Selling A Lakeway Home With Compass Concierge

Thinking about selling in Lakeway but not sure which prep projects will actually move the needle? You are not alone. Many sellers want a polished launch but prefer to keep cash free for their next move. In this guide, you will learn how Compass Concierge can fund strategic upgrades that today’s Lake Travis buyers value, what to prioritize in Lakeway, and the step‑by‑step timeline Sarah uses to manage everything from bids to photography. Let’s dive in.

What Compass Concierge does for you

Compass Concierge fronts the cost of pre‑sale services so you can hit the market looking your best without paying upfront. Eligible work can include staging, paint, flooring, minor kitchen or bath updates, landscaping, professional photography, and more. You repay the balance at closing from your proceeds, or earlier if certain events in your loan agreement occur. For program basics, review the Compass Concierge overview.

Concierge capital is provided by a pay‑at‑close lender (Notable, also called Concierge Capital), not the brokerage. Sellers apply, funds are approved for a defined scope, and invoices are paid through a seller portal that supports card and bank payments. Notable markets the product as nothing due until closing, with any fees or interest disclosed in the loan agreement. Learn more about the lender experience on Notable’s product page.

Important notes: Compass materials explain repayment is typically due when the home sells, if the listing is terminated or delisted, or after a set time period stated in the agreement. Program terms and eligibility can vary by state and are always subject to underwriting. Review your agreement carefully and ask questions before work begins.

Lakeway market snapshot in 2026

Lakeway sits in the move‑up and luxury bracket, where presentation and outdoor living often drive results. Recent data from Realtor.com’s Lakeway market page place median values in the high six figures, with days on market higher than the pandemic peaks. In plain terms, you are competing for attention in a slower, more selective environment.

At the same time, many Austin‑area owners are staying put longer, which affects inventory flow and timing. That trend was highlighted in a February 2026 update from Axios on Central Texas ownership patterns (Austin homeowners are staying put). The takeaway for sellers: focus on a launch that looks move‑in ready and emphasizes the Lake Travis lifestyle from the first photo.

Updates that matter most in Lakeway

Start with presentation first

Professional staging and photography are the first Concierge line items to consider. The National Association of Realtors reports that many agents saw a 1 to 10 percent increase in dollar offers for staged homes, and a large share said staging reduced time on market. You can review the highlights in NAR’s 2025 staging profile (NAR report on staging and sale prices). In Lakeway, Sarah prioritizes the living room, kitchen, and primary suite because these rooms anchor buyer perception online and in person.

Fast cosmetic wins

Fresh, neutral interior paint, updated lighting, deep cleaning, and decluttering photograph beautifully and suggest careful ownership. These are quick, cost‑effective upgrades that Notable and Compass commonly fund and that buyers notice right away. If your home is already tidy, think about a targeted edit and a lighting tune‑up to remove color temperature mismatches that can appear harsh in photos.

Smart mid‑cost projects

• Flooring. Refinished hardwoods or high‑quality wood‑look replacements often rank high in agent ROI studies. NAR’s Remodeling Impact work highlights refinished or new wood floors among projects that can return significant value at resale. See the broader survey findings in NAR’s Remodeling Impact report.
• Minor kitchen refresh. Cabinet hardware swaps, new countertops, a modern backsplash, and a clean appliance package read as up‑to‑date without full reconfiguration. The national Cost vs Value analysis regularly shows minor kitchen remodels performing well on recoup percentage. Match materials to neighborhood standards and keep the palette light, simple, and calm.

Outdoor living and curb appeal

In Lakeway, the lake lifestyle sells. Outdoor entertaining areas, views, and proximity to marina amenities are core buyer motivations. The community’s club culture, including popular enclaves such as Rough Hollow, makes decks and patios, grills, lighting, and tidy landscaping especially relevant. For context on why outdoor amenities resonate, browse the Rough Hollow club and marina experience.

Use Concierge funds for landscaping, pressure washing, front door and garage door updates, and simple hardscape staging. Consider pool service and accent lighting to freshen twilight shots. Save large structural or shoreline projects for a separate analysis because they often require HOA and city approvals and can have longer timelines. The Cost vs Value data show major upscale remodels tend to recoup less and can be disruptive.

Step‑by‑step: Your Concierge timeline with Sarah

Week 0: Pricing plan and scope

• Comparative market analysis. Sarah completes a local CMA anchored by recent sales and active competition in areas like Rough Hollow, Flintrock, and near Lakeway Country Club. She identifies the smallest set of changes most likely to raise buyer interest and strengthen your price.
• Permit and HOA check. For exterior, dock, or structural plans, Sarah confirms if the City of Lakeway requires permits and whether your HOA has approvals or ARC timelines. Use the city’s Building and Development Services resources to start the conversation (City of Lakeway FAQs).

Days 0–7: Apply and access funds

• Application. With a signed listing agreement, you apply for Concierge through Notable. The lender advertises a quick pre‑qualification and a seller portal to track budgets and invoices. Learn more about the experience on Notable’s site.
• Funds and payments. Approved funds are accessible for the agreed scope. Notable supports virtual cards as well as bank transfers or checks for vendors that do not accept cards. Sarah aligns the work calendar with your target launch date.

Weeks 1–4+: Bids, work, and presentation

• Vendor selection. Sarah collects 2 to 3 bids per trade, verifies licenses and insurance, and locks scopes with milestone payments tied to finished work. This protects your timeline and your net.
• Staging and photography. Staging finishes the day before photos. Sarah schedules the photographer, videographer, 3D tour provider, and any drone work to capture lifestyle angles and sunset light. NAR’s data affirm why these assets matter for online buyers (NAR staging and time on market).

Pre‑market launch: Build demand, then go live

Sarah can tailor a three‑phase rollout using Private Exclusive, Coming Soon, then public MLS launch where permitted by local rules. The goal is to build early interest without piling on public days on market while final touches wrap. Review launch options and program context on the Compass Concierge page.

Under contract and closing: Settle Concierge at payoff

As you approach closing, Sarah coordinates final invoices and payoff instructions so Notable is repaid from sale proceeds according to your loan agreement. Closing coordination happens alongside your escrow and title team so the balance is satisfied at funding.

Typical timelines to expect

• Pre‑qualification and budget decision: hours to 1–3 days, depending on underwriting responsiveness.
• Paint, cleaning, lighting swaps, and staging: 1–2 weeks, depending on schedules.
• Flooring or minor kitchen work: about 2–6 weeks, based on materials and contractor availability.
• Major remodels or exterior/dock work: several weeks to months, often with HOA and city coordination.

Sarah’s checklist to protect your net

• Create a prioritized scope with line‑item costs and expected buyer impact, then get your sign‑off.
• Verify vendor licenses and insurance, and confirm HOA and permit needs before work begins (City of Lakeway FAQs).
• Collect 2–3 bids per trade with clear scopes and milestone invoices.
• Stage, then photograph immediately after. Do a final pre‑photo walk with the stager and photographer.
• Upload and track invoices in the Notable portal. Confirm closing payoff details with title early (Notable).
• Revisit pricing after improvements and any pre‑market feedback. Consider Private Exclusive feedback where allowed (Compass Concierge).

Will it pencil? A simple scenario

Say your Lakeway home is positioned around $800,000. You approve a $20,000 Concierge plan focused on staging, paint, and a light kitchen refresh. If those changes generate a modest 1 to 3 percent uplift in offers, the sale price could rise by $8,000 to $24,000. That range lines up with findings in NAR’s staging profile, which reports many agents saw a 1 to 10 percent increase in offers for staged homes (NAR staging report).

This illustration is not a guarantee because every home and timing window is different. The point is to run the math with realistic comps, then target only the smallest set of projects with a credible path to stronger positioning at launch. Sarah does that analysis up front and keeps costs inside neighborhood expectations, using national benchmarks like Cost vs Value and NAR’s Remodeling Impact to prioritize.

Risks, rules, and how we manage them

• Program terms vary. Compass and Notable disclose that eligibility, terms, and any fees or interest can vary by state and are subject to underwriting. Read your loan agreement and ask questions before committing. Start with Compass Concierge and Notable.
• Permits and disclosures. Exterior, structural, or shoreline work may require City of Lakeway permits and HOA approvals. In Texas, material work and known conditions must be disclosed on the seller’s disclosure forms. Check the city’s resources and keep records of permits and inspections (City of Lakeway FAQs).
• Over‑improvement. Do not outspend the neighborhood. Use the CMA to set a finish target, choose materials that align with nearby comps, and avoid long‑lead vanity projects unless the net math supports it.

Your next step

If you want a clean, choreographed path from make‑ready to market that protects your time and your net, let’s talk about a tailored Concierge plan for your address. Reach out to Sarah McAloon to review comps, scope the smallest set of high‑impact updates, and set your launch timeline.

FAQs

How does Compass Concierge repayment work for a Lakeway home?

• Concierge funding is typically repaid from your sale proceeds at closing, or earlier if events like listing termination or a time limit in your agreement occur. Review terms on Compass Concierge and confirm details in your loan documents.

Which Lakeway updates usually qualify for Compass Concierge?

• Common items include staging, painting, flooring, minor kitchen or bath refreshes, landscaping, and photography, which align with program examples on Compass Concierge and Notable.

Do I need permits for exterior or dock work in Lakeway?

• Many exterior, structural, or shoreline projects require City of Lakeway permits and often HOA approval, so check early using the city’s FAQ resources and your HOA guidelines.

How long does the Compass Concierge process take from start to list?

• Quick cosmetic work like paint, cleaning, and staging can be 1–2 weeks, while flooring or a minor kitchen refresh can take 2–6 weeks, with pre‑qualification often completed in a few days per Notable.

Can I use my own vendors with Compass Concierge in Lakeway?

• Yes, you can typically use your preferred licensed and insured vendors, with invoices paid through the Notable portal using approved methods outlined on Notable.

What if my Lakeway home does not sell within 12 months?

• Compass materials indicate repayment may be due after a set period even if the home has not sold, so review your loan agreement for timing triggers on Compass Concierge and confirm specifics with Notable.