142 Carriage Court
Bastrop, Texas 78602
Prepared Exclusively For: Chance Windham
Todd Bailey
The Collective | eXp Realty
512-289-0653
todd@toddbailey.com · toddbailey.com
Your Listing Agent — Todd Bailey
About Todd
Todd Bailey brings more than 23 years of real estate experience in the Austin area and has built a reputation for thoughtful strategy, strong negotiation, and consistent results for sellers. He specializes in helping homeowners position their properties to stand out in competitive markets through strategic pricing, high-impact marketing, and a deep network of agents and buyers.
As founder of The Collective within eXp Realty, Todd leverages technology, marketing exposure, and agent collaboration to create maximum demand for every property he represents — blending experience, modern marketing strategy, and disciplined execution to deliver the strongest possible outcome.
Experience Highlights
23+ Years
Austin Real Estate
Hundreds
Homes Sold
Founder
The Collective
Specialist
Austin & Bastrop Markets
Strategic Pricing
Data-driven pricing to maximize value and minimize time on market.
Luxury Marketing
Premium visual storytelling and multi-platform exposure strategies.
Strong Negotiation
Two decades of protecting seller interests through every transaction.
Extensive Network
Deep relationships with Austin and Bastrop area agents and buyers.
Your Property — 142 Carriage Court
4
Bedrooms
2
Bathrooms
2,291
Square Feet
2.4
Acres
3
Car Garage
Community: The Colony
School District: Bastrop ISD
Key Property Features
  • Single-story layout on approximately 2.4 private acres
  • Open kitchen flowing into main living area with natural light
  • Private primary suite with jetted soaking tub
  • Three-car garage and fenced backyard
Situated in the desirable Colony community, this single-story home offers privacy, space, and Hill Country surroundings while remaining convenient to both Bastrop and Austin. The spacious kitchen flows into the main living area, creating an open gathering space ideal for everyday living and entertaining. The primary suite is positioned privately at the rear of the home, offering a quiet retreat with a spa-like bathroom featuring a jetted soaking tub.
Market Analysis — Recently Closed Comparable Sales
Understanding recent closed sales in Bastrop and the surrounding Colony area provides essential context for positioning your property competitively. The following transactions represent the most relevant comparables based on size, location, and features.

Market Insight
Recent closed sales in the Bastrop market show strong buyer demand in the $450,000 to $500,000 range depending on age, upgrades, and lot positioning. Larger acreage properties and homes in communities like The Colony can command higher values due to privacy, land size, and lifestyle appeal — a distinct advantage for 142 Carriage Court.
Market Analysis — Active Comparable Listings
Current active listings show the homes buyers are evaluating today. Understanding this competitive landscape helps determine how to strategically position 142 Carriage Court to capture serious buyer attention from the moment it launches.
Active listings in the Bastrop market currently range from the high $300,000s to over $1 million depending on acreage, property size, and upgrades. This wide range highlights the critical importance of strategic pricing and professional marketing to capture buyer attention early and generate competitive offers.
Market Snapshot — Bastrop Market Conditions
3–4 Months
Months of Inventory
A balanced but competitive market where well-priced homes attract strong attention quickly.
45 Days
Avg. Days on Market
Correctly priced, professionally marketed homes consistently outperform this average.
$475,000
Avg. Closed Sale Price
Bastrop continues to benefit from Austin migration and strong demand for larger lots.
35–40
Sales Per Month
Consistent monthly sales volume reflects a stable, active buyer pool in the market.

What This Means for You
In today's market, strategic pricing and professional marketing are critical. Homes that launch with the right positioning generate stronger early interest and consistently achieve better offers than homes that begin overpriced and require reductions. The goal is to create urgency and demand from day one.
Technology Advantage — Smart Signage & Property Website
Smart Signage & QR Tracking
Every listing includes smart signage with QR code tracking that connects buyers directly to the property website and captures valuable lead information in real time.
Track every scan with detailed analytics
Automated buyer follow-up sequences
24/7 buyer inquiry response capability
Weekly engagement insights and reporting
Dedicated Property Website
Each listing receives its own professionally designed property website — a dedicated digital home that showcases every detail and feature to prospective buyers around the clock.
High-resolution professional photo gallery
Complete property information and floor plan
Community insights and lifestyle content
Mobile-optimized design with lead capture
Digital Buyer Engagement
Today's buyers begin their home search online — often weeks before contacting an agent. Your property will be marketed across every major platform where qualified buyers are actively searching, ensuring maximum exposure from day one.
MLS + Zillow
Immediate syndication to Zillow and full MLS distribution reaching thousands of active buyers and agents.
Realtor.com & Redfin
Placement on the most trusted home search platforms used by serious, qualified buyers nationwide.
Social Media & Email
Targeted social media promotion and email campaigns to buyers and agents actively searching in this market.
Maximum exposure creates maximum demand. The broader the reach, the stronger the competition — and the better the outcome for you.
Speed & Response — Never Miss a Buyer
Buyers expect immediate responses when they inquire about a home. A delayed reply can mean a lost opportunity. Our systems are engineered to ensure that no buyer inquiry ever goes unanswered — day or night, weekday or weekend.
Instant Lead Response
Every inquiry triggers an immediate, automated response ensuring buyers stay engaged.
Automated Follow-Up
Multi-step follow-up sequences nurture buyer interest and keep momentum building.
Showing Scheduling
Frictionless showing coordination makes it easy for buyers to view your home quickly.
Buyer Feedback Collection
Post-showing feedback is automatically captured and reported to you weekly.
No buyer inquiry goes unanswered. Speed and responsiveness are a competitive advantage in today's market.
Phase 1
Marketing Plan — Off-Market Strategy
Before Hitting the MLS, We Build Demand
The most successful listings build momentum before they officially launch. Circulating your property to qualified buyers and top agents prior to MLS exposure creates early interest — and potential buyers ready to act on day one. This pre-market phase is one of the most powerful tools in generating a strong launch.
Exclusive Agent Network Outreach
Personal outreach to top-producing agents with active buyer clients in Bastrop and Austin before the home goes public.
Coming Soon Social Media Campaign
Professionally crafted teaser content across Instagram, Facebook, and targeted channels to build anticipation and drive early inquiries.
Private Buyer Previews
Curated private showings for qualified buyers prior to the official MLS launch to generate pre-market offers.
Property Website Launch
The dedicated property website goes live in advance of MLS listing, capturing buyer interest and lead data immediately.
Neighbor & Colony Outreach
Direct outreach within The Colony community — neighbors often know buyers who want to be in the neighborhood.
Targeted Email Campaign
Personalized email campaigns delivered to agents and buyer prospects already active in the Bastrop market.
Phase 2
Marketing Plan — On-Market Launch Strategy
Once the home officially launches on the market, we activate the full marketing plan designed to maximize exposure, generate strong buyer activity, and create the competitive environment that leads to the best possible offers.
1
MLS Exposure
Full MLS listing with premium placement, syndicated instantly to all major platforms and buyer search tools.
2
Professional Photography
High-resolution photography, twilight shots, and drone imagery capturing the property and acreage at its finest.
3
Digital Advertising
Paid digital campaigns targeting active buyers and retargeting interested leads across social and search platforms.
4
Agent Outreach
Direct communication with buyer's agents to ensure awareness and scheduled showings from day one.
5
Open House Events
Strategically timed open houses to capture buyer traffic and generate competitive showing activity.
6
Feedback Monitoring
Continuous buyer feedback collection and real-time strategy adjustments to keep the listing performing at its peak.
Where Buyers Find Your Home
Your home will be marketed across every major buyer platform — ensuring that whether a buyer is searching locally, relocating from Austin, or discovering Bastrop for the first time, they will find 142 Carriage Court.
Zillow
The #1 most visited real estate platform in the country. Premium listing placement with maximum photo exposure.
Realtor.com
Trusted by serious buyers for verified MLS data and detailed property information.
Redfin
Popular with data-driven buyers researching market value and recent sales in target neighborhoods.
Social Media
Targeted advertising reaching active buyers and relocation audiences on Instagram and Facebook.
Agent Networks
Direct outreach to top buyer's agents ensures your home is personally recommended to qualified clients.
This comprehensive, multi-platform approach ensures the property reaches the largest possible qualified buyer audience — creating the competitive environment needed to achieve the strongest outcome.
Negotiation Strategy
Receiving an offer is only the beginning. Once offers arrive, the focus shifts entirely to protecting your position and maximizing the final outcome. Every term of the contract represents an opportunity — and a potential vulnerability. Skilled negotiation is what separates a good sale from a great one.
1
Price
Navigating counter-offers and competing bids to achieve the highest possible net proceeds for the seller.
2
Repair Requests
Strategically managing inspection-related repair requests to minimize concessions and protect your bottom line.
3
Contract Timelines
Negotiating closing dates and possession terms that align with your goals and minimize disruption.
4
Financing Strength
Evaluating buyer financing quality to ensure offers are solid and closeable — not just attractive on paper.
5
Buyer Contingencies
Carefully reviewing and negotiating contingencies to reduce risk and keep the transaction on track.
Todd Bailey brings over two decades of experience negotiating successful transactions for sellers — with a consistent track record of protecting seller interests through every stage of the contract.
Weekly Reporting — Full Transparency
You will never be left wondering how your listing is performing. Transparency is a core part of the selling process. Each week you receive a comprehensive update covering every dimension of your listing's activity and performance — so you can make informed decisions with confidence.
Website Traffic
Total visits, page views, and geographic origin of buyer interest on your dedicated property website.
Buyer Inquiries
Number and quality of inbound buyer leads captured through signage, website, and digital advertising.
Showing Activity
Complete log of all showings scheduled and completed, with timing and agent details.
Agent Feedback
Summarized buyer and agent feedback collected after each showing to inform ongoing strategy.
Market Updates
New comparables, price changes, and competitor activity that may impact your listing's positioning.
Strategy Adjustments
Honest, proactive recommendations for pricing or marketing updates if conditions warrant a change.
Next Steps — Let's Make It Happen
I look forward to discussing the strategy for positioning your home at 142 Carriage Court and ensuring it attracts the strongest possible buyers. Together, we will create the momentum, visibility, and competitive environment your property deserves.
Strategic Pricing Guidance
Data-backed pricing strategy designed to maximize value while generating strong early buyer interest.
Professional Marketing Exposure
Full multi-platform marketing execution from pre-launch through close — with premium visual presentation throughout.
Extensive Agent Network
Direct outreach to top-producing agents and qualified buyers across Austin and Bastrop from day one.
Clear Communication
Weekly reporting and proactive updates ensure you are always informed, confident, and in control of the process.
Todd Bailey
The Collective | eXp Realty
📞 512-289-0653
"My commitment to you is straightforward: expert strategy, honest communication, and relentless effort to achieve the strongest possible outcome for your home. Let's get started."
— Todd Bailey