2105 Town Centre Dr, Unit 42
Round Rock, TX 78664
Agent
Matt Kemps Lone Wolf Realty Group | eXp Realty
Contact
(512) 361-4553 | (310) 346-7480
Website
lonewolfrealtygroup.com
Your Listing Agent — Matt Kemps
About Matt
Matt Kemps brings a rare competitive edge to real estate — combining a background as a former professional golfer (2013–2017) with deep expertise in technology and automation. As an ICON Agent at eXp Realty and CEO of Azulio, an AI-powered platform built for real estate professionals, Matt delivers a marketing and selling experience that goes far beyond the traditional approach.
Operating under Lone Wolf Realty Group, Matt specializes in North Austin and Williamson County communities. His listings benefit from custom property websites, AI-powered buyer engagement, and a marketing system engineered to generate maximum exposure and top-dollar results.
At a Glance
ICON Agent at eXp Realty
CEO of Azulio — AI-Powered Real Estate Technology
Specialist in Williamson County & North Austin
Former Professional Golfer (2013–2017)
(512) 361-4553 | (310) 346-7480 matthew.kemps@lonewolfrealtygroup.com lonewolfrealtygroup.com
Property Overview — 2105 Town Centre Dr #42
2/2.5
Bed / Bath
2 Full + 1 Half Bath
1,384
Square Feet
Living Area
2017
Year Built
Newer Construction
$198
HOA / Month
Lowest in Complex
Interior Highlights
Open floorplan with vaulted ceilings, Santa Cecilia granite countertops, and a powered kitchen island with breakfast bar and pendulum lighting. Custom cabinetry and stainless steel appliances including a counter-depth refrigerator and water softener convey. The upstairs primary suite features a spacious walk-in closet and en suite with double vanity and walk-in shower. Blackout thermal curtains throughout, prewired security and sound system, built-in pest control, and custom Closet by Design garage cabinetry.
Location & Community
Gated community — Cottages at Round Rock Town Centre — with fitness center, pool, hot tub, and HOA-maintained landscaping. Near IH-35, 130, and 45. Walking distance to Randalls, Target, Home Depot, Walmart, CVS, Starbucks, and Baylor Scott & White Clinic. Easy access to Dell, Amazon, Samsung, and Tesla campuses.
Detached Townhome Condo
Brick + HardiPlank + Stucco
2-Car Attached Garage
Closed Comparable Sales
Four recent closed sales in the immediate Town Centre area establish the pricing context for the subject property. Together, these comps reveal buyer demand, negotiation behavior, and the premium commanded by Cottages product over the competing Retreat community.
Same Complex
#40 Cottages — Closed Dec 2024
$310,000 | 1,647 SqFt | $188.22/SqFt
- 3 Bed / 2.5 Bath | 2-Car Garage
- 196 DOM | SP/LP: 97.2%
- Reduced from $379K original list
- 263 more SqFt than subject
Retreat Complex
#1703 Retreat — Closed Sep 2024
$280,000 | 1,246 SqFt | $224.72/SqFt
- 2 Bed / 2.5 Bath | 1-Car Garage
- 83 DOM | SP/LP: 96.6%
- Higher HOA ($320/mo) vs. subject ($198)
- Smaller unit, inferior garage
Retreat Complex
#1901 Retreat — Closed Feb 2025
$240,000 | 913 SqFt | $262.87/SqFt
- 1 Bed / 1.5 Bath | 1-Car Garage
- 45 DOM | SP/LP: 98.0%
- High $/SqFt confirms Town Centre demand
- Subject's 2-bed commands a premium
Most Recent
#1808 Retreat — Closed Apr 2025
$245,000 | 913 SqFt | $268.35/SqFt
- 1 Bed / 1.5 Bath | 1-Car Garage
- 29 DOM | SP/LP: 98.0%
- Fastest close, strongest $/SqFt
- Active buyer demand in this market
Price Per Square Foot Analysis
Closed $/SqFt Range
$188 – $268 across all Town Centre comps
SP/LP Ratios
96.6% – 98.0% — buyers negotiating just 2–4% off list
Size Inverse Effect
Smaller units command higher $/SqFt; subject sits mid-range at 1,384 SqFt
Cottages Premium
Detached build, 2-car garage, newer construction & lower HOA support a price premium over Retreat
Your Current Competition
Five active listings in the Town Centre area define the competitive landscape. Understanding each competitor's weaknesses helps position Unit #42 as the clear value leader among Cottages-quality product.
#39 Cottages — ACTIVE $375,000
3 Bed / 2.5 Bath | 1,690 SqFt | $221.89/SqFt | 18 DOM | 2-Car Garage | HOA $206/mo. Largest active Cottages unit, aggressively priced. Monitor closely — only 18 days on market.
#1604 Retreat — ACTIVE $229,000
3 Bed / 2.5 Bath | 1,523 SqFt | $150.36/SqFt | 66 DOM | 2007 Build | HOA $391.65/mo. Distressed pricing driven by an extremely high HOA. Not a true comparable to Cottages product quality.
#1606 Retreat — ACTIVE $213,900
2 Bed / 2.5 Bath | 1,246 SqFt | $171.67/SqFt | 264 Cumulative DOM | 1-Car Garage | HOA $320/mo. Listed and expired multiple times. Older 2007 build with inferior garage. Not a direct competitor.
#1603 Retreat — ACTIVE $219,000
2 Bed / 2.5 Bath | 1,246 SqFt | $175.76/SqFt | 110 DOM | 1-Car Garage | HOA $320/mo. Extended time on market confirms this older-build Retreat product is struggling at current pricing.
#2006 Retreat — ACTIVE $250,000
2 Bed / 2.5 Bath | 1,246 SqFt | $200.64/SqFt | 22 DOM | 1-Car Garage | HOA $323.61/mo. Highest-priced active Retreat 2-bed. Fresh listing. Higher HOA than subject undermines its value proposition.
What Did Not Sell — And Why
Expired and withdrawn listings tell the most important pricing story. Each of these properties failed to close because they were priced above what the market was willing to pay — a lesson that directly informs the strategy for Unit #42.
This Property
#42 Cottages — WITHDRAWN (62 Days)
Listed at $349,500 → reduced to $329,500 ($238.08/SqFt). Previously listed by another agent above the market for a 2-bed Cottages unit. The only closed Cottages comp sold a larger 3-bed at just $188/SqFt. Pricing strategy requires a full reset.
#12 Cottages — EXPIRED (31 Days)
3 Bed / 2.5 Bath | 1,652 SqFt. Listed at $359,000 → reduced to $344,000 ($208.23/SqFt). A similarly sized 3-bed Cottages unit failed to find a buyer even after reduction. Confirms the pricing ceiling for this community.
#36 Cottages — WITHDRAWN (93 Days)
3 Bed / 2.5 Bath | 1,788 SqFt. Listed at $345,000 → reduced to $324,500 ($181.49/SqFt). The largest Cottages unit in the dataset could not sell at $324.5K despite its size. Reinforces the community's pricing ceiling.
#1606 Retreat — EXPIRED Twice
137 days + 120 days across multiple listing attempts. Price dropped from $285K all the way to $213.9K. This unit has been on and off the market for over a year — a cautionary tale about the cost of overpricing.
Key Insight: Every expired and withdrawn Cottages listing was priced above what buyers would pay. The data is clear — the market has spoken. Strategic pricing from day one is the only path to a successful sale.
Market Analysis & Recommended Pricing
$188–$225
Closed $/SqFt
Range for 2+ bed Town Centre units
97.2%
Avg SP/LP Ratio
Buyers negotiating 2–4% off list price
29–196
DOM Range
Days on market for closed comps
$198
Subject HOA
Lowest monthly HOA in the complex
The most relevant closed comp is Unit #40 in the same complex — a larger 3-bed, 1,647 SqFt unit that sold for $310,000 ($188/SqFt) after 196 days and multiple price reductions. That unit had an additional bedroom and 263 more square feet than the subject. The Retreat comps show 2-bed units at 1,246 SqFt closing in the $224–$268/SqFt range, but those are smaller units where higher $/SqFt is expected. Adjusting for size, the subject should be priced in the $200–$220/SqFt range.
Recommended List Price: $299,000. This positions the property competitively against active Retreat inventory ($213K–$250K) while reflecting the Cottages' superior product — detached build, 2-car garage, newer construction, and the lowest HOA in the complex.
Your Estimated Seller's Net Sheet
Based on a sales price of $315,000. This is an estimate only — actual closing costs may vary. Commission rates are negotiable and not set by law.
Taxes & HOA
Title Fees
Lender Fees
Other Closing Costs
Estimated Net Proceeds
$290,497
Est. Net Proceeds
At $315,000 sales price
Investor Cash Offers — Another Path to Closing
Beyond the open market, Matt Kemps has secured access to a network of institutional investors ready to make preliminary cash offers on your property — no showings, no contingencies, no uncertainty. Compare your options side by side and choose the path that works best for you.
Cash: Single Close
Cash: Dual Close
Buy First, Sell Later
These are preliminary investor estimates. Actual offers may vary. Contact Matt for full details on any option.
Technology That Sells Your Home Faster
Powered by Azulio and the eXp Realty platform, Matt Kemps deploys a full technology stack that works around the clock — capturing buyers, nurturing leads, and delivering insights that keep your listing ahead of the competition.
Custom Property Website
Your home gets its own dedicated website with professional photography, interactive features, and AI-powered chat that engages buyers 24 hours a day, 7 days a week.
AI-Powered Buyer Agent
A trained AI agent answers buyer questions about your property instantly — day or night — capturing leads and scheduling showings automatically without any manual intervention.
Smart QR Code Signage
Every sign, flyer, and open house material includes smart QR codes that track engagement, capture buyer information, and route leads directly into our CRM in real time.
Automated Follow-Up System
Every lead is instantly captured and nurtured through automated email and text sequences so no buyer ever falls through the cracks — from first click to closing.
Your Multi-Channel Marketing Plan
A three-phase launch strategy designed to generate maximum exposure, qualify buyer interest, and sustain momentum — with full seller transparency throughout the entire process.
1
Phase 1 — Pre-Launch
- Professional photography, videography & virtual tour
- Custom property website built and live
- AI chat agent trained on property details
- Pre-market outreach to agent network & buyer database
- FLEX listing for agent-only exposure before public syndication
2
Phase 2 — Active Launch
- MLS syndication to Zillow, Realtor.com, Redfin & 100+ platforms
- Social media campaigns — Facebook, Instagram, targeted ads
- Email blast to buyer and agent databases
- Smart QR code signage installed at property
- Open house strategy (if applicable)
3
Phase 3 — Sustained Marketing
- Weekly seller report every Monday — traffic, leads & showings
- Retargeting ads to buyers who viewed the property online
- Price strategy adjustments based on real-time market feedback
- Continued AI agent engagement capturing and converting leads
The Power of eXp Realty
89K+
Agents Worldwide
The largest independent brokerage by agent count
29
Countries
Global presence driving international buyer reach
#1
Independent Brokerage
Ranked #1 by agent count globally
24/7
Cloud Support
Always-on platform with round-the-clock agent support
What This Means for Your Listing: Your property gets exposure to the largest independent agent network in the world. eXp's agent-to-agent referral network drives qualified buyers from across the country — and around the globe — directly to your listing. When your agent is connected, your home is connected.
Full Transparency — Every Week
Your Monday Report Includes
01
Website traffic and unique visitors
02
Lead count and source breakdown
03
Showing activity and buyer feedback
04
Updated comparable sales and market conditions
05
Social media engagement metrics
06
Strategic recommendations for the week ahead
"You will never wonder what is happening with your listing. Every Monday, you will receive a detailed report covering exactly how your property is performing and what we are doing to drive results."— Matt Kemps, Lone Wolf Realty Group
Most agents list your home and go silent. Matt's Monday reporting system ensures you are always informed — with real data, real feedback, and a clear strategy for the week ahead. No guessing. No uncertainty. Just results-driven transparency.
Let's Get Started
"I want to hear about your goals, your timeline, and any questions you have — this presentation is just the starting point, and I want to tailor everything to what matters most to you."
Technology & Marketing
- Custom domain property website with AI-powered chat agent
- Smart QR code signage that tracks and converts buyer leads automatically
- Strategic FLEX listing launch for agent-only exposure before public syndication
Pricing & Strategy
- Data-driven pricing strategy based on real comparable analysis
- Comprehensive off-market and on-market marketing plan
- Dedicated AI agent trained on your property — available to buyers 24/7
Transparency & Reporting
- Full transparency with Monday email reports
- Weekly coverage of traffic, leads, showings, and updated comps
- Real-time market feedback driving every pricing decision
Matt Kemps
Lone Wolf Realty Group | eXp Realty (512) 361-4553 | (310) 346-7480 lonewolfrealtygroup.com