AUSTIN LUXURY GROUP / COMPASS
COMMERCIAL REAL ESTATE / AUSTIN, TEXAS
13266 Pond Springs Road Marketing & pricing proposal
Existing front-office walkthrough image supplied by Taylor. New photography will document the current condition.
A place for the next owner’s business. A focused owner-user strategy with supplemental rental income.
Taylor Dimanoff Austin Luxury Group | Compass Prepared for the property owners · September 30, 2026
13266 POND SPRINGS ROAD
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AUSTIN LUXURY GROUP / COMPASS
A NOTE FROM TAYLOR
A thoughtful next chapter. Thank you for considering me to represent the sale of 13266 Pond Springs Road. With the sale of your business behind you and a move out of Austin ahead, this property deserves a clear plan for its next chapter. The opportunity is specific: the main office is now vacant, while the smaller rear building has recently been leased for one year at $2,000 per month. I would lead with a buyer who wants a place for their own business, supported by the rental contribution from the rear building. My recommendation is to pair a disciplined asking strategy with a focused presentation of the property, its occupancy and the practical details a buyer will need to evaluate. The goal is not simply to attract inquiries; it is to move the right buyer toward a well-informed offer. I would lead the assignment, supported by Austin Luxury Group’s market judgment, presentation and marketing resources. We would agree on the preparation, campaign scope and launch price before introducing the property to the market.
Taylor
Main-office walkthrough stills supplied by Taylor. Furnishings shown may no longer be present.
13266 POND SPRINGS ROAD
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AUSTIN LUXURY GROUP / COMPASS
POSITIONING THE PROPERTY
An owner-user comes first. We would lead with the available office and present the rear lease as a useful rental contribution to ownership.
MAIN OFFICE / UNIT B
REAR BUILDING / UNIT A
Vacant main office
Existing rear tenancy
Our primary audience would be a business owner seeking office space for their own operation. We would present the layout, condition, access and parking clearly, with the intended use and possession arrangements confirmed before commitment.
The smaller rear building is reported leased for one year at $2,000 per month. We would give buyers a clear lease summary while respecting the tenant’s occupancy, access, parking and other documented rights.
$2,000
$24,000
Reported monthly rent
Scheduled gross rent over 12 months
A useful distinction for the buyer. The message is “own the main office with rental income from the rear building.” It is not “both buildings available for immediate owner occupancy.” An investor remains a secondary audience, with the vacant office’s leasing prospects and full property expenses evaluated separately.
Occupancy and rent are based on the owner update relayed by Gary on September 30, 2026. The executed lease, exact dates, rent concessions, expense allocation and payment status remain to be reviewed. $24,000 is gross scheduled rent, not net operating income or a guarantee of collection.
13266 POND SPRINGS ROAD
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AUSTIN LUXURY GROUP / COMPASS
ASKING STRATEGY & SELLER PLANNING
Price with a clear purpose. PROPOSED INITIAL ASKING PRICE / FOR DISCUSSION
$995,000 We propose $995,000 as the initial asking price for discussion. Within the $950,000–$1,050,000 launch range under consideration, this provides a clear starting point below a $1 million search ceiling. For private seller planning, the current working sale expectation is $850,000–$900,000. This is our preliminary judgment, subject to the remaining property and market verification—not a guaranteed result. The distinction matters. We would launch with a clear case for the property, then assess the quality of buyer response rather than assume the asking price will be achieved.
THE ALTERNATIVES
$950,000
More direct alignment A smaller gap to the current sale expectation; my preferred alternative if a more decisive launch is the priority.
$995,000
Recommended discussion point A middle course within the proposed launch range, with a defined review of substantive buyer response.
$1,050,000
A more ambitious test A wider gap to the working sale expectation; proceed only with clear seller agreement on the trade-off.
Pricing remains preliminary pending confirmation of building areas, condition, use and lease terms. This is a broker pricing discussion, not an appraisal. No sale price or closing date is guaranteed. The sale-expectation range is confidential seller planning information, not a buyer-facing quote.
13266 POND SPRINGS ROAD
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AUSTIN LUXURY GROUP / COMPASS
MARKET CONTEXT UNDER REVIEW
Interpret the evidence. Relevant sales help frame the conversation. They do not become equivalent properties simply through a square-footage adjustment.
SELECTED CLOSED SALES REPORTED IN THE SUPPLIED CMA
PROPERTY
CLOSED
AREA (SF)
SALE PRICE
13740 Research Boulevard, R1
Jul 31, 2025
850
$175,000
13740 N. Highway 183, G4
Oct 14, 2025
1,091
$295,000
13284 Pond Springs Road, 302
Jun 10, 2025
858
$305,000
12335 Hymeadow Drive, Bldg. 7, Ste. 400
Mar 06, 2026
2,498
$600,000
Judgment matters more than a blended average. These reported sales provide reference points, not a direct price formula. Each involves office space with a different size and setting. For your property, we would evaluate the land, front and rear buildings, available office space and existing tenancy on their own merits.
We would also evaluate the alternatives a buyer can purchase today, keeping those asking prices separate from completed sales. Our recommendation would reflect the property’s usefulness to the right buyer, its condition and the verified market evidence—not a blended average alone. Selected records from the September 29, 2026 market analysis, pages 17, 19, 21 and 23. Prices, dates and areas remain subject to confirmation. Properties differ in size, configuration, condition and ownership; these records alone do not establish the subject’s value.
13266 POND SPRINGS ROAD
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AUSTIN LUXURY GROUP / COMPASS
HOW WE WORK
A deliberate approach. The same ALG discipline, tailored to this property and your objectives.
01
Discover Understand the property. Define the goal.
Confirm your timing, the vacant office’s condition, the rear lease and the documents a buyer will need. Identify preparation that is worth doing before launch.
02
Research Establish where the property stands.
Separate closed transactions from asking-price alternatives. Reconcile building areas, review the permitted-use documentation and evaluate the owner-user case.
03
Strategy Build the plan around the property.
Choose the launch price, target buyer and sequence of introductions. Agree on photography, marketing channels, responsibilities and any paid placements.
04
Create Present the property with distinction.
Prepare current photography, a labeled building/site plan, a concise property brochure and an accurate lease summary. Show the office clearly and explain the rear tenancy.
05
Launch & Refine Reach the right buyers. Respond to the market.
Coordinate selected commercial listing channels, direct broker outreach and relevant business-owner introductions. Review qualified inquiries, tours and recurring objections.
06
Negotiate & Close Turn interest into an agreement. Guide it through closing.
Evaluate price alongside financing, buyer readiness, contingencies and timing. Coordinate the lease documentation, inspections and contract milestones through closing.
13266 POND SPRINGS ROAD
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AUSTIN LUXURY GROUP / COMPASS
RELATIONSHIPS & REACH
The right conversations. A strong presentation is the introduction. Targeted contact and disciplined follow-up turn it into useful buyer activity.
Business owners seeking their own office We would prioritize qualified owner-users whose space requirements and permitted activities fit the main building. The rear tenancy would be presented as an additional consideration in their ownership decision, with the lease information available for review.
Commercial brokers with relevant buyers We would prepare a concise broker introduction covering the asking price, office availability, rear lease and document access, then follow up directly with brokers working on small-office and owner-user acquisitions rather than rely on broad distribution alone.
Investors who can evaluate the vacancy For investors, we would prepare a separate discussion supported by actual operating expenses and a realistic plan for the vacant office. Any projected rent or future return would be clearly distinguished from existing income and supported by its assumptions.
A complete, coordinated introduction. The proposed package includes current photography, a concise digital brochure, a labeled plan and a factual lease summary. We would coordinate selected commercial listing platforms, relevant Compass and ALG channels, and direct introductions under the agreed campaign scope and budget.
We would track qualified inquiries, tours, document requests, repeat conversations and offers, then use substantive feedback to decide together whether the presentation, outreach or asking strategy needs to change.
13266 POND SPRINGS ROAD
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AUSTIN LUXURY GROUP / COMPASS
REPRESENTATION & NEXT STEPS
Taylor-led. ALG-supported. Taylor Dimanoff Realtor® | Austin Luxury Group | Compass
512.694.2958 taylor.dimanoff@compass.com Your primary point of contact, supported by the team’s pricing judgment, presentation and marketing resources.
Personally guided. Closely followed through. I would coordinate buyer qualification, personally guided showings and direct follow-up. You would hear from me as meaningful activity develops—showing feedback, substantive buyer questions, offers and decisions that deserve your attention.
When an offer arrives, we would evaluate more than the headline price: buyer readiness, financing, contingencies, the rear lease, possession and timing all deserve careful consideration. We would remain involved through inspections and the agreed closing milestones.
The next decision. Agree on the representation, confirm the launch price and approve a property-specific preparation and marketing plan. Finalize the lease summary, building areas, use documentation and current photography before public launch.
Market intelligence. Exceptional presentation. Personal representation.
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