Other Buyers Were Still Refreshing Zillow…We were already inside. With a plan.

Some homes are found. Others are fought for. And the rarest ones? They’re created through clarity, preparation and the kind of strategy you don’t rush. 

When Renata and I first met, I was hosting an open house.

It wasn’t her dream home (but it was close) and she wasn’t exactly looking with intensity yet. We connected. We talked architecture. We talked design and renovations. She mentioned her love for true mid-century modern homes – the kind with clean geometry, flat rooflines and just enough history to bring back to life in it’s true essence. Not flipped. Not faux. Real MCM.

This wasn’t going to be a fast, box-checking search. This was about alignment, discernment, vision and finding something, well… rare.

The Original Dream: Mid-Century, Untouched, and Ready for Resurrection

Renata didn’t want turnkey. She wanted timeless. Her plan was to purchase an authentic 1960s home and work with a curated team of professionals to renovate it with integrity. She had the vision and I had the people - architects, trades, designers all ready to honor the history.

So we began the process.

We previewed a few homes. We ran numbers. We brought in pros to discuss those custom renovations and scoped out structural upgrades before considering an offer. And, with each showing, one truth became clearer: The cost of bringing these mid-century time capsules back to life was between $250,000-$700,000 depending on the property.

Even with the best team in place, the deeper we looked, the more expensive and overwhelming it became. Foundation issues, outdated systems, patchwork additions… the list grew. So did the renovation timelines… and the budgets that seemed to have no ceiling.

She passed on them. And, we continued.

The more we talked and cast the vision, the more the vision evolved. My belief was that we could “get the look” without spending the kind of money these original mid-century modern houses needed to bring them back into today’s lifestyle with integrity.

Eventually, Renata held the dream and shifted her criteria. We began looking for a home that captured the spirit of mid-century design with much of the “heavy lifting” done. If we could find that? She could walk right in. No six-figure reno budget required. No permitting headaches. And, an opportunity to create the vision over time.

When the Right Home Appears, You Don't Hesitate  You Move With Precision

And, then it happened.

A listing came up in Northwest Hills that stopped the scroll.

Modern. Calm. Light-filled. Single story on a barely sloping front lawn with outdoor space and a view (these were non-negotiables). It was renovated and not trendy. Architecturally thoughtful.

I had walked past it two weeks prior and was thinking how perfect it would be for her. And, then it hit the market … on a Friday. I called Renata asking if she was free to meet me. And, if she couldn’t make it that night, I was previewing it alone. 

We met there just before the golden hour. Just as the trees filtered the sun through the covered porch. The space breathed. The layout flowed. The vibe was instant.

She turned to me and said:  "I didn’t think I’d find something like this."

The Agent-to-Agent Flow That Made All the Difference

From the very first text to the Listing Agent, I set the tone (at 5pm on a Friday night, no less). Not just “Can I show your listing?”  but a thoughtful, professional connection built on respect. I followed up after the preview setting the groundwork for future negotiations.

This is what most people don’t see: Deals don’t start with offers. They start with rapport.

Before the Crowd Forms, We Lead

At 10AM the next morning, just  two hours before the open house, I had both Buyers inside for a private showing. She was seeing it for a second time. He was seeing it for the first.

That second walk-through confirmed everything: Right vibe. Right light.

But, was it the right moment? I had been really clear that the house she had envisioned was a unicorn house. Only 3 houses had sold the year prior that met her criteria.

Dream Homes Still Require Sharp Execution

While others were “favoriting” on Zillow, we submitted a clean, timely offer. We brought in the right experts (this time already under contract)

• Inspector
  

• Plumber (we scoped the line to the city)
  

• Foundation specialist
  

• General Contractor (I climbed into the attic with him)
  

We gathered data – not to kill the deal, but to strengthen it.

And we used that data.

I restructured the price. Reworked existing Seller Concessions. Coordinated with the Lender to strategically reallocate funds in Renata’s favor.

This wasn’t just a good deal. It was a smart, strategic win.

The Advantage Most Agents Don’t Even Know Exists

In Japanese, yoyu (余裕) means space – the kind of space that lets you deliver more than what’s necessary without rushing or burning out. 

Over the months before finding “The One” we made space for clarity. 

Space for expertise. 

Space to feel when it was right.

And because of that? They found the home that could feel like theirs the moment they stepped inside – no massive year-long bottomless financial renovation required. And, room for cosmetic updates to make it theirs. 

This wasn’t just a dream found. It was a dream protected.

And, I am so honored to have been part of their dream. 

Here’s to endless nights sipping, watching the sun go down in Northwest Hills and the stars shining bright from that covered porch. Keep dreaming. You just never know what’s ahead.

Ready to Buy Without the Chaos?

If you’re a Buyer with a specific vision, I’ve got the strategy to help you achieve it without compromising your time, peace of mind or long-term plan. Because, it’s never about 4 walls.

DM or call 512-548-4568
www.livinginaustintexas.com
Jennifer S Goodman, REALTOR® | GRI