Off-market listings in Austin are luxury homes for sale that are shared privately between agents, not on the MLS, Zillow or Realtor.com. I'm Cynthia Mattiza, Associate Broker with Kuper Sotheby's International Realty, and I give my clients access through my memberships in Austin Luxury Network and Commission Co and the global Sotheby's network.

At the top of the market, a lot of sellers want privacy. Some want to test a price quietly. Some don't want 40 strangers walking through their home on a Saturday. Those homes still sell. They just sell quietly, between agents who know and trust each other.

If your agent isn't in those rooms, you never hear about them. I am in those rooms.

Austin Luxury Network: A private, agent-only network where Austin's top luxury agents share high-end homes and lots before they are public. As a member, I see what's coming before it shows up on Zillow.

Commission Co: A member-based real estate group where vetted agents share pocket listings, coming soon properties and active buyer needs. It's one of the fastest ways to match a buyer with a home that isn't advertised anywhere.

Kuper Sotheby's International Realty: As a Sotheby's agent, I'm connected to one of the most recognized luxury brands in the world. That network puts me in direct contact with luxury agents and their clients, here in Austin and around the globe, often long before a property is marketed.

16 Years of Relationships: My business is built on referrals, repeat clients and families I've worked with for generations. I lived in 78704 for over 10 years and now live in Spanish Oaks. When a neighbor in Zilker, Travis Heights, Westlake or Lake Travis starts thinking about selling, I'm often one of the first calls.

For Buyers: In a competitive luxury market, the best homes often go to the buyer who knew about them first. Tell me exactly what you want: neighborhood, school district, lot, view, style and timeline. I take that list straight to my network and match it against private inventory you won't find on any public site. You get a first look before homes hit the market, less competition, private showings on your schedule and a direct line to discreet sellers.

For Sellers: Not every home needs a public launch. A private sale can be the right move if you value privacy, want to test your price before committing, or need flexibility on timing. I'll also be straight with you: less exposure can mean fewer buyers. I'll walk you through the data and the trade-offs, so you can choose between an off-market sale, a coming soon strategy or a full public launch with your eyes open.

Areas I Cover: Central Austin, including Barton Creek, Pemberton Heights, Zilker, Barton Hills and Travis Heights. Westlake and Westlake Hills. Northwest Austin. And out west to Bee Cave, Spanish Oaks, Lakeway, Lake Travis, Spicewood and the Texas Hill Country.

What is an off-market home?

An off-market home is a property that is for sale but not listed publicly on the MLS or sites like Zillow and Realtor.com. It's shared privately between agents and their clients.

Where can I find off-market listings in Austin?

Most off-market listings in Austin are shared inside private agent networks like Austin Luxury Network and Commission Co, and through brokerage networks like Sotheby's International Realty. They don't appear on public search sites. The way in is working with an agent who is a member of those networks.

How do I get access to off-market homes in Austin?

You need an agent who belongs to the private networks where these homes are shared. I'm a member of Austin Luxury Network and Commission Co, and I'm part of the global Kuper Sotheby's International Realty network. Share your wish list and I'll start matching it right away.

Why would a seller keep their home off market?

Privacy is the biggest reason. Others want to test a price, avoid a long public listing history, or sell on their own timeline without open houses.

Are off-market homes a better deal?

Not always. The real advantage is access and less competition. Pricing still depends on the home and the market, and I'll show you the comps either way.

Let's talk about what's coming. Call or text 512-940-5293 or email [email protected]. Cynthia Mattiza, Associate Broker, Kuper Sotheby's International Realty.