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Village at Spanish Oaks
The Village at Spanish Oaks: What It Means for Our Neighborhood
At a Glance • Neighborhood: Bouldin Creek, Austin (78704) • Property type: New construction, luxury • Price range: Above $1M • Closed: September 2026 • Client: Matt W., who sold his existing home and bought this one with Cynthia representing him on both sides • Agent: Cynthia Mattiza, Associate Broker, Kuper Sotheby's International Realty The Situation Matt was making two moves at once. He was selling his home and buying a brand new build in Bouldin Creek. New construction looks simple on paper. The house is new, so what could be wrong with it? In practice, a new build is where buyers need the most protection. The builder has its own contract, its own timeline, and its own idea of what counts as finished. The city has a say too. Matt needed an advocate who could read the house the way a builder does, and push back like one. Why Construction Knowledge Mattered Cynthia doesn't just sell homes. She has built them. She built a home in Central Austin and built her current home in Bee Cave. Before real estate, she worked in interior design and custom home construction in Santa Barbara. Her husband owns Avail, a development company, so construction conversations are part of everyday life at home. That background changed how she walked this house. She looked past the finishes and focused on how the home was built. Negotiating with the Builder: What to Push On and What to Let Go Not every item on an inspection report deserves the same fight. Knowing the difference is what protects a buyer's leverage. Where Cynthia stood firm: • Inspection report items. She held the builder accountable for the items the inspector called out, rather than letting them slide as "normal for new construction." • Code-related items. Anything tied to code was non-negotiable. These had to be corrected by the builder. Where she was strategic: • Gutters. Cynthia understood the roof pitch and what it meant for water runoff. She recommended Matt add gutters after closing to protect the integrity of the exterior over time. Instead of spending negotiation capital on something the builder might do poorly or slowly, she steered it into a clean, buyer-controlled improvement. That is the judgment builders respect. Firm on what matters. Practical on what doesn't need to be a battle. Navigating City of Austin Delays The project hit timeline issues tied to the city. That is common in Austin new construction, and it is stressful for buyers who are also coordinating a sale. Because Cynthia has been through the City of Austin construction process herself, she could explain exactly what was happening, why, and what it meant for Matt's timeline. He wasn't left guessing or relying only on the builder's version of events. She translated the process, kept both transactions moving, and helped him make decisions with clear information. The Result Matt closed on his new Bouldin Creek home in September 2026, with builder corrections addressed and a plan in place to protect the exterior long term. His sale and purchase were handled together, start to finish. In his own words: "I recently worked with Cynthia to sell my home and buy a new one, and she handled both transactions seamlessly. Cynthia is professional, responsive, and expert at managing unexpected problems. Having her as an advocate - from strategic planning to spotting details with a critical eye during house viewings - made all the difference. I highly recommend her to anyone buying or selling!" Matt W., Google Review A Neighborhood Cynthia Knows Well Bouldin Creek isn't new territory. Cynthia lived in South Austin's 78704 for over ten years and raised her young children there. She has sold 20 properties in the zip code. FAQ: Buying New Construction in Austin Do I need my own Realtor when buying new construction from a builder? Yes. The builder's sales team represents the builder. Your own agent represents you in negotiations, inspections, and timeline issues. Should I get an inspection on a brand new home? Yes. New homes can still have defects and code issues. An independent inspection gives your agent the documentation to hold the builder accountable before closing. What can I negotiate with a builder? Inspection findings and code-related corrections are the most important. An experienced agent will also know which items are better handled after closing so you keep your leverage where it counts. Why do City of Austin new construction timelines get delayed? Permitting and city inspections can add time. An agent who understands that process can explain delays clearly and help you plan around them. Work with Cynthia Cynthia Mattiza is an Associate Broker and REALTOR® with Kuper Sotheby's International Realty, specializing in luxury homes and new construction across Central and South Austin, West Austin, Westlake Hills, Bee Cave, Lake Travis, Lakeway, Spicewood, and the Texas Hill Country. She has been named a Platinum Top 50 REALTOR® every year since 2012 and an Austin Business Journal Top Producing Agent every year since 2014. Buying or building new in Austin? Call 512-940-5293 or email Cynthia.Mattiza@KuperSir.com.
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Q&A with Resident Expert Cynthia Mattiza

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Contact Details

Cynthia Mattiza

512.940.5293
[email protected]

Address

13420 Galleria Cir. A105
Austin, TX 78738