Prepared by Diane Hibbs · eXp Realty
1750 W 23rd Street
Houston, TX 77008 · Shadyacres
Expired Listing Review
Overview
The listing period ended.
The opportunity did not.
You already received a note from me in the mail, so you know I am not going to lead with a pitch. You know your home better than anyone, and you know what it took to get it ready for the market. The listing ran its course and the market did not deliver a buyer during that window. That is a fact, and facts are useful. They tell us what did not work, and they point us toward what might work differently next time.
I am not here to rehash the past approach or critique the way the home was marketed. Every agent brings their own strategy, and sometimes the right strategy just needs a different set of eyes. What I can offer is a fresh look at 1750 W 23rd Street, with no assumptions about what went wrong and no pressure to rush into a decision. Just a calm, honest conversation about where things stand and what the next steps could look like.
Open-concept with 3 bedrooms and 3.5 baths
Gated community, private backyard, fenced yard
Custom cabinetry, granite, hardwood floors, high ceilings
Patio, balcony, fireplace, home office
Market Snapshot
One hundred eighty-eight days on market
without the right offer.
The Houston Heights area market has its own rhythm. It is a market that rewards the right positioning, and homes with gated entries, modern finishes, and private outdoor space tend to stand out when the strategy is dialed in.
The 77008 zip code sits in one of Houston's most dynamic neighborhoods. The Heights has seen consistent demand from buyers who value walkability, local dining, and the mix of historic character and new construction. This home, built in 2015, offers the modern finishes buyers want with the established tree-lined streets the area is known for. The buyer pool here includes young professionals, families drawn to the top-rated schools, and investors looking for properties with strong appreciation potential.
One hundred eighty-eight days is a meaningful stretch. But it does not mean the home is unmarketable. It means the right buyer did not see it at the right time, or the pricing and presentation did not quite line up with what the market expected. That is something I can help solve. The home itself has strong bones: a gated community setting, a private backyard, high-end finishes, and a layout that works for modern living. The question is not whether this home can sell. It is how to position it so the right buyer recognizes it as the opportunity it is.
The Home's Strengths
A gated community, a private backyard,
and a kitchen built for how people actually live.
Let me walk through what this home has going for it and how I would position those strengths in the market.
The gated community setting. This is the feature I would lead with. In the Heights area, a gated community offers privacy and exclusivity that sets this home apart from the vast majority of inventory. Buyers looking for a secure environment with a true sense of place will be drawn to the added layer of comfort. It is a differentiator that should be front and center in every piece of marketing material.
The kitchen and interior finishes. Custom cabinetry, granite countertops, and hardwood floors are the kind of details buyers notice immediately. This home was built in 2015, which puts it firmly in the modern construction era. The finishes are current, the layout is thoughtful, and the high ceilings give the main living areas an airy, open feel that buyers gravitate toward. The kitchen is the heart of the home, and this one has the features that matter: quality materials, good flow, and space to gather.
The private backyard and outdoor spaces. A private backyard in the Heights area is rare. Add a patio and a balcony, and you have an outdoor living package that distinguishes this home from the competition. Buyers value the ability to entertain, relax, and enjoy outdoor space without sacrificing the convenience of an urban location. The fenced yard adds a layer of privacy and is especially appealing to pet owners and families.
The Heights location. 1750 W 23rd Street sits in one of Houston's most sought-after neighborhoods. The Heights offers a blend of historic charm and modern amenities: local restaurants, boutique shopping, parks, and easy access to downtown. The 77008 zip code is known for strong resale values and consistent buyer demand. Location alone carries significant weight, and this home is positioned well within the neighborhood.
The build quality and thoughtful layout. Three bedrooms with three and a half baths, a dedicated home office, a fireplace, and an open-concept layout. Every inch of this home was designed with intention. The primary suite offers a spa-like bath. The secondary bedrooms are well proportioned. The flow from the kitchen to the living areas to the outdoor spaces is seamless. This is a home that works for real life, and buyers will feel that the moment they walk through the door.
Strategic Moves
How I would approach the
next chapter for this home.
Here is how I would think about the next attempt. Not a reprint of the same strategy, but a thoughtful approach built around the specific strengths of this home and the realities of the Houston Heights market.
Start with a Fresh Market Analysis
Before I would recommend a single change in strategy, I would want to see where this home sits in the current market. The Heights market has shifted since this home first listed. I would run a full comparative market analysis on every active, pending, and recently sold home in the 77008 area and surrounding neighborhoods. The goal is to find a price point that feels like a fresh opportunity to buyers, not a continuation of the same listing. A meaningful price adjustment signals that this is a new chapter, and it brings a new set of buyers into the picture.
Lead with the Gated Community and Private Backyard
The strongest thing this home has going for it is the combination of a gated community, a private backyard, and a thoughtfully designed kitchen. That is a rare package in the Heights area, and it deserves to be the headline. I would lead every piece of marketing with that message. The MLS description, the social media posts, the email campaigns. Gated, private backyard, custom kitchen, 2,572 square feet in the heart of the Heights. That is the hook. It differentiates this home from the non-gated inventory and the properties without usable outdoor space.
Refresh the Presentation and Marketing Approach
After 188 days on market, the presentation needs a fresh look. I would review the photography, the listing description, and the online presence to make sure the home is being shown in its best light. The features you have, including the high ceilings, hardwood floors, granite countertops, and the chef-caliber kitchen, are worth emphasizing. A home that has been well maintained sends a strong signal to buyers. I would also look at the showing schedule and feedback from past showings to understand what buyers responded to and what gave them pause.
Target the Right Buyer Profile
The buyer for this home is likely a professional or family who values the Heights lifestyle and wants the added security of a gated community. They want modern finishes, private outdoor space, and a location that puts them close to the best dining and entertainment Houston has to offer. They may be relocating from another city and looking for a turnkey home in an established neighborhood. Each of these buyers needs to be reached through different channels. The marketing needs to speak to buyers who value privacy, quality finishes, and location.
Prepare for a Clean Path to Closing
Every offer that comes in needs to be vetted with care. I would work with you to pre-qualify buyers, verify financing, and address any potential issues before they become deal breakers. The goal is not just to get an offer. The goal is to get an offer that closes. That means being proactive about the things that typically slow down or kill a deal. The quality finishes, the gated setting, and the well maintained interior are all selling points that a good inspector will confirm. I would make sure buyers know about them up front.
A Different Kind of Approach
I would rather help you think through the right strategy than push for a quick relist.
I work differently than a lot of agents. I lead with research and a calm read of the situation, and I would rather help you make the right decision first than push you toward a quick relist. The Heights market is a specific market. It rewards a thoughtful approach, clear positioning, and a willingness to adjust based on what the data says.
This home has real strengths. The gated community, the private backyard, the kitchen and finishes, the fireplace, the home office, the balcony, the patio. The question is not whether this home can sell. The question is how to position it so the right buyer sees it as the opportunity it is. I would love the chance to talk through what a fresh approach could look like.
Diane Hibbs, eXp Realty · License #813481
Want to talk through the strategy?
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Diane Hibbs, eXp Realty · 918-688-1428
License #813481 · Serving Lake Houston and Greater Houston
Diane Hibbs
Strategic Real Estate Advisor · eXp Realty
918-688-1428License #813481 · Serving Lake Houston and Greater Houston