Prepared by Diane Hibbs · eXp Realty
19738 Chianti Point
Cypress Green · Hockley, TX 77447
Expired Listing Review
Overview
Four hundred ninety days on market
for a two-year-old home raises questions.
I know you have already received my direct mail piece, and I appreciate you taking the time to read it. This page is not a reprint of that letter. It is a continuation of the same conversation, written for the web and focused on what I see when I look at your home and the path it took to get here.
19738 Chianti Point Drive is a three-bedroom, two-bath single-story home built in 2023 with 1,656 square feet of living space. It sits on a cul-de-sac lot in Cypress Green with a greenbelt behind it, a covered patio, a fully fenced yard, and a sprinkler system. The home has a brick exterior, an open-concept layout, a walk-in pantry, Energy Star features, and a high-efficiency HVAC system. These are not niche features. They are the same features that buyers in this price range and this part of the market actively search for. So when a home this new, with this spec sheet, sits for 490 cumulative days without a sale, the issue is not the home. The issue is the strategy.
Single-story layout, a floor plan that appeals to buyers who want everything on one level with no stairs to navigate
Open-concept living, kitchen, and dining area that creates a spacious, connected feel throughout the main living space
Walk-in pantry, a practical feature that home cooks and organized buyers specifically look for in a kitchen
Primary suite with walk-in closet, double vanities, soaking tub, and separate shower
Cul-de-sac and greenbelt lot with a covered patio and fully fenced yard, offering privacy and outdoor space
High-efficiency HVAC, Energy Star features, brick exterior, and a sprinkler system on a well-maintained lot
Market Snapshot
0 days on market
with no sale.
For a home built in 2023, 490 cumulative days on the market is unusually long. This is not a reflection of the home's quality. It is a signal that the marketing and pricing strategy did not connect with the right buyers at the right time.
Cypress Green is a newer community in the Hockley area of Waller County, about 45 minutes northwest of downtown Houston. The area has seen steady interest from buyers looking for newer construction, quieter surroundings, and more space per dollar than closer-in suburbs. A single-story three-bedroom home with an open-concept layout, a walk-in pantry, and a greenbelt lot is exactly the kind of product that should perform well in this segment of the market.
The fact that this home did not sell after 490 days tells me that the approach needs to be rethought from the ground up, not just adjusted at the edges. The price point, the marketing channels, the listing presentation, and the buyer targeting all need to be reevaluated to find the gap between what this home offers and what the market is responding to.
What Happened
A 2023 build with 490 days on market
is a strategy problem, not a home problem.
When a property sits for this long, especially one that is less than three years old, the most common reasons fall into a few categories. Pricing above what the market will support for the square footage and location. Marketing that never reached the right audience. A presentation that did not highlight the features buyers in this segment actually care about. Or a combination of all three. The good news is that each of these is fixable.
A single-story home with an open-concept layout and a walk-in pantry is a strong hand in this part of the market. The cul-de-sac and greenbelt lot add privacy that buyers pay a premium for. The energy-efficient features and brick exterior give it curb appeal and long-term value. The question is not whether this home has what buyers want. It does. The question is how to present it, price it, and position it so that the right buyer sees it and recognizes the value.
Strategic Moves
A fresh start with a strategy
that matches the home's potential.
The next attempt needs to look different from the last one. Here is what a restructured approach would include.
Price for the Market, Not the Investment
New construction pricing can carry a premium that the resale market does not always support. A fresh comparative market analysis of recently sold single-story homes in Cypress Green and the surrounding Hockley area would establish where this home sits relative to what buyers are actually paying. If the price needs to adjust, the data will say so clearly. The goal is to find the number that brings buyers through the door, not the number that protects a previous price point.
Lead with the Single-Story, Open-Concept, and Walk-In Pantry
These three features are the strongest selling points for this home. A single-story layout is a top priority for many buyers, especially those looking to downsize, those with mobility needs, or anyone who simply prefers not to deal with stairs. The open-concept layout connects the living, dining, and kitchen spaces in a way that makes 1,656 square feet feel larger. The walk-in pantry is a small detail that resonates strongly with people who cook and organize. These three features should lead every listing description, every social post, and every conversation with potential buyers.
Targeted Digital Campaigns to the Right Buyer Segments
A 490-day market history means this home needs a fresh introduction to a new audience. Digital campaigns targeting buyers looking for single-story homes in the Hockley, Cypress, and Northwest Houston corridors can reach people who may not have seen the property during the previous listing. Retargeting past visitors, promoting to families looking for newer construction, and advertising to buyers who value Energy Star features and energy efficiency can all help generate fresh interest. The goal is to tell the story of this home to buyers who have not heard it before.
Present the Home as It Is, Not as It Was Priced
A home that has been on the market for 490 days carries a stigma. The way to overcome that stigma is to relaunch with a clean narrative. The home is a well-built 2023 single-story on a cul-de-sac with a greenbelt view. It has the features buyers want. The previous approach did not work, so we are trying something different. That honesty, combined with a clear value proposition, is what re-engages buyer agents and gets showings back on the calendar.
A Different Kind of Approach
I want to help you understand what happened and what a better path forward looks like, without pressure or urgency.
My approach to every situation is grounded in research, not guesswork. I take the time to understand what the data says and what the home tells us. I lead with a calm read of the situation, and I would rather help you make the right decision first than push you toward a quick relist.
If you are open to it, I would welcome the chance to sit down with you, review the details of the previous listing, and outline a clear, strategic plan for 19738 Chianti Point Drive. No pressure, no obligation, no scripts. Just a straightforward conversation about what happened, what changed, and what comes next.
Diane Hibbs · eXp Realty · License #813481
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Diane Hibbs
Strategic Real Estate Advisor · eXp Realty
License #813481 · Texas
918-688-1428Diane Hibbs · eXp Realty