized. Light staging complete.
2
Week 2
MLS launch at $369,900. eXp network activated. Digital campaigns targeting STR investors and Hill Country lifestyle buyers go live.
3
Weeks 3–4
Open house and private showings. STR income package distributed to every qualified buyer. Offer review and negotiation strategy.
4
Day 21 Review
If at expected pace, hold. If not, surgical price or presentation adjustment — with data behind every decision. Goal: under contract within 30 days.

We do not panic-reduce. We respond to data.
Next Steps for Mahsa & Nima
We are ready to move when you are. Here is the sequence:
1
Authorize Listing Agreement
Execute the listing agreement and all required Texas disclosure documents to activate the engagement at $369,900.
2
Pull STR Income Documentation
Compile Airbnb and VRBO payout history into a clean investor summary. This is the most powerful buyer tool we have — we need this before launch.
3
Coordinate Professional Photography
Schedule drone and interior photography. The balcony view is the hero shot. We time this for optimal light.
4
Light Staging Review — Declutter
Walk through the unit with a staging lens. Resort-feel aesthetics: clean, minimal, aspirational. We coordinate — you approve.
5
Target MLS Launch Within 14 Days
A tight, coordinated window from listing agreement to live launch — keeps momentum and market timing aligned to capture first-week buyer urgency.
Daniel & Jacquelyn Foreman
Foreman Property Group | eXp Realty
Let's Get to Work
We know The Hollows. We know this micro-market. We know the STR investor audience. 17800 Edgewood Way #202 is ready — and so are we.
Reach out directly to begin:
  • Phone: 512.866.6165
  • Email: team@foremanpropertygroup.com
  • Web: www.foremanpropertygroup.com
  • Office: 903 Highlands Blvd, Lakeway, Texas 78738
Foreman Property Group | eXp Realty
Serving The Hollows, Lake Travis, and the Hill Country Corridor