107 Rock Nettle Place
Georgetown, Texas 78628
Listing Presentation Prepared Exclusively For:
Hannah & Montana Ware
Your Listing Agent
Presented by
Allison Gaddy · Moxie Signature Group | eXp Realty
(214) 572-5280 · moxiesignaturegroup.com
North Dallas, Texas
Allison Gaddy brings something most luxury agents can't offer: more than 20 years of real estate experience across multiple markets, an active luxury practice in North Texas, and an operational infrastructure that treats your listing like a business, not just a transaction.
As co-founder of Moxie Signature Group and a licensed Broker Associate in Texas, Allison specializes in distinctive properties, from luxury equestrian estates and farm and ranch to high-end residential in Collin County and the greater DFW market. She leverages AI-powered marketing systems, including custom content production, automated follow-up, and data-driven pricing strategy, to ensure your property reaches the right buyers with precision and consistency from day one.
This isn't a side practice. It's a craft she's been building for over two decades, across multiple states and every kind of market.
SELECT LUXURY REPRESENTATION
ACTIVE
259 King Ranch Court, Fort Worth, TX
Luxury Equestrian Estate, Cattlebaron Parc II
3.63 acres | 5,216 sq ft | 4 Beds | 4.5 Baths
Gated | Equestrian-Ready | Stocked Pond
Listed at $1,300,000
SOLD
210 Bella Cima Drive, Austin, TX
Lake Travis Waterfront Estate, Costa Bella
1 acre | 8,881 sq ft | 6 Beds | 8 Baths | Waterfront Pool and Spa | Wine Cellar | Home Theater
$2,700,000 | Seller Representation
What Clients and Colleagues Say
"After 35 years in real estate, I recognize the few who truly stand out. Allison has it all and gives it all - creative, intuitive, and relentlessly client-first. She delivers with humility, class, and precision, consistently exceeding expectations and elevating every result."
- Greg Hague, CEO and Founder, 72SOLD
"I chose Allison after watching her build and lead with excellence for years. As a seller, I thought my value was higher. She delivered a precise analysis, a clear strategy, and the right pricing call. Exceptional judgment and execution at every step."
- Stephen Meade, CEO and Founder
"I knew Allison's standards from our days building a brokerage in Chicago. Years later, she guided our family's move to Texas with the same discipline, clarity, and care. She builds the plan, executes, and delivers results. We continue to collaborate because I trust her judgment and process."
- Brian Hampton, Executive Vice President, Sonoma Consulting | Principal, Oak Street Capital
"Allison blends creative thinking with deep business experience and turns vision into outcomes. She builds trust quickly, communicates with executive clarity, and delivers with precision."
- Michael Kennedy, Principal AI Strategist and Architect, Microsoft
CREDENTIALS
Broker Associate, State of Texas
Co-Founder, Moxie Signature Group (Luxury Specialist, DFW and North Texas)
ICON Agent, eXp Realty
Top 1% of more than 80,000 agents at eXp Realty
Organizational Leader, 920 agents across the United States and worldwide
Featured in Forbes, USA Today, and SUCCESS Magazine's 125 Most Influential Leaders
AI-integrated marketing systems (custom content, automated follow-up, data-driven exposure)
University of Southern California, Peter Stark Producing Program (Master's)
DePaul University, Finance (Bachelor of Science)
Your Property
107 Rock Nettle Place
This 2023 Harbor Custom Homes build sits on a private 0.412-acre lot in the prestigious gated Cimarron Hills community - home to the Jack Nicklaus Signature Golf Course. At 4,155 square feet with 5 bedrooms, 4 bathrooms, and an oversized 3-car garage, this home delivers the space, quality, and modern finishes that today's luxury buyers demand. Newer construction means modern systems, current design standards, and minimal deferred maintenance - within one of Georgetown's most exclusive communities.
Bedrooms
5
Bathrooms
4
Square Feet
4,155
Lot Size
0.412 Acres
Garage
3-Car
Year Built
2023
Builder
Harbor Custom Homes
Community
Cimarron Hills Golf & Country Club
School District
Georgetown ISD / Liberty Hill ISD
Legal Description
S10939 - Cimarron Hills Country Club PH 2, Block B, Lot 47, Acres 0.412

Additional interior finishes, kitchen details, primary suite specifics, and outdoor living details to be confirmed following the property visit Thursday at 1:30 PM.
Market Analysis
Recently Closed Comparable Sales
Understanding recent closed sales in Cimarron Hills provides essential context for positioning your property competitively. The following transactions represent the most relevant comparables based on size, location, and features.

Market Insight: Recent closed sales range from $385-$386/sqft for homes in the 3,100-3,300 sqft range without pools. At 4,155 sqft, your home is significantly larger than both recent comps. As a 2023 Harbor Custom Homes build, newer construction and modern finishes position you to command a meaningful premium. Notably, 1104 Flint Ridge Trail - a 3,167 sqft home with pool - went under contract in just 4 days at $1,350,000 ($426/sqft), demonstrating that well-priced, well-presented Cimarron Hills properties are moving fast. View full comp details →
Market Analysis
Active & Pending Comparable Listings
Current market competition reveals the landscape of available inventory and the opportunity to position your property strategically. These active and pending listings represent what buyers are evaluating right now.

With 12+ active listings ranging from $950,000 to $1,600,000, strategic pricing and aggressive marketing are essential. Your home at 4,155 sqft is the second-largest comparable in the market - only behind 101 Hopewell at $1,600,000 with a pool. As a 2023 Harbor Custom Homes build, you bring newer construction than nearly every active competitor. Several overpriced listings have been sitting 120-362 days - the penalty for missing on price is severe and immediate.
Market Snapshot
Cimarron Hills Inventory & Absorption
4.5
Months of Inventory
12 active listings ÷ 2.7 closings/month. Balanced market is 4–6 months - Cimarron Hills trends toward buyers.
74
Avg. Days on Market
Average for the last 16 closed sales. Median is 57 days. Overpriced listings are sitting 140–300+ days.
$1.15M
Median Close Price
Across 16 closed sales ranging from $650,000 to $2,050,000 over the last six months.
2.7
Sales Per Month
Reliable absorption rate across all price points - helping us time marketing for maximum impact.

What This Means for You: Homes priced right and presented well are closing in under 60 days. Homes that miss on price are sitting 140+ days and losing negotiating leverage. With 12–20 listings competing for roughly 2–3 buyers per month, our phased marketing strategy - off-market buzz, FLEX week, then full syndication with AI-powered lead capture - is designed to create urgency and position your home at the front of the pack from day one.
Technology Advantage
Smart Signage, QR Codes & Property Website
Smart Signage & QR Code Tracking
Every sign I place includes a custom QR code that goes far beyond linking to a listing. When a prospective buyer scans the code, their contact information is captured instantly - triggering automated email and text follow-up sequences tailored specifically to your property. My AI agent qualifies leads 24/7 and books showings directly on my calendar. You receive full analytics dashboard reports every week so you can see every single interaction.
  • Track every scan with full contact capture
  • Automated text and email response within seconds
  • AI agent qualifies buyers and books showings
  • Weekly analytics reports shared with you
Dedicated Property Website
107rocknettle.com - I purchase a custom domain for every listing. Your property website is the central hub for all marketing, and this presentation will live at that domain for easy reference.
High-resolution photo gallery and virtual tour
Complete property details and neighborhood information
AI chat agent with full property knowledge
One-click showing scheduling integration
Mobile-optimized responsive design
SEO optimization for Google search ranking
See a live example: www.1104flintridge.com
AI-Powered Selling
Custom AI Agent for Your Listing
I build a dedicated AI agent for every property I list - trained on every detail of your home, from room dimensions and finishes to HOA fees and neighborhood amenities. It lives on your property website and engages with buyers 24/7, ensuring no opportunity is missed regardless of time zone or schedule.
Engages Buyers
Answers questions instantly: finishes, upgrades, HOA, schools, and nearby amenities - around the clock.
Qualifies Leads
Identifies serious buyers by understanding their needs, timeline, and financing status before you ever meet them.
Books Showings
Schedules showings directly on my calendar - no phone tag, no missed opportunities, no delays.
Full Transparency
I monitor every conversation and share key insights with you weekly so we can refine our strategy together.
Cimarron Hills Membership Options - Loaded Into Your AI Agent
Buyers Expect Speed. I Deliver It.
Studies show that leads contacted within five minutes are 21 times more likely to convert. Today's luxury buyers expect instant responses - and I've built automated workflows across my entire business to ensure no buyer inquiry goes unanswered, even at 2 AM. While other agents sleep, my systems are actively capturing and qualifying buyers for your property.
Instant Lead Response
Automated text and email within seconds of any inquiry from your sign, website, Zillow, or Realtor.com.
AI-Powered Follow-Up
Smart nurture sequences that adapt based on buyer behavior and engagement level - personalized at scale.
Automated Scheduling
Buyers book showings directly from the property website or through the AI agent - frictionless and immediate.
Real-Time Reporting
Weekly analytics on website traffic, lead activity, showing requests, and buyer feedback - full visibility.
Transaction Management
Automated timelines, document tracking, and milestone notifications keep every step on track.
Agent Communication
Automated follow-up with buyer's agents after every showing to gather feedback and drive offers forward.
Marketing Plan · Phase 1
Marketing Plan · Phase 1
Off-Market Strategy: Build Demand Before Day One
The most successful luxury listings create buzz before they officially launch. By strategically circulating your property to qualified buyers and top-producing agents prior to MLS exposure, we build a pipeline of motivated, ready-to-act buyers before your listing ever goes public.
Exclusive Agent Network
Circulate your listing to top-producing agents in Cimarron Hills and the greater Austin luxury market through private networks and eXp's 90,000+ agent platform.
Coming Soon Campaign
Teaser campaign across Instagram, Facebook, and LinkedIn to generate early buzz and build a buyer pipeline before Day 1 on MLS.
Targeted Email Blast
Direct email to my qualified buyer database and luxury buyer agents. I have every Austin MLS agent's email address and phone number for targeted outreach.
Private Showings
Pre-market private tours for pre-qualified buyers and their agents - creating exclusivity and urgency before the listing is widely available.
Property Website Launch
107rocknettle.com goes live with AI agent, professional photos, and virtual tour - capturing and nurturing leads before MLS launch.
Neighbor Outreach
Targeted mailers to Cimarron Hills residents - neighbors often know someone looking to join the community, and referrals convert at the highest rate.
Marketing Plan · Phase 2A
Marketing Plan · Phase 2A
On-Market Week 1: FLEX Listing
I recommend launching your listing using the FLEX option through the Austin Board of Realtors MLS - a strategic first move that gives us a controlled, agent-only launch before going wide to consumer portals. FLEX means your listing is live and visible to all real estate agents on the MLS, but does not syndicate to Zillow, Realtor.com, Homes.com, Redfin, or any public consumer portal. Only licensed agents and their buyer clients see the property during this critical window.
Agent-First Exposure
Serious buyer's agents see your listing before the general public, creating exclusivity and early access that motivates immediate action.
Test Pricing Without Public History
Gauge agent interest and feedback during Week 1 without accumulating public days on market. If adjustments are needed, we make them before the world sees the listing.
Build Showing Momentum
Agent-only visibility generates concentrated showing activity in the first week, which can create competitive pressure and urgency among buyers.
Control the Narrative
When we syndicate to consumer portals the following week, the listing hits as "new" to the public - a fresh wave of buyer interest layered on top of existing agent activity.
Marketing Plan · Phase 2B
Marketing Plan · Phase 2B
On-Market Full Syndication: Week 2 and Beyond
After the FLEX week, we flip to full syndication and execute the complete on-market plan. Your listing goes live across all major consumer portals with professional photography, drone footage, and 3D tour - appearing as brand new to the public and generating a fresh wave of buyer interest on top of the agent activity already in motion.
Full MLS Syndication
Live on Zillow, Realtor.com, Redfin, Homes.com, and 100+ consumer portals with professional photography, drone footage, and 3D tour.
Smart Cimarron Signs
Premium Wood Cimarron-approved signage with QR codes that track buyer engagement and trigger automated follow-up sequences instantly.
Open House Events
Strategic broker events and public open houses to generate in-person traffic and create competitive interest among motivated buyers.
Google & YouTube Ads
Paid search campaigns targeting "Cimarron Hills homes for sale," "Georgetown luxury homes," and related keywords - with YouTube video ads for additional reach.
Weekly Optimization
Weekly strategy calls to review analytics, adjust pricing strategy, evaluate showing feedback, and refine our approach based on real data.
Social Media Blitz
Targeted Facebook and Instagram ads geo-targeted to luxury buyers in Austin, Dallas, Houston, and California relocation markets with video walkthroughs.
Global Luxury Marketing
Premium Publication Placement
Your property is placed across the most prestigious luxury real estate and lifestyle publications in the world, exposure most agents simply cannot offer. Through an elite luxury marketing program, your home is positioned alongside the finest properties in the country, reaching buyers who are actively searching the luxury market, not just locally, but nationally and internationally.
1
Robb Report
The definitive voice of the luxury lifestyle, reaching high-net-worth individuals who value exceptional living and world-class properties.
2
Wall Street Journal
Reaching high-net-worth buyers and investors globally through the most trusted name in financial news and premium real estate coverage.
3
Mansion Global
"Only the Exceptional" - a dedicated luxury real estate platform built for discerning international buyers seeking the finest properties.
4
Barron's Real Estate
Targeting affluent investors and financial decision-makers who understand property as a strategic asset class and long-term investment.
5
Unique Homes Luxury Media
The leading luxury real estate publication since 1978, trusted by high-net-worth buyers seeking truly exceptional residential properties.
6
UPMKT Real Estate
Luxury, lifestyle, and real estate for the discerning buyer who demands the very best - reaching a curated global audience of affluent readers.
Full Transparency
Weekly Reporting: Every Monday, You Get a Full Update
Each Monday I send you a comprehensive email report covering everything that happened with your listing the previous week. I believe in complete transparency throughout the selling process - you should never have to wonder what's happening with your property. That said, my goal is to make these Monday reports as short-lived as possible. I would much rather sell your home for the highest price as quickly as possible than send you a dozen weekly updates.
Website Traffic
Total visits to 107rocknettle.com, unique visitors, time on site, and pages viewed - a full picture of buyer interest.
Lead Activity
New leads captured from QR codes, website, and portal inquiries with full contact details and source attribution.
AI Agent Conversations
Summary of buyer questions and interactions handled by the AI agent, including key insights about buyer intent and readiness.
Showing Activity
Number of showings scheduled and completed, plus detailed agent feedback from every showing visit.
Ad Performance
Social media, Google, and YouTube ad impressions, clicks, and engagement metrics - optimized weekly for maximum ROI.
Updated Comps
Current market data including new listings, price changes, pending sales, and closed transactions in Cimarron Hills - keeping our strategy sharp.
Next Steps
Let's Talk Thursday
Hannah, I'm ready to bring every tool, technology, and strategy to the table to sell your home at the highest possible price in the shortest amount of time. I'm looking forward to our meeting at the property this Thursday at 1:30 PM. I want to see the home firsthand, hear about your goals and timeline, and answer every question you have - this presentation is just the starting point, and I want to tailor everything to what matters most to you.
107rocknettle.com
Custom domain with AI-powered property website and dedicated agent trained on your home.
Smart QR Signage
Premium signage that tracks and automatically converts buyer leads - 24/7, no manual effort required.
FLEX Launch Strategy
Strategic agent-only exposure before full public syndication - building momentum before Day 1.
Global Luxury Advertising
Robb Report, Wall Street Journal, Mansion Global, Barron's, Unique Homes, and UPMKT - reaching buyers nationwide.
Monday Reports
Full weekly transparency - traffic, leads, showings, ad performance, and updated comps every Monday.
Let's Get Started
Allison Gaddy
(214) 572-5280
Moxie Signature Group
eXp Realty
Dallas, Texas
Ready to Move Forward?
I'm committed to delivering a world-class selling experience for 107 Rock Nettle Place. Every tool, every strategy, and every system I've built is ready to go to work for you and your family.

Thursday at 1:30 PM - I'll see you at the property. Let's make it happen.
107 Rock Nettle Place
Georgetown, Texas 78628 · Cimarron Hills Golf & Country Club
Allison Gaddy · Moxie Signature Group | eXp Realty · (214) 572-5280