The Position
614 Ladin Lane offers something very few homes in this price band can: a walk of roughly 100 yards to a private HOA park with a boat ramp and dock on Lake Travis, on a level 0.88-acre cul-de-sac lot that backs to Lakeway City Park.
Over the past year, comparable Lakeway homes between 4,500 and 6,300 square feet have closed in a narrow band of $1,350,000 to $1,500,000. The homes that launched inside that band sold in about three weeks. The homes that launched above it reduced, sat, and still closed inside it.
Our recommendation is built on that pattern, and on preparing the home so that its lake access, its scale, and its new pickleball court are what buyers remember.
Property Snapshot
Living area | 5,597 SF (MLS) / 5,595 SF (tax record) |
Bedrooms / Baths | 5 bedrooms / 5 full baths |
Primary suite | Main level |
Levels | Two — 3,172 SF main, 2,423 SF upper |
Year built | 2006 |
Lot | 0.88 acre, level, cul-de-sac, backs to Lakeway City Park |
Lake access | Private HOA park with boat ramp and dock, approx. 100 yards |
Pool | Heated pool and spa, diving board, slide, stone grotto and waterfall |
Garage | Oversized three-car attached with boat storage |
Construction | Masonry on all sides, tile roof |
Living spaces | Media room, game room, gym, two living areas, library |
Added since 2018 | Pickleball court; tall palms removed |
Schools | Lake Travis ISD — Serene Hills, Hudson Bend, Lake Travis HS |
What Sets This Home Apart
- Lake access on foot. A private HOA boat ramp and dock roughly 100 yards away. Most homes in this price band reach the lake by car.
- Built for a boat owner. An oversized garage with room for boat storage, rare at this price and lot size.
- A lake view from the upper deck. The second-level deck off two guest rooms looks out to Lake Travis, while the rest of the property stays private.
- A level, usable acre. The lot holds a full pool environment, covered and open patios, and a pickleball court without crowding any of them.
- Primary suite on the main level, with four bedrooms, a media room, a game room and a gym above.
- Backs to parkland, so no rear neighbors.
- All-masonry construction with a tile roof.
Micro-Market Context
Lakeway and the 620 corridor, resale homes, 4,500–6,300 SF, pool, closed December 2025 – October 2026:
10 closed sales
from $1,350,000 to $1,500,000
Median close: $1,420,250
Median $286/SF,
with a range of $245–$308/SF
Median 23 days on market
for homes that never reduced, against 104 days for those that did
Price per square foot falls as homes get larger. The largest closed comparable, 111 Sebastians Run at 6,114 SF, closed at $245/SF. That matters for a 5,597 SF home: the closed band, not the median $/SF, sets the realistic value.
Closed Comparable Sales — Two-Story
Two-story median: $288/SF
Address | SF | Acres | Built | Close | $/SF | DOM |
|---|---|---|---|---|---|---|
15317 Harrier Marsh Dr | 4,646 | 0.22 | 2012 | $1,365,000 | $294 | 12 |
4312 Lakeway Blvd | 5,040 | 0.50 | 2002 | $1,380,000 | $274 | 33 |
5309 Laguna Cliff Ln | 5,194 | 1.76 | 2003 | $1,400,000 | $270 | 79 |
302 Lodestone Ln | 4,929 | 0.76 | 2019 | $1,418,000 | $288 | 87 |
3704 Kenora Ct | 4,996 | 0.52 | 1999 | $1,422,500 | $285 | 84 |
106 Lakota Pass | 4,703 | 0.31 | 2007 | $1,450,000 | $308 | 13 |
2 Heatherbloom Ln | 5,183 | 0.85 | 1999 | $1,500,000 | $289 | 133 |
Single-Story and Multi-Level
Address | Levels | SF | Close | $/SF | DOM |
|---|---|---|---|---|---|
118 Lido St | One-story + guest house | 4,501 | $1,350,000 | $300 | 121 |
111 Sendera Bonita (Arbolago) | 3+ | 5,359 | $1,450,000 | $271 | 121 |
111 Sebastians Run | 3+ | 6,114 | $1,496,000 | $245 | 36 |
Active and Pending Competition
Full MLS sweep, October 13, 2026: single-family resale, 78734 and 78738, 4,800–6,500 SF, listed at $1.2M–$1.8M. Ten homes.
Address | Status · Built · SF · Acres · Pool · List Price · $/SF · DOM |
|---|---|
106 Sendera Bonita (Arbolago) | Pending · 2000 · 5,712 · 1.01 · Yes · $1,350,000 · $236 · 16 |
312 Camino Arbolago | Active · 2007 · 6,310 · 1.00 · Yes · $1,595,000 · $253 · 113 |
404 Aria Dr (Alta Vista) | Active · 2005 · 5,069 · 0.50 · No · $1,299,999 · $256 · 144 |
15421 McCormick Vista Dr | Active · 2022 · 5,841* · 1.23 · Yes · $1,549,000 · $265 · 221 |
14 Torrington Ln (The Hills) | Active · 1999 · 5,060 · 0.64 · Yes · $1,345,000 · $266 · 144 |
Address | Status · Built · SF · Acres · Pool · List Price · $/SF · DOM |
|---|---|
312 Bisset Ct (Rough Hollow) | Active · 2018 · 5,003 · 0.31 · No · $1,360,000 · $272 · 105 |
407 Hurst Creek Rd (Lakeway) | Active · 2007 · 4,980 · 0.33 · Yes · $1,499,900 · $301 · 108 |
6825 Davenport Divide Rd | Under contract · 2021 · 5,416 · 0.43 · No · $1,699,000 · $314 · 51 |
109 Bisset Ct (Rough Hollow) | Active · 2019 · 5,282 · 0.33 · Yes · $1,699,000 · $322 · 266 |
4127 Lago Viento Dr | Under contract · 2016 · 4,978 · 1.08 · Yes · $1,750,000 · $352 · 30 |
*Floor plan measures 4,853 SF finished; 5,841 SF is the appraisal district total.
Active median: $269/SF. Bottom quartile: $259/SF and below.
What the Actives Tell Us
- Homes are going under contract in two ways. Newer construction (2016 and 2021) is moving above $1.69M. Older resales are moving when priced at the bottom of the field, like 106 Sendera Bonita at $236/SF in 16 days.
- Homes built between 1999 and 2007 that are priced in the middle are sitting. 407 Hurst Creek, nearby with panoramic lake views, has been at $1,499,900 for 108 days. 312 Camino Arbolago has been on the market for 113 days at $1,595,000.
- The lower-priced actives give up something this home offers. 404 Aria Dr and 312 Bisset Ct have no pool. 404 Aria and 14 Torrington have no main-level primary suite. 312 Bisset and 14 Torrington sit on a third to two-thirds of an acre.
- At $1,449,000 ($259/SF), 614 Ladin Lane enters at the bottom-quartile line of the full field. Among homes with a pool, only the pending 106 Sendera Bonita and the 113-day 312 Camino Arbolago list for less per square foot.
Value Analysis
Anchor comparable: 111 Sendera Bonita, Arbolago — closed $1,450,000, July 2026. It is the closest closed match on size, acreage and walkable private lake access.
Bracketed range after make-ready: $1,425,000 – $1,475,000
Without the make-ready, the condition adjustment becomes approximately −$60,000, for an as-is indicated value near $1,394,000.
Factor | 111 Sendera Bonita | 614 Ladin Ln | Adjustment |
|---|---|---|---|
Close price | $1,450,000 | — | — |
Living area | 5,359 SF | 5,597 SF | +$24,000 |
Lot | 1.53 ac, greenbelt | 0.88 ac, level, backs to park | −$25,000 |
View | Miles of Hill Country | Lake view from upper deck; private elsewhere | −$25,000 |
Lake access | Trail to HOA lake park, day docks | ~100 yd to HOA ramp and dock | +$25,000 |
Boat storage | Oversized 3-car | Oversized 3-car with boat storage | Included above |
Community | Gated | Not gated (private drive gate) | −$15,000 |
Layout | 3+ levels | Two levels, primary on main | +$10,000 |
Sport court | None | Pickleball court | +$25,000 |
Flood designation | None | Partial AE on lot | −$15,000 |
Condition | Custom resale, show-ready | After full make-ready | $0 |
Indicated value | $1,454,000 | ||
The Launch-Price Pattern
We measure every sale against its original list price. Measuring against the reduced price hides the cost of overpricing.
Cohort | Homes | Median % of launch price | Median days on market |
|---|---|---|---|
Priced correctly — never reduced | 4 | 99.3% | 23 |
Reduced after launch | 6 | 85.8% | 104 |
The cost of a reduction: 13.5 points of launch price and 81 additional days.
The reduced homes did not close for more because they started higher. They closed in the same $1.35M–$1.50M band as everyone else, only later.
Every Home That Launched at $1,500,000 or Higher
Seven of seven closed between 81.8% and 90.0% of their launch price. None closed above $1,500,000.
Address | Launched | Reduced to | Closed | % of launch | DOM |
|---|---|---|---|---|---|
118 Lido St | $1,650,000 | $1,475,000 | $1,350,000 | 81.8% | 121 |
5309 Laguna Cliff Ln | $1,595,000 | $1,495,000 | $1,400,000 | 87.8% | 79 |
302 Lodestone Ln | $1,575,000 | $1,525,000 | $1,418,000 | 90.0% | 87 |
3704 Kenora Ct | $1,699,000 | $1,499,000 | $1,422,500 | 83.7% | 84 |
111 Sendera Bonita | $1,749,900 | $1,599,900 | $1,450,000 | 82.9% | 121 |
111 Sebastians Run | $1,695,000 | — | $1,496,000 | 88.3% | 36 |
2 Heatherbloom Ln | $1,675,000 | $1,549,999 | $1,500,000 | 89.6% | 133 |
15421 McCormick Vista Dr | $2,175,000 | $1,549,000 | Active | — | 221 |
312 Camino Arbolago | $1,790,000 | $1,595,000 | Active | — | 113 |
Three Pricing Scenarios
Read the Modeled Close row first.
Test | Recommended | Velocity | |
|---|---|---|---|
Modeled close | $1,400,000 – $1,420,000 | $1,420,000 – $1,440,000 | $1,385,000 – $1,400,000 |
Expected days on market | 100 – 130 | 20 – 35 | 10 – 20 |
List price | $1,525,000 | $1,449,000 | $1,399,000 |
Price per SF | $272 | $259 | $250 |
Comparable cohort | Launched $1.5M+ and reduced | Launched inside the band, never reduced | Launched below the band |
Position against actives (on $/SF) | Upper half (60th percentile) | Bottom-quartile line (30th percentile) | Second-lowest of eleven |
The Test price does not model to a higher sale. It models to roughly the same result, about 90 days later, with a reduction in the listing history for buyers to see.
If you prefer to test the market: we launch at $1,525,000 and agree in writing now to move to $1,449,000 on day 21. That captures any upside in the first three weeks without giving buyers the reduction to use against you later.
Our Recommendation
$1,449,000
- Sits at the top of the band where homes sell in about three weeks
- Sits at the bottom-quartile line of the full active field on price per square foot ($259 against a $269 median)
- Sits $50,900 below 407 Hurst Creek and $146,000 below 312 Camino Arbolago, which have been on the market 108 and 113 days
- At $259/SF, it is below every closed two-story comparable on a per-square-foot basis, which reads to buyers as value for the size
- Gives us the strongest path to a close in the $1.42M–$1.44M range, without a reduction on the record
This number depends on the make-ready. In today's market, a home has to sit in the top 25% on presentation and the bottom 25% on price against the actives. If we launch with the home as it stands today, the price has to do all the work, and Velocity ($1,399,000) becomes the right entry point.
Pre-List Make-Ready
Sequence: clean-out → repairs and lighting → staging → photography
Exterior and grounds
- Landscape refresh: trim overgrowth, fresh mulch in front and rear beds, fill gaps left by the palm removal
- Remediate organic growth on the roof, the house and the balcony railing; clean the gutters
- Power-wash the patio, pool decking and stone grotto; clean the grill and the stone behind it
- Refinish the iron front door; repaint the back doors, the street gate and the window lintels
- Reinforce and restain the family-room deck; caulk the fascia under the patio ceiling
- Remove the cold plunge, flagpole, exterior speakers and upstairs benches
- Have the diving board base inspected
Interior
- Replace the carpet on the stairs and upstairs, with odor treatment of the subfloor
- Repaint the main living areas (the interior was last painted in 2018); touch up baseboards
- Update lighting at the patio and in key interior rooms; consider new kitchen bar pendants
- Steam-clean the tile floors and showers; confirm the travertine has been maintained
- Caulk the primary bedroom crown molding; repair the texture at the gym can light
- Adjust the upstairs balcony door; inspect the windows for failed seals
- Complete the water softener repair (parts on order)
Professional staging
- Main living areas, primary suite and key secondary rooms
- Pool terrace, covered patio and the pickleball court as a lifestyle scene
Documentation
- Survey and elevation certificate on file before launch, so buyers have their flood answers on day one
FPG Marketing & Concierge Plan
- Lifestyle-led positioning: lake access on foot, room for a boat, a lake view from the upper deck, a resort-style backyard and a pickleball court
- Professional photography after staging, including twilight and aerial images that show the lot, the park, and the lake ramp in one frame
- Cinematic video and a 3D tour
- Property brochure and a dedicated property website
- Targeted digital campaign to boat owners, and to buyers relocating to Lake Travis ISD
- Agent preview before public launch
- eXp Luxury syndication and our direct network of Lakeway buyers' agents
- A single point of contact for vendors, showings and feedback throughout
The First 30 Days
Window | Focus |
|---|---|
Weeks −3 to −1 | Clean-out, repairs, lighting, landscape refresh |
Week −1 | Staging, then photography, video and aerials |
Days 1–3 | Coming-soon preview to agents; public launch |
Days 4–10 | Launch weekend showings; buyer and agent feedback compiled |
Days 11–21 | Feedback review with you; second-wave marketing |
Day 21 | Scheduled strategy checkpoint (or pre-agreed price move, if launched at Test) |
What This Means for the Buyer's Numbers
Your current tax bill reflects homestead and senior exemptions. A buyer's taxes will reset to the purchase price at the current combined rate of 1.8467%.
Purchase price | Estimated annual property tax* |
|---|---|
$1,399,000 | $25,835 |
$1,449,000 | $26,759 |
$1,525,000 | $28,162 |
*Before the buyer's own homestead exemption. 2026 combined rate across Travis County, Lake Travis ISD, Travis County Hospital District, City of Lakeway, Lakeway MUD and ESD No. 6.
Buyers compare monthly costs, not just the price. Each $75,000 of list price adds about $1,385 a year in taxes, on top of the higher mortgage payment. This is part of why the market holds firm at the top of the band.
Next Steps
- Confirm the list-price strategy and, if you choose to test, the day-21 price move
- Approve the make-ready scope; we will coordinate bids and scheduling
- Order the survey and elevation certificate
- Review the net sheet at your confirmed price
- Schedule staging, then photography
- Sign the listing agreement and set the launch date
Daniel & Jacquelyn Foreman | Foreman Property Group | eXp Realty Luxury
614 Ladin Lane
Pricing Strategy & Market Analysis
Prepared for Lenny & Nancy Werbin
Daniel & Jacquelyn Foreman | Foreman Property Group | eXp Realty Luxury
October 2026