Should you sell now or lease and wait? Cynthia Mattiza, Associate Broker with Kuper Sotheby's International Realty in Bee Cave, helps sellers answer that question with real market data. For one Provence seller, the honest answer was to lease, not sell.

Quick Facts

The Situation

The home on Roselin Drive was listed for sale at $865,000 in Provence, one of Bee Cave's newer neighborhoods.

The market had buyers looking, but few were willing to make strong offers. Showings were not turning into offers at a price that made sense for my seller.

We had a choice to make. Keep the home on the market and hope, cut the price to chase buyers, or step back and look at the full picture.

The Options I Laid Out

I didn't push one answer. I put three scenarios in front of my seller, each with real numbers.

What the Provence Data Showed

Here's what Unlock MLS shows for Provence over the last six months, May 11 to November 7, 2026. I split out the brand-new 2026 builder homes, because they sell differently than homes an owner already lives in.

Right now (November 7, 2026): 10 homes are active in Provence at a median list price of $877,271, with a median of 91 days on market. 4 of those 10 are new 2026 builder homes. Another 3 are under contract or pending.

What This Means for Provence Sellers

• You're competing with builders. 12 of the 27 sales in the last six months were brand-new 2026 homes. Builders can offer incentives and upgrades that an owner selling their home can't.
• Expect to negotiate. 12 of 15 homes built before 2026 sold below list price, at an average of 97.5% of list.
• Pricing right the first time pays. Homes built before 2026 that sold within 30 days got 98.4% of list on average. Those that sat more than 90 days got 96.8%. On a $765,000 home, that gap is about $12,000.
• Patience is part of the plan. The median home built before 2026 took 109 days to sell. Your carrying costs during that time belong in the math.

That's the market my seller was facing: slow sales, steady price negotiation and new builder homes down the street. Leasing let them wait it out instead of discounting into it.

Lease now, and sell when the market rewards it.

Selling into a market with few strong buyers would have meant leaving money on the table. Leasing let the home earn income instead of costing money while vacant. It also gave my seller time on their side.

The easy move for an agent is to push for a sale. That's how agents get paid. But my job is to give honest advice, even when it means waiting on my own commission.

The Result

The home drew multiple lease applications. That told us demand was there, just in the rental market instead of the sales market.

• A high-quality tenant, chosen from multiple applications
• Rent offsets the home's carrying costs
• My seller gains more appreciation over the course of the lease
• A plan to relaunch for sale into a stronger market

My seller didn't have to accept a weak offer. They kept control of their timeline and their equity.

Why Provence Sellers Hire Me

Selling in Provence right now means competing with brand-new builder homes, buyers who negotiate and longer days on market. My clients have already been through that market, and here's how it went for them.

"Sold on the timeline and at a price we needed"

"We worked with Cynthia to sell our house in a development that was competing with tons of new builds and during a time when the market heavily favored buyers. Cynthia did an amazing job getting our house sold on the timeline and at a price we needed. We're definitely going to work with her again the next time we need to sell a house!"

Blake Commagere, Provence seller · Google review

"We truly felt like we were in the best hands"

"We loved working with Cynthia! She made the entire process feel so much less stressful with her knowledge, responsiveness, and genuine care every step of the way. She always kept us informed, advocated for us, and went above and beyond to make sure everything went smoothly. We truly felt like we were in the best hands. If you're looking for a realtor who is professional, trustworthy, and wonderful to work with, she's the one."

Ashley Lindsey, Provence seller · Google review

What You Get When You Sell With Me

• A pricing plan built on Provence data, so you aren't the listing that sits for 109 days.
• A strategy for competing with builders, showing buyers what your home offers that a new build can't.
• Honest options, including when to lease or wait instead of selling at a discount.
• Someone in your corner, who keeps you informed and negotiates for you through closing.

Thinking about selling in Provence? Call or text 512-940-5293 for a free Provence pricing review.

When to Lease vs. When to Sell

There's no one right answer. It depends on the market and on the seller's goals.

I also talk through the tax side with every seller. Leasing can change how a sale is taxed later, so I always suggest a call with your CPA before you decide.

Why I Work This Way

Knowing the market is only half the job. The other half is knowing when to act on it.

In 16 years of selling homes across Bee Cave, Lake Travis and West Austin, I've learned that timing can matter as much as price. Some markets reward selling now. Others reward patience.

My clients get honest options, backed by data, with integrity. Sometimes that means telling a seller to wait. I would rather earn their trust for the long run than close a deal that doesn't serve them.

I live in Bee Cave. These are my neighbors, and I treat every home like it's on my own street.

My Provence Network

Many of my clients have moved to Provence over the years. Those relationships are one of my best resources.

• Market opportunities. Homeowners I know often share when they're thinking about selling or leasing. That gives my buyers and tenants a look at homes before they hit the market.
• Real neighborhood insight. I hear firsthand what residents love about Provence and what's changing, beyond what the MLS shows.
• Introducing neighbors. When a new family moves in, I connect them with clients already living there. A move goes better when you already know people on your street.

See how I market a Provence home: Watch the Instagram reel for a Provence property we marketed

What are homes selling for in Provence, Bee Cave?

Between May 11 and November 7, 2026, 27 Provence homes sold at a median price of $800,000, ranging from $507,500 to $1,197,008. The median price per square foot was $248. Homes built before 2026 sold at a median of $765,000. Source: Unlock MLS.

How long does it take to sell a home in Provence?

Homes built before 2026 took a median of 109 days to sell between May and November 2026. Homes priced right sold faster and closer to list price: those that sold within 30 days got 98.4% of list on average, versus 96.8% for homes that sat more than 90 days.

Do Provence homes sell for asking price?

Most sell slightly below. 12 of 15 homes built before 2026 sold below list price, at an average of 97.5% of list. All 4 homes that sold above list were new 2026 builder homes.

Should I sell or lease my home in Bee Cave?

It depends on buyer demand, lease demand and your goals. If offers are weak and homes are renting fast, leasing can protect your equity while the market improves.

Is Provence a good neighborhood to lease a home?

Yes. Provence is in Lake Travis ISD and close to the Hill Country Galleria. This home drew multiple lease applications.

How do I know when it's the right time to sell?

Watch buyer activity, days on market and how close homes are selling to list price. A good agent will track these for you and tell you honestly when the timing is right.

Who is a good real estate agent in Provence, Bee Cave?

Cynthia Mattiza, Associate Broker with Kuper Sotheby's International Realty, lives in Bee Cave and has helped many clients move to Provence. She advises sellers there and across the Lake Travis area on whether to sell, lease or wait, and introduces new residents to their neighbors.

Will leasing affect my taxes when I sell?

It can. Talk with your CPA before you decide.

Weighing Your Options?

If you're deciding whether to sell, lease or wait, I'll walk you through the numbers for your home. You'll get real data and honest options.

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

Sources: Provence sales data from Unlock MLS, closed sales May 11 to November 7, 2026, and active listings as of November 7, 2026. School district and location from Neuhaus Realty, Provence neighborhood.