http://www.livinginaustintexas.com/

Jennifer S. Goodman Realtor GRI Real Broker LLC, 2626 Cole Avenue, Dallas, TX (2026)

10/29/2026

I noticed it the first time I walked this Windsor Park property.

Original hardwood floors. 1955 bones. The kind of mid-century modern that stops you in a doorway.

My dear friend trusted me with selling this home. As her Agent and as someone who knew what it held for her family.

My first recommendation wasn't what she expected. I told her to lease it first. Have the income come in. The mortgage paid down. See how she liked being a landlord. Not every home needs to sell the moment you're ready.

Fast forward 9 months. The tenants had moved on. I walked every room with her. We picked the perfect wall color. And I knew immediately that this home's story needed to be captured before it changed hands.

My idea was big. Something I'd never tackled before.

Weeks of prep to get it right:

Eight fashion-forward outfits representing each decade, purchased in advance and sorted so I could quickly change hair, glasses, shoes and outfits without keeping the videographer waiting. Eight songs that each carried something about life and home, narrowed to the exact clip inside each one that would play on purpose. Eight specific shot lists translated to my videographer. And sixteen AI-recreated furnished and finished rooms, from 1955 all the way to 2026\. That took patience and tech mastery, working with pros and iterating the finer points together.

I am the creative team. The idea was mine. The ex*****on was mine.

And, then I mentioned the upcoming listing to a few Agents in my network.

1415 Hillcrest Drive sold before the video was ever released.

100% off-market. All-cash. Closed in two weeks.

With no tenants in the property, this was the right strategic move over going to the open market. My Seller got process and price and no hassles. And I negotiated that offer beyond the initial offering in a market where many Sellers are listed for months.

This chapter closed before she imagined it would.

A house doesn't sell itself. And the people who trust you with something that means the world to them deserve an Agent who fights for the story as hard as she fights for the price.

8 outfits, 8 songs, 8 decades... and just like that, a high note turned into a hit.

It may be just a real estate sale to some. To me, it's always personal.

If you're thinking about selling, comment SOLD to start the conversation.

Jennifer S. Goodman, REALTOR® \| GRI ΓEA⅃ Broker, LLC \| Austin, TX livinginaustintexas.com

08/20/2026

A fast sale isn’t suspicious.⁠
It means it was priced right.⁠
⁠
I've had sellers second guess an offer that came in on day two. That’s not luck; that’s strategy. The right price, the right prep, the right moment. I won't let you leave money on the table chasing a number that was never there.⁠
⁠
A good agent tells you what you need to hear. Not just what makes you feel comfortable, not just what gets them the listing. ⁠
⁠
I've walked away from listings where the seller anted to overprice. Not because I don't need the business, but because I'm not going to waste your time or mine. If the numbers don't make sense, I'II tell you before we sign anything.⁠
⁠
Your Online Listing Is The New Curb Appeal.⁠
⁠
Your home's first showing happens online and it happens before a buyer ever sets foot on your street. Yes, curb appeal still matters but your listing photos and presentation are what get you on the showing list in the first place. I tell every seller the same thing: if your online presence isn't stopping the scroll, you're losing buyers before they ever pull up to your door.⁠
⁠
Overpricing doesn't create negotiating room.⁠
It creates price reductions and more days on the market.⁠
⁠
I've watched this happen in Northwest Hills and Bouldin Sellers paid the price for wiggle room. What it actually does is sit. Then you reduce. Then buyers wonder what's wrong. Let's skip that part entirely.⁠
⁠
Your Zestimate is a guess, a starting point. From an algorithm that's never seen you’d home. Not a pricing strategy.⁠
⁠
Zillow has never walked your primary suite, noticed your Hill Country views, or seen what you did to the kitchen. I have. A real comparative analysis report, done by someone who knows Austin’s micromarkets, is worth the conversation.⁠
⁠
Pretty photos help.⁠
Smart positioning sells.⁠
⁠
Professional photos are the baseline.⁠
Every agent does that. What actually moves a luxury home in Austin is how it's positioned, the story we tell about the lifestyle, the neighborhood, the finishes. I'm thinking about who the buyer is before we ever hit publish. Photos stop the scroll. Positioning gets the offer.⁠
⁠
Not every offer is the best offer
Terms matter just as much as price?

I've seen Sellers take a number $55K lower than another offer and it was the right call. Closing timeline, both Buyers had not been in the house, financing type, flexibility on possession; all of it matters. A clean offer from a serious buyer will almost always outperform a high number with a shaky foundation. I’ll help you read the whole picture, not just the top line.

In Austin real estate, local nuance matters. Neighborhood, timing, pricing, and presentation all change the outcome.

What works in Northwest Hills doesn't always work in Barton Hills. A strategy that crushed it in spring won’t automatically translate to fall. I live and breathe Austin’s micromarkets; which blocks are trending, where buyers are coming from, and what's sitting and why. Cookie-cutter houses and cookie-cutter Agents don’t close deals here. Knowing the difference does.

You don't need more Zestimates and open houses. You need a strategy. Let's build yours.

Thinking about buying or selling in Austin this year? Drop your biggest question in the comments. I answer every single one. Because buying and selling homes is personal.

08/19/2026

"YOUTUBE SHORTS
The 3% rate isn't walking back through that door.
Fannie Mae's 2026 forecast holds rates near 6.4% for the next year and a half.
Comment RATES for the full breakdown.

"

08/18/2026

Your uncle wasn't lying about 1985. He just wasn't doing this math.

1985: home prices averaged 3.5x income, mortgage rates ran over 12%. Today: closer to 5x nationally, past 7x in the priciest states. Northwest Hills alone needs somewhere between $285K and $367K a year in income to buy at today's price and rate.

Tag the family member who needs to see this math.

07/02/2026

Two completely different housing markets exist right now.

Which one you're in changes everything.

And, I am not talking about Austin versus the rest of the country. I am talking about Austin versus Austin. Your zip code. Your neighborhood. Your specific property.

My downsizing market in Georgetown looks nothing like my new construction market in Bouldin Creek. And, neither one of those looks like what is happening in Northwest Hills. The national headline is not your headline. YOUR market is the only one that matters.

Here is how I read it.

FIRST: Inventory. In most of Austin right now, it is up. Buyers have leverage. But not everywhere. Because when you have a snowflake property, something people cannot get anywhere else, whether that is a unique home in a pocket neighborhood or the last one available in a school zone people are fighting to get into, that Seller still holds every card.

SECOND: Days on market. Our market has shifted. Homes are sitting longer. And, these summer months are going to push that even further. Schools just let out. Families are traveling. If you are pricing like it is February, you’re going to be frustrated by August.

THIRD: Price reductions. Nationally, 34 percent of listings just took a cut. In Austin, that number moves by zip code. And, it tells you exactly who is setting the terms in your specific corner of this market (because there’s no town named “national” and you don’t live on “national street in national school zone”).

Buyers, the deal is out there. But you have to know where to look.

Sellers, the window is real. And, contracts are pulling. Do not wait on a number that the market has already moved past. I study the numbers. I share the numbers with you. We design a personal strategy for you.

I am Jennifer S. Goodman, REALTOR® in Austin, Texas.

Comment BUY or SELL below and I will send you the guide built for your side of this market.

Keeping you updated on living, loving, working and playing in Austin, Texas.

07/02/2026

Austin doesn't ask permission.

It just shows up. Six AM. Still water. The kind of quiet that reminds you why you’ve stayed.

This city gives you a lot. The noise, the growth, the pace. And, it gives you this too. If you know where to look.

I don’t take this time or space for granted. Not even a little.

Keeping you updated on living, loving, working and playing in Austin TX.

Jennifer S. Goodman
REALTOR® | GRI
ΓEA⅃ Broker, LLC
📱 512.839.3855
🌐 www.livinginaustintexas.com

07/01/2026

You read that wrong.⁠
Go ahead. Read it again.⁠
Still wrong.⁠
⁠
And, that is not a dig. That is the point.⁠
⁠
When you are selling a home over a million dollars in Austin, what you see on paper is not what is actually happening in the room. If your Agent cannot read what is not written down, you are already behind.⁠
⁠
Here is what an exceptional listing Agent is doing before a single offer lands.⁠
They already know the Buyer's Agent. Not just their name. Their tendencies. How they write. Whether they negotiate or fold. Whether the Buyer they represent is serious or shopping. A mediocre Agent meets that Agent for the first time when the offer hits their inbox.⁠
⁠
They have already profiled the likely Buyer. Cash or financed. Relocating or local. Ready to move or testing the water. That is not a small detail. That is your entire response strategy.⁠
⁠
They have already controlled the narrative. By the time an offer arrives, your Agent should have shaped what every serious Buyer in the market believes about your home. If that narrative is not being managed, you are negotiating from whatever story the market wrote for you.⁠
⁠
They have already decided what they will hold and what they will give. Terms. Timeline. Contingencies. An exceptional Agent has gamed out the scenarios before the offer exists. A mediocre one reads the offer and figures it out in real time.⁠
⁠
Your Agent should be three moves ahead before you ever see a number.⁠
That is what you are hiring.⁠
⁠
Your agent matters.⁠
⁠
⁠
⁠
Keeping you updated on living, loving, working and playing in Austin TX.⁠
⁠
Jennifer S. Goodman⁠
REALTOR® | GRI⁠
ΓEA⅃ Broker, LLC⁠
📱 512.839.3855⁠
🌐 www.livinginaustintexas.com

06/25/2026

A fast sale isn’t suspicious.⁠
It means it was priced right.⁠
⁠
I've had sellers second guess an offer that came in on day two. That’s not luck; that’s strategy. The right price, the right prep, the right moment. I won't let you leave money on the table chasing a number that was never there.⁠
⁠
A good agent tells you what you need to hear. Not just what makes you feel comfortable, not just what gets them the listing. ⁠
⁠
I've walked away from listings where the seller anted to overprice. Not because I don't need the business, but because I'm not going to waste your time or mine. If the numbers don't make sense, I'II tell you before we sign anything.⁠
⁠
Your Online Listing Is The New Curb Appeal.⁠
⁠
Your home's first showing happens online and it happens before a buyer ever sets foot on your street. Yes, curb appeal still matters but your listing photos and presentation are what get you on the showing list in the first place. I tell every seller the same thing: if your online presence isn't stopping the scroll, you're losing buyers before they ever pull up to your door.⁠
⁠
Overpricing doesn't create negotiating room.⁠
It creates price reductions and more days on the market.⁠
⁠
I've watched this happen in Northwest Hills and Bouldin Sellers paid the price for wiggle room. What it actually does is sit. Then you reduce. Then buyers wonder what's wrong. Let's skip that part entirely.⁠
⁠
Your Zestimate is a guess, a starting point. From an algorithm that's never seen you’d home. Not a pricing strategy.⁠
⁠
Zillow has never walked your primary suite, noticed your Hill Country views, or seen what you did to the kitchen. I have. A real comparative analysis report, done by someone who knows Austin’s micromarkets, is worth the conversation.⁠
⁠
Pretty photos help.⁠
Smart positioning sells.⁠
⁠
Professional photos are the baseline.⁠
Every agent does that. What actually moves a luxury home in Austin is how it's positioned, the story we tell about the lifestyle, the neighborhood, the finishes. I'm thinking about who the buyer is before we ever hit publish. Photos stop the scroll. Positioning gets the offer.⁠
⁠
Not every offer is the best offer
Terms matter just as much as price?

I've seen Sellers take a number $55K lower than another offer and it was the right call. Closing timeline, both Buyers had not been in the house, financing type, flexibility on possession; all of it matters. A clean offer from a serious buyer will almost always outperform a high number with a shaky foundation. I’ll help you read the whole picture, not just the top line.

In Austin real estate, local nuance matters. Neighborhood, timing, pricing, and presentation all change the outcome.

What works in Northwest Hills doesn't always work in Barton Hills. A strategy that crushed it in spring won’t automatically translate to fall. I live and breathe Austin’s micromarkets; which blocks are trending, where buyers are coming from, and what's sitting and why. Cookie-cutter houses and cookie-cutter Agents don’t close deals here. Knowing the difference does.

You don't need more Zestimates and open houses. You need a strategy. Let's build yours.

Thinking about buying or selling in Austin this year? Drop your biggest question in the comments. I answer every single one. Because buying and selling homes is personal.

06/14/2026

My favorite animal is me when I'm negotiating a real estate deal.⁠
⁠
🦁 Unbothered. Locked in. ⁠
⁠
Walking and talking into my phone like the deal depends on it.⁠
⁠
Because it does.⁠
⁠
I can't help it. It's how I show up.⁠
⁠
Your agent matters.⁠
⁠
Keeping you updated on living, loving, working and playing in Austin TX.⁠
⁠
Jennifer S. Goodman⁠
REALTOR® | GRI⁠
ΓEA⅃ Broker, LLC⁠
📱 512.839.3855⁠
🌐 www.livinginaustintexas.com

06/08/2026

POV: You finally sit down to relax… but your brain is still replaying inspection negotiations, pricing strategies, appraisal timelines, showing feedback, escrow updates, and whether that buyer is actually sleeping on it.

Being a Realtor in the luxury real estate world means the “off switch” rarely exists (even when I want to like yesterday when an all-cash offer came in on a listing and snap, no more checking out for me). When you truly care about your Clients, their goals tend to live rent-free in your head long after business hours. And, because I grew up with the mantra “Goodman’s aren’t lazy” my so-called business hours are Monday - Sunday starting with my mastermind groups at 6-8am most days of the week.

But honestly? That level of strategy, attention to detail, and constant market awareness is exactly what protects my Buyers and Sellers in markets like Northwest Hills, Travis Heights, Bouldin and beyond.

Luxury real estate isn’t about opening doors. It’s pricing psychology, negotiation strategy, timing, discretion and navigating a constantly shifting market.

So yes… my car may run almost silent.
My brain? Not. Possible.

Thinking about buying or selling in Austin? Let’s talk.

Jennifer S. Goodman
REALTOR® | GRI
ΓEA⅃ Broker, LLC
📱 512.839.3855
🌐 www.livinginaustintexas.com