Properties that
hold value. Service
that holds up.

Our seller-side commission is 2.5–3% depending on list price and scope of services. Buyer representation is compensated through the seller's offer of buyer-agent commission — in most transactions, working with us as a buyer costs you nothing. We discuss commission structure openly at our first meeting; there are no surprises at closing.

Our core market is central Austin and close-in neighborhoods: Travis Heights, Hyde Park, Tarrytown, Bouldin Creek, South Congress, East Austin, Mueller, and Clarksville. We also cover West Lake Hills, Rollingwood, and the Eanes ISD corridor. If you're looking further out — Cedar Park, Round Rock, Kyle — we can refer you to trusted agents in those markets rather than stretch beyond where our knowledge is genuinely deep.

More accurate than an automated estimate, less final than a formal appraisal. We pull 90-day comps, adjust for condition, lot, view, school zone, and finishes — then a broker reviews the analysis before we send it. Most automated tools miss neighborhood-specific factors that matter in Austin: being on the lake side of a street vs. the hill side, Eanes vs. Austin ISD, walkability to South Congress. Our valuations land within 3–5% of sale price in most cases. The report is delivered same day and comes with no obligation.

Some sellers in Austin — especially in Tarrytown, Hyde Park, and Westlake — prefer not to list publicly. They'll sell at the right price to the right buyer, but they don't want the exposure of an MLS listing. Halcyon maintains relationships with these homeowners through years of neighborhood presence, so we hear about these opportunities before anyone else does. We also have a buyer roster — when a pocket listing comes in, we match it against our active buyers first. If you're a buyer, being in our network means you see opportunities that aren't on Zillow.

In central Austin, a standard financing close runs 21–30 days from accepted offer. Cash closes can happen in 10–14 days. If you're buying, having your pre-approval or proof of funds ready before you look at homes eliminates the largest source of delays. We coordinate directly with lenders we trust and can often compress timelines that other agents can't — because we've done it with the same title companies and lenders for 15 years.

Yes — we have relationships with several Austin-based lenders who understand the local market and can move quickly when needed. We prefer lenders with a track record of delivering on time and communicating proactively, because a slow lender costs sellers deals as much as buyers. We'll introduce you to two or three options and let you choose; we don't have referral arrangements that affect our recommendations.

We do, with caveats. Austin's STR permitting rules are complex and vary by property location, zoning, and homestead status. We can help identify properties that are currently permitted and active, and we'll be direct about the risk profile of buying a property that isn't yet permitted. If your primary goal is investment income rather than a primary residence, we'll tell you early if a specific property isn't the right fit.