Prepared for the homeowner · Diane Hibbs · eXp Realty
7519 Congress Trail Way
Porter, TX 77365 · The Highlands
Property Strategy Review
Hello
A thoughtful look at
what comes next.
You have a beautiful home in The Highlands, and you have already been through the process of putting it on the market. That takes effort. It takes patience. And it takes a certain kind of clarity to step back and look at the situation with fresh eyes. I respect that.
My name is Diane Hibbs. I am a Strategic Real Estate Advisor with eXp Realty, and I focus on the Lake Houston area including Porter, Kingwood, and Humble. I help homeowners think through their options, not rush them into a decision. The mail piece you received from me is a starting point for a conversation. This page is a continuation of that same conversation, with a little more detail about what I see and how I would approach things differently.
Single-story, open-concept layout on a golf course lot in The Highlands
3 bedrooms, 3.5 baths with a private home office and sunroom
Covered patio with outdoor kitchen, walk-in pantry, and porte-cochere
Built in 2023 with a generator, sprinkler system, and fenced yard
The Home
A 2023 build with
a lot of thought behind it.
Let me be direct about what stands out. This is a well-designed home. At 2,854 square feet with a single-story layout, it hits a sweet spot for people who want space without the stairs. The open-concept floor plan flows naturally, and the fact that it was built in 2023 means everything is current from the mechanicals to the finishes.
The kitchen is the heart of this layout. With a walk-in pantry and an open sightline into the living areas, it is the kind of space that works for both everyday life and entertaining. And that covered patio with the outdoor kitchen extends the living space in a way that matters here in Texas, where we spend so much time outside.
A private home office, a sunroom, an en-suite primary bath with double vanities and a separate shower, a walk-in closet, a porte-cochere, a generator, and a sprinkler system. These are not just features on a list. They are things that differentiate this home from the typical new construction in this price range. And the golf course lot gives you a view and a setting that is hard to replicate.
2,854
Sq Ft
3
Bedrooms
3.5
Baths
2023
Built
The Context
The Highlands has a specific
buyer. That matters.
The Highlands is a 55-plus community, and that means the buyer pool is not the same as a standard family subdivision. The people looking here are typically empty nesters, retirees, or semi-retired buyers who are downsizing from a larger home or relocating from out of state to be closer to family. They are deliberate. They are comparison shopping. And they know exactly what they want.
A 2023 single-story home on a golf course lot with a covered patio, outdoor kitchen, and a private office is a very specific combination. It appeals to a buyer who values one-level living, low-maintenance upkeep, and the ability to entertain without leaving the neighborhood. The question is not whether that buyer exists. The question is whether the marketing and pricing strategy are positioned to reach them effectively.
After 202 days on the market, the feedback from the market is clear. Not about the home itself. About the positioning. And that is something I can help with.
What I Would Do Differently
Three shifts that can make
a real difference.
You have already been through the process once, so I will skip the generic advice. Here is specifically what I would focus on to get a different result.
Price based on where the market is today, not where it was.
I would pull a fresh comparative market analysis using only recent closed sales in The Highlands and comparable 55-plus communities in the Porter area. The market shifts constantly, and the price that made sense at the start of the listing period may not reflect what buyers are actually transacting at today. I would price to the current data, not to a previous number.
Target the marketing to the right buyer profile.
The buyer for this home is likely a 55-plus buyer looking for single-story living, a golf course setting, and a low-maintenance lifestyle. That is a specific group, and they search differently than a typical family buyer. I would make sure the listing is positioned on the channels where that buyer is looking, with descriptions that speak to what they actually care about. The covered patio, the outdoor kitchen, the private office, the generator. Those are the details that matter to this buyer.
Refresh the story and the presentation.
After 202 days on the market, the listing has gone stale. That is not a reflection of the home. It is a reflection of how long a property can sit in the same position without a reset. I would recommend a fresh approach to how the home is presented. A new narrative, a new strategy, and a clear plan for getting in front of the right buyers. That reset alone can change the trajectory significantly.
Why I Reached Out
I focus on getting the details right
so the result follows.
I focus on the Lake Houston area including Porter, Kingwood, and Humble because I know this market well. I know what buyers in The Highlands are looking for. I know how the 55-plus segment behaves differently from the general market. And I know that when a home has been on the market as long as this one has, the solution is almost never about the home itself. It is about the strategy.
I am not here to pressure you into a decision. I am here to offer a conversation. If you are open to talking through what a different approach might look like, I would welcome the chance to sit down with you, walk through the data, and share my thoughts. No obligation. No hurry. Just a straightforward conversation about what comes next.
Diane Hibbs · eXp Realty · License #813481
Give me a call or fill out this form for more information.
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