2601 Wooldridge Dr
Austin, Texas 78703 · Pemberton Heights
Previous List Price: $8,995,000
Agent: Todd Bailey
eXp Realty
Your Listing Agent
Every tool, every technology, every strategy — deployed exclusively for you.
Todd Bailey
eXp Realty
ICON Agent · Team Lead · 20+ Years Austin Luxury
(512) 289-0653
toddbailey.com
About Todd
Todd Bailey brings over 20 years of luxury real estate experience to Pemberton Heights, Tarrytown, and Central Austin. His tech-driven approach combines neighborhood expertise, AI, and precision marketing to maximize results for high-end sellers.
Specialization Areas
- Pemberton Heights
- Tarrytown
- Central Austin
- Data-Backed Pricing
Property Overview — 2601 Wooldridge Dr
Bedrooms
1 Main Level · 3 Upper
Bathrooms
4 Full / 1 Half
Square Feet
Living Area
Per Sq Ft
List Price Basis
Year Built
Gut-Renovated 2022
Acres
17,250 Sq Ft Lot
Levels
Garage
Attached · Side-Facing
Schools & Tax Info
School District: Austin ISD — Casis Elementary, O. Henry Middle, Austin High Estimated Taxes (2025): $72,299 · Homestead Exempt Foundation: Slab · Roof: Tile · Heat/Air: Central
2022 Gut Renovation
Renovated to the studs — all-new systems, finishes, and infrastructure. Spanish-inspired architecture. Corner lot at Wooldridge Dr & Gaston Ave. In-ground outdoor pool.
Key Features & Upgrades
This Spanish-inspired estate sits on a premium corner lot in Pemberton Heights — one of Austin's most coveted in-town neighborhoods. The 2022 gut-to-the-studs renovation delivers 6,613 sq ft of impeccably finished living space across two levels. Three distinct living areas and two dining rooms offer exceptional flexibility for entertaining and everyday luxury living. The gourmet kitchen anchors the main level with a large island, built-in range, wine refrigerator, and breakfast bar — all supported by fully updated mechanical systems throughout.
The primary bedroom on the main level offers single-story convenience, while three additional bedrooms upstairs provide privacy and versatility. One fireplace, stone flooring, double vanities, walk-in closets, and a side-facing 2-car attached garage complete this exceptional package on 0.396 acres with an in-ground pool.
Interior Highlights
- Stone flooring throughout
- Gourmet kitchen with island, built-in range & breakfast bar
- Wine refrigerator & bar area
- 3 living areas · 2 dining rooms
- 1 fireplace
- Double vanity · walk-in closets
- Pantry & abundant storage
- All-new systems (2022 renovation to the studs)
Exterior Highlights
- In-ground outdoor pool
- Private yard on premium corner lot
- 2-car attached side-facing garage
- Tile roof
- Slab foundation
- Sprinkler system
- Spanish-inspired architectural facade
- West-facing · mature landscaping
- 0.396 acres (17,250 sq ft lot)
Renovation Scope (2022)
To the Studs
Complete gut renovation — not a cosmetic refresh
All Systems
Electrical, plumbing, HVAC, and finishes all new
Premium Finishes
Stone floors, custom kitchen, designer baths
Market Analysis — Comparable Properties
The following comparables reflect the current Pemberton Heights luxury market landscape. 2601 Wooldridge Dr re-enters the market as the most extensively renovated property in the neighborhood — a significant differentiator that the data clearly supports at $1,360/sqft.
2604 Wooldridge Dr — Key Validator
ACTIVE $7,495,000 · 9 DOM
- 6 bed / 5.5 bath / 6,539 sqft / 1955 — unrenovated
- Same street, similar size, no renovation — asking $1,146/sqft
- 2601's 2022 gut renovation commands a legitimate premium above this comp
2521 Harris Blvd — Cautionary New Build
ACTIVE $6,500,000 · 153 DOM
- 5 bed / 5.5 bath / 5,102 sqft / 2025 new construction
- Reduced from $6,950,000 after 153 days — that's a $450K haircut
- Smaller, newer build proving the market punishes overpricing even for new construction
Overpriced Inventory — A Pattern
2406 Pemberton Pkwy (169 DOM) · 1510 Gaston Ave (140 DOM)
- Both reduced 6–11% from original list and still sitting
- 1513 Westover Rd closed at $1,225,000 vs. $1,425,000 listed — 86% of ask
- Reinforces: the market rewards sharp pricing and punishes hesitation
2601 Wooldridge Dr (Subject) stands apart as the largest renovated home in the comparables set — positioned above the unrenovated 2604 Wooldridge at $7.5M and well above the new build at 2521 Harris that has sat 153 days at $6.5M. The scatterplot confirms 2601's renovation premium is justified by the data.
Market Snapshot — Pemberton Heights
Days on Market Range
1304 Gaston Ave went pending in 5 days. Overpriced listings at 2406 Pemberton Pkwy (169 DOM) and 1510 Gaston Ave (140 DOM) are still sitting with multiple reductions. Speed is a function of price.
Price Per Sq Ft Range
Full market range across active and closed comps. Renovated/new builds command $1,000+/sqft. Unrenovated or dated inventory clusters in the $700–$900 range regardless of address.
Active Price Range
Active listings span from $2.25M (2401 Jarratt, 3,205 sqft) to $8,995,000 (2601 Wooldridge, subject). The luxury ceiling in Pemberton Heights is being defined right now.
List-to-Price Ratio
Well-priced homes close near ask. 1513 Westover Rd listed at $1,425,000 and closed at $1,225,000 — 86% of ask after 152 days. 2521 Harris reduced $450K and is still active. Overpricing is never neutral.
Pricing Strategy — Why $8,995,000
The First Two Weeks Are Non-Recoverable
The first two weeks of a listing generate the highest buyer traffic. A correctly priced home in strong condition creates urgency and negotiating leverage. That window, once burned by accumulated market history, cannot be recovered. Every day of overpricing costs more than the day before.
Properties that start too high in Pemberton Heights lose 6–11% and sit 140+ days with multiple reductions. That is not a negotiating strategy — it is a costly mistake.
Why $8,995,000 Is the Right Number
- Most extensive renovation in the neighborhood — 2022 gut-to-the-studs sets 2601 Wooldridge apart from every comp on the street
- 2604 Wooldridge (unrenovated, 1955) is asking $7,495,000 — validates that a fully renovated, larger home commands a meaningful premium above that ceiling
- 2521 Harris (new build, smaller at 5,102 sqft) reduced from $6,950,000 to $6,500,000 after 153 days — the market rejected new construction at that price point, reinforcing 2601's renovation premium
- Properties that start too high lose 6–11% and sit 140+ days — 2406 Pemberton Pkwy and 1510 Gaston Ave are textbook examples playing out right now
- $8,995,000 reflects $1,360/sqft for the largest, most renovated home on the block — a defensible and compelling entry point for a qualified luxury buyer
6,613 Sq Ft
Largest renovated home among all active comps in Pemberton Heights — size and quality in one package.
2022 Gut Renovation
Renovated to the studs — stone floors, gourmet kitchen, all-new systems. No deferred maintenance, no compromises.
Corner Lot + Pool
0.396-acre premium corner lot at Wooldridge & Gaston with in-ground pool — a rare combination in Central Austin.
Casis / O. Henry / Austin High
Austin ISD's most prestigious feeder pattern — a top-tier school designation that commands a buyer premium.
Marketing Plan
The most successful luxury listings create buyer urgency before they officially launch. By strategically circulating 2601 Wooldridge to qualified buyers and top-producing agents prior to MLS exposure, we build a pipeline of motivated prospects ready to act the moment the listing goes live — generating early momentum that translates to stronger offers and faster results.
Phase 1 — Off-Market Strategy
Exclusive Agent Network
Private circulation to top-producing luxury agents across Austin via exclusive networks and eXp's 90,000+ agent platform nationwide
Coming Soon Campaign
Social media teaser campaign across Instagram, Facebook, and LinkedIn — building a qualified buyer pipeline before Day 1 on MLS
Private Showings
Pre-market private tours for pre-qualified buyers and their agents — creating exclusivity, urgency, and early competitive interest before public launch
Phase 2 — Full Market Launch
Full MLS Syndication
Live on Zillow, Realtor.com, Redfin, Homes.com, and 100+ consumer portals — appearing as a fresh new listing to the entire buyer market
Dedicated Property Website
Custom domain with professional photography, virtual tour, full property details, and an AI chat agent trained on every detail of 2601 Wooldridge
Targeted Digital Ads
Facebook, Instagram, Google, and YouTube campaigns geo-targeted to luxury buyers in Austin, Dallas, Houston, and key out-of-state relocation markets
Technology Advantage
Today's luxury buyers expect instant responses. Todd's technology platform ensures no inquiry goes unanswered — day or night — while delivering complete transparency and real-time market intelligence throughout the selling process.
Instant Lead Response
Automated text and email within seconds of any inquiry — from the property sign, website, Zillow, or Realtor.com. No missed opportunities.
AI-Powered Follow-Up
Smart nurture sequences that adapt based on buyer behavior and engagement level — keeping serious prospects engaged through the decision process.
Automated Showing Scheduling
Buyers book showings directly from the property website or through the AI agent — 24 hours a day, 7 days a week, with zero friction.
Real-Time Analytics
Live reporting on website traffic, lead activity, showing requests, ad performance, and buyer engagement — full visibility at every stage.
Smart QR Signage
Every sign includes a custom QR code that captures buyer contact information and instantly triggers automated follow-up sequences tailored to 2601 Wooldridge.
AI Chat Agent + SEO
Dedicated property website with a trained AI agent answering buyer questions 24/7 — plus SEO optimization to capture organic Google search traffic from luxury buyers.
Weekly Reporting — Full Transparency Every Monday
Each Monday, Todd delivers a comprehensive report covering everything that happened with your listing the previous week. Complete transparency throughout the selling process — with the goal of making these reports as short-lived as possible. The objective is to sell 2601 Wooldridge quickly and for maximum net proceeds, not to send weekly updates indefinitely.
Website Traffic
Total visits to your property website, unique visitors, time on site, and pages viewed — so you see exactly how much buyer attention 2601 Wooldridge is attracting each week.
New Leads Captured
Every lead generated from QR codes, the property website, and portal inquiries — with full contact details for every prospective buyer who engaged with your listing.
AI Agent Conversation Summaries
Key insights from every buyer conversation handled by the AI agent — what questions buyers are asking, what matters most to them, and what objections are surfacing.
Showing Activity & Agent Feedback
Number of showings scheduled and completed, plus detailed feedback from every buyer's agent — informing our ongoing pricing and positioning strategy.
Ad Performance
Facebook, Instagram, Google, and YouTube ad impressions, clicks, and engagement metrics — full accountability on every dollar of marketing spend working for your listing.
Updated Pemberton Heights Market Data
Current market intelligence: new listings, price changes, pending sales, and closed transactions in Pemberton Heights — keeping our strategy sharp and current every single week.
Let's Get Started
2601 Wooldridge is the strongest luxury product in Pemberton Heights. The competition has shown its hand. Now it's time to execute.
Todd Bailey
eXp Realty
ICON Agent · 20+ Years Austin Luxury
(512) 289-0653
todd@toddbailey.com
ToddBailey.com
"Every tool, every technology, every strategy — deployed exclusively for you."
One Goal: Maximum Net Proceeds
2601 Wooldridge Dr is the most extensively renovated home in Pemberton Heights — 6,613 sqft of premium finishes, a 2022 gut renovation, corner lot, in-ground pool, and the Casis/O. Henry/Austin High feeder pattern.
The competition has already shown its hand. Overpriced listings have reduced 6–11% after 140+ days on market. Todd will monitor activity closely in weeks one and two and react quickly. The first two weeks generate the highest buyer traffic — that window cannot be recovered once burned.
$8,995,000
Strategically priced at $1,360/sqft for the neighborhood's finest renovated estate
2022 Renovation
Gut-to-the-studs — the most extensive renovation in Pemberton Heights
Corner Lot + Pool
0.396 acres at Wooldridge & Gaston — a rare Central Austin luxury combination
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