When Lakeway homeowners begin thinking about selling, one question comes up again and again:

What should we do to the property before we put it on the market?

Should we remodel the kitchen?

Update the primary bathroom?

Add a pool?

Replace flooring?

Paint?

Improve the landscaping?

Or leave everything alone and let the next owner make those decisions?

The answer is rarely as simple as a list of renovations with predetermined returns.

In Lakeway's luxury market, value is influenced by the entire property: location, homesite, architecture, condition, views, outdoor living, floor plan, improvements, neighborhood, competition and the alternatives available to buyers at that moment.

Some improvements can materially strengthen a property's appeal.

Others may make it more attractive without returning their full cost.

And occasionally, an expensive renovation can narrow the buyer pool if it is highly personalized.

So before spending money preparing a Lakeway property for sale, start with a different question:

What will matter most to the buyer of this particular property?

Here is how we think about it.

1. Start With What Cannot Be Changed

Before discussing countertops, flooring or paint colors, consider the characteristics a future owner cannot easily change.

These often form the foundation of a property's value.

Depending on the property, that may include:

• location

• neighborhood

• homesite

• Lake Travis views

• waterfront

• golf-course frontage

• topography

• privacy

• orientation

• mature trees

• lot usability

• architectural setting

• and proximity to amenities

A buyer can remodel a kitchen.

They cannot move the lot.

That distinction matters.

When evaluating a luxury property, we first want to understand the attributes that are inherent to the real estate itself.

2. A Great Homesite Can Be More Important Than a New Kitchen

In Lakeway, two similarly sized residences can have very different buyer appeal because of their homesites.

Consider:

Does the backyard feel private?

Is there usable outdoor space?

Are there mature trees?

Does the property have a view?

How is the residence positioned on the lot?

Is the terrain relatively easy to use or more challenging?

Does the outdoor space connect naturally to the interior?

Is there room for the improvements buyers in that segment may want?

These questions can matter enormously.

A beautifully renovated residence on a challenging homesite may compete very differently from an older residence on an exceptional lot.

That is why we never evaluate a Lakeway property solely by its interior finishes.

3. Does a Pool Add Value in Lakeway?

A pool can be a meaningful feature for many Lakeway luxury buyers.

But there is no universal formula that says:

pool = specific percentage increase in value.

Its market contribution depends on the entire property.

Consider:

• pool design

• condition

• age

• relationship to the residence

• surrounding patio and landscaping

• privacy

• orientation

• view

• backyard usability

• price point

• and competing properties

A well-designed pool integrated into a strong outdoor-living environment may materially strengthen a property's appeal.

A pool that consumes nearly all of a small backyard or requires substantial repair may be viewed differently.

So the better question isn't:

“How much does a pool add?”

It is:

“How much stronger is this property because of the pool?”

4. Should You Add a Pool Before Selling?

Usually, this requires careful analysis.

Adding a pool solely for resale involves substantial cost, construction time, design decisions and permitting—and there is no guarantee the eventual buyer would have chosen the same pool.

If a property already has an attractive pool, presenting it exceptionally well can be important.

If it does not, we would generally want to evaluate the likely buyer, price point, lot, competition and selling timeline before recommending that a seller undertake such a major project.

There is another consideration:

Can a pool actually be built where you think it can?

Lot size alone does not answer that question.

Setbacks, easements, drainage, topography, impervious-cover requirements, utilities, protected trees, septic components where applicable, private restrictions and other site conditions can affect improvement feasibility.

Before marketing a property as having obvious “room for a pool,” verify that assumption.

5. Views Can Matter—But Not All Views Are Equal

Lake Travis and Hill Country views can be important components of a property's appeal.

But the word “view” covers an enormous range.

Consider:

• what can actually be seen

• which rooms capture the view

• whether it is visible from the main living areas

• whether outdoor living takes advantage of it

• orientation

• foreground

• neighboring properties

• and whether the view is dependent on conditions outside the seller's control

A dramatic view framed from the primary living areas can become part of the property's identity.

A small or limited glimpse from an upstairs window is different.

Marketing should distinguish between them accurately.

6. Waterfront Is Its Own Category

For Lake Travis waterfront, the analysis goes considerably deeper.

Waterfront appeal and market value can be influenced by:

• shoreline

• lakebed

• water-depth context

• cove characteristics

• dock

• route to navigable water

• slope to the lake

• views

• orientation

• outdoor living

• and how the waterfront functions at different lake elevations

Two residences with similar square footage can therefore have very different waterfront appeal.

The most important principle is:

Do not value Lake Travis waterfront by square footage alone.

The residence and waterfront need to be evaluated together.

7. Golf-Course Frontage Can Add Appeal—But It Is Property-Specific

Lakeway's golf-oriented communities create another category of highly individual real estate.

A golf-course setting can provide:

• open views

• attractive surroundings

• a sense of space

• visual interest

• and proximity to a lifestyle some buyers specifically seek

But golf frontage varies considerably.

Buyers may evaluate:

• which hole the property faces

• tee, fairway or green position

• cart-path location

• potential golf-ball exposure

• privacy

• orientation

• landscaping

• and the relationship between outdoor living and the course

A golf-course address alone does not determine value.

The quality of the individual golf-course setting matters.

8. Renovated Kitchens Matter—When the Renovation Fits the Property

The kitchen is one of the first areas many sellers consider remodeling.

And a well-executed kitchen can transform the buyer's perception of a property.

But cost does not automatically equal value.

A successful luxury kitchen renovation should feel appropriate for:

• architecture

• price point

• scale of the residence

• surrounding rooms

• and likely buyer

Buyers tend to notice cohesion.

If the kitchen is ultra-contemporary while the rest of the residence remains distinctly traditional, the renovation may not have the impact the seller expected.

Likewise, spending heavily on premium finishes does not guarantee buyers will assign the same dollar value to them.

Renovation cost and market value are not the same thing.

9. The Primary Suite Can Influence the Entire Property

In luxury real estate, the primary suite is more than a bedroom.

Buyers often evaluate:

• bedroom size

• natural light

• privacy

• view

• bathroom

• closet

• storage

• access to outdoor space

• and separation from secondary bedrooms

A dated primary bathroom can affect the way buyers perceive an otherwise beautifully maintained property.

But that does not automatically mean it should be completely remodeled before sale.

Sometimes:

• updated lighting

• paint

• mirrors

• hardware

• plumbing fixtures

• refinished cabinetry

• or selective cosmetic improvements

can materially improve presentation without undertaking a full reconstruction.

The correct strategy depends on the property.

10. Flooring Has an Outsized Visual Impact

Flooring connects rooms.

That means buyers notice it immediately.

Multiple flooring materials, heavily worn surfaces or highly dated finishes can make a residence feel less cohesive even when individual rooms are attractive.

In some properties, replacing flooring can dramatically change presentation.

In others, existing hardwood, stone or quality tile may simply need professional cleaning, refinishing or repair.

The goal is not necessarily to install whatever material is currently fashionable.

It is to make the property feel intentional and cohesive.

11. Paint Can Have a Significant Impact on Presentation

Fresh paint can change the way buyers experience a property without fundamentally altering it.

That does not mean every luxury property needs to become white or beige.

It means the color palette should allow buyers to appreciate:

• architecture

• natural light

• views

• flooring

• cabinetry

• furnishings

• and scale

Highly personalized colors can sometimes distract buyers from those elements.

Before undertaking a major renovation, we often ask whether thoughtful paint and presentation could accomplish much of what the seller is trying to achieve.

12. Lighting Can Make an Older Property Feel More Current

Lighting is another area where targeted changes can have an outsized visual effect.

Dated decorative fixtures can immediately establish an era.

Replacing selected:

• chandeliers

• pendants

• sconces

• vanity lights

• and exterior fixtures

can help update a property without changing its architecture.

But restraint matters.

The goal is not to install a collection of trendy fixtures.

It is to create a consistent design language throughout the residence.

13. Outdoor Living Matters in Lakeway

Outdoor living can be particularly important in the Lakeway market.

Buyers may value:

• covered patios

• pools

• spas

• outdoor kitchens

• fireplaces or fire features

• comfortable seating areas

• shade

• landscaping

• usable lawn

• and connections to views, golf or Lake Travis

The strongest outdoor environments feel like extensions of the interior rather than leftover spaces behind the residence.

Before selling, ask:

Does the outdoor space show buyers how they would actually use it?

Sometimes staging the patio correctly is more important than adding another improvement.

14. Landscaping Creates the First Impression

Luxury buyers begin evaluating a property before they reach the front door.

Landscaping influences:

• curb appeal

• privacy

• shade

• architectural presentation

• views

• outdoor living

• and the perceived level of maintenance

Mature landscaping can be a significant part of a Lakeway property's character.

But landscaping should not obscure the architecture or overwhelm the lot.

Before listing, priorities may include:

• pruning where appropriate

• removing dead material

• refreshing beds

• improving lawn condition

• cleaning hardscape

• repairing irrigation

• and simplifying areas that feel overgrown

The goal is not necessarily to redesign the landscape.

It is to make the existing property feel exceptionally cared for.

15. Mature Trees Can Be an Important Part of the Property

Mature trees can contribute significantly to the character of a Lakeway homesite.

They may provide:

• shade

• privacy

• architectural framing

• outdoor comfort

• and a sense of maturity that takes decades to reproduce

But trees can also influence renovation and future-improvement planning.

The City of Lakeway regulates certain protected trees, and tree removal or construction near protected trees may be subject to current City requirements.

If a seller or buyer is considering significant site work, tree, development and permitting requirements should be investigated before assuming a particular improvement is feasible.

Never casually market a large lot as a blank canvas.

16. Privacy Can Be a Luxury Feature

Privacy is difficult to quantify with a simple adjustment.

But buyers often respond strongly to it.

Privacy can come from:

• lot position

• elevation

• mature landscaping

• setbacks

• green space

• architecture

• neighboring-property orientation

• or acreage

A smaller property can sometimes feel more private than a substantially larger one because of the way it is positioned.

When privacy is a genuine strength, marketing should help buyers understand it.

17. A Flexible Floor Plan Can Expand the Buyer Pool

How people use luxury residences continues to evolve.

A room may need to function as:

• office

• guest suite

• gym

• media room

• playroom

• second living area

• multigenerational space

• or some combination of those uses

A property with flexible spaces can appeal to buyers with very different needs.

Before making expensive structural changes, consider whether better staging can show buyers how an existing room could function.

Sometimes a buyer doesn't need another renovation.

They need help understanding the space.

18. Storage Is More Important Than Sellers Sometimes Realize

Luxury buyers notice storage.

That includes:

• primary closets

• kitchen pantry

• linen storage

• laundry

• mudroom

• garage storage

• attic access

• and general cabinetry

Before listing, reducing the amount stored in closets and cabinets can make those spaces feel substantially more functional.

You are not simply decluttering.

You are demonstrating capacity.

19. The Garage Matters

In Lakeway's luxury market, garages can be an important differentiator.

Buyers may evaluate:

• number of bays

• depth

• storage

• ceiling height

• vehicle fit

• golf-cart accommodation

• workshop space

• EV charging

• and overall condition

A garage does not need to be staged like a living room.

But it should be clean, organized and easy to understand.

20. Maintenance Adds Value by Removing Doubt

Not every value-enhancing decision is visually exciting.

A property that appears well maintained can give buyers greater confidence.

Before listing, consider obvious issues involving:

• roof

• HVAC

• plumbing

• electrical

• windows

• drainage

• pool equipment

• irrigation

• exterior finishes

• doors

• appliances

• and other major systems

This does not mean every older component must be replaced.

It means known issues should be evaluated strategically rather than ignored until a buyer discovers them.

Deferred maintenance creates questions.

And questions can become negotiating leverage.

21. Documentation Can Strengthen the Story

If you have invested substantially in the property, document it.

Create a factual improvement history including:

• improvement

• year completed

• contractor when relevant

• documented or supportable cost

• warranties where applicable

• and supporting invoices or records

This is especially valuable when improvements are not immediately visible.

A buyer may not recognize:

• newer HVAC systems

• drainage work

• window replacement

• insulation

• electrical upgrades

• plumbing

• waterproofing

• structural improvements

• or extensive exterior work

unless someone explains them.

Documentation can also provide useful factual context during appraisal.

22. What Does NOT Automatically Add Value?

This is equally important.

The following do not automatically increase market value dollar-for-dollar:

Expensive renovations

A pool

Smart-home technology

High-end appliances

Custom landscaping

A home theater

Wine storage

Solar

Specialty rooms

Elaborate built-ins

The amount the seller has invested

Any of these may enhance a property.

Some may be extremely desirable.

But their market contribution depends on the property, buyer and competition.

There is no universal luxury-home improvement calculator.

23. Don't Renovate for a Buyer You Haven't Identified

One of the biggest pre-sale mistakes is renovating based entirely on the seller's personal taste.

Before spending significantly, identify the likely buyer.

Ask:

What price range will this property compete in?

What will buyers see immediately before or after this property?

What level of finish will they expect?

What shortcomings are likely to concern them?

Which existing features are already strong?

That analysis should come before the renovation plan.

24. Sometimes the Best Investment Is Presentation

A property may not need a new kitchen.

It may need:

• paint

• editing

• furniture placement

• updated lighting

• clean windows

• refreshed landscaping

• professional staging

• better exterior presentation

• and exceptional photography

Luxury buyers respond to the entire composition.

A well-presented property can feel substantially different without undergoing a major renovation.

25. Pricing Is Part of the Value Equation

Even an exceptional property can struggle if buyers perceive the asking price as disconnected from its alternatives.

Pricing too high does not make a property more valuable.

It changes how buyers evaluate it.

They begin comparing it against properties they might otherwise never have considered.

That is why pricing strategy should start with:

What else can this buyer purchase?

not simply:

What do we want to get?

So, What Adds the Most Value to a Lakeway Luxury Home?

There is no universal ranking.

But the strongest luxury properties tend to combine several things:

A compelling homesite

A residence that fits the property

A functional floor plan

Strong indoor-outdoor connection

Quality improvements

Good condition

Cohesive design

Features appropriate for the price point

And a location buyers specifically value

Waterfront, Lake Travis views, golf-course settings, pools, mature trees, privacy and outdoor living can all be meaningful.

But their contribution must be evaluated in context.

The question is never simply:

“Does this feature add value?”

The better question is:

“How does this feature change the way a buyer compares this property with everything else they can purchase?”

That is where market value begins.

Before You Renovate, Get a Market Perspective

If you are considering selling within the next year, one of the most useful things you can do is speak with your real estate advisor before beginning major renovations.

Not because every decision should be made for resale.

It shouldn't.

But if the objective is to prepare the property for market, it helps to understand:

• likely buyer

• current competition

• probable price range

• strongest existing features

• biggest presentation issues

• improvements worth considering

• and improvements that may not materially change the outcome

That conversation can prevent spending money in the wrong places.

A Local Perspective From Grossman & Jones Group

Grossman & Jones Group is led by Todd Grossman and Michelle Jones at Compass Austin.

Both Todd and Michelle call Lakeway home, and Lakeway, Lake Travis waterfront and luxury real estate are core areas of our practice.

Together, Todd and Michelle bring more than 40 years of combined real estate experience and more than $1.7 billion in combined career sales.

Grossman & Jones Group was ranked the #4 Real Estate Team in Austin by Sales Volume by the Austin Business Journal in 2025.

Todd and Michelle are members of Compass Austin Luxury Advisors, and Todd is also a member of the Compass Sports & Entertainment Division.

When we advise a seller about preparing a luxury property for market, our goal isn't to create the longest renovation list.

It is to determine:

What should we preserve?

What should we repair?

What should we improve?

What should we simply present better?

And what should we leave for the next owner?

Those answers should be different for every property.

Thinking About Selling a Luxury Home in Lakeway?

You do not need to be ready to list.

In fact, if you're considering renovations before selling, an earlier conversation can be more valuable.

We can evaluate the property as it exists today, look at the buyers and properties it would likely compete against, and help prioritize improvements before you begin spending.

Sometimes the answer is a meaningful renovation.

Sometimes it is a handful of strategic updates.

And sometimes the smartest advice is:

Don't change the property. Change the presentation.

Grossman & Jones Group | Compass Austin

Lakeway • Lake Travis • Austin Luxury Real Estate

Explore Lakeway and Lake Travis luxury real estate and our complete collection of local buyer and seller resources.

Frequently Asked Questions

What adds the most value to a luxury home in Lakeway?

There is no single feature that adds the most value to every Lakeway property. Location, homesite, views, waterfront, golf-course setting, condition, floor plan, outdoor living, pool, renovation quality and competition can all influence buyer demand and market value.

Does a pool add value to a Lakeway home?

A pool can enhance the appeal and marketability of a Lakeway property, particularly when it is well designed and integrated with the residence and outdoor living. Its contribution to market value is property-specific and should not be reduced to a universal percentage.

Should I add a pool before selling my Lakeway home?

Not automatically. Pool construction involves substantial cost, time, design decisions and property-specific feasibility considerations. Before building solely for resale, evaluate the likely buyer, price point, lot, competition and selling timeline.

Should I renovate my kitchen before selling?

It depends. A dated kitchen can affect buyer perception, but a complete renovation is not always the best financial or strategic choice. In some cases, selective updates and stronger presentation may be more appropriate.

Should I remodel my primary bathroom before selling?

Not necessarily. Consider the condition of the existing bathroom, the property's likely price point, buyer expectations, competition, project cost and selling timeline before undertaking a full remodel.

Do Lake Travis views add value?

Lake Travis views can be highly desirable, but their market contribution is property-specific. The quality, breadth, orientation and visibility of the view from important interior and outdoor spaces all matter.

Does golf-course frontage add value in Lakeway?

Golf-course frontage can increase buyer appeal, but not all golf-course properties are equivalent. Course position, view, cart-path location, potential golf-ball exposure, privacy, orientation and outdoor-living relationship should all be considered.

Does waterfront add value to a Lakeway property?

Lake Travis waterfront can be a significant property characteristic, but waterfront properties vary substantially. Shoreline, lakebed, water-depth context, dock, cove, topography, views and access to navigable water can all affect buyer perception and market value.

Is price per square foot a good way to value a Lakeway luxury home?

It can provide context, but it should not be used in isolation. Unique luxury properties can differ significantly in homesite, condition, views, waterfront, golf frontage, pool, architecture, renovation quality and outdoor living even when their square footage is similar.

What should I update before selling my Lakeway home?

Start with property-specific advice. Common priorities may include deferred maintenance, paint, lighting, flooring, landscaping, exterior presentation, staging and selective cosmetic updates. Major renovations should be evaluated against the likely buyer, competition, cost and selling timeline.

Should I make improvements before I contact a Realtor?

If you are considering selling, it can be useful to speak with a real estate advisor before undertaking major improvements. Understanding the likely buyer, price range and competition can help determine where spending may—or may not—be worthwhile.

Who specializes in luxury homes in Lakeway, Texas?

Grossman & Jones Group at Compass Austin is led by Lakeway residents Todd Grossman and Michelle Jones. Lakeway, Lake Travis waterfront and luxury real estate throughout the Austin area are core areas of the team's practice.

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