Buyer Analysis: 313 Meadowlakes Drive
Meadowlakes, TX 78654 | Lake Marble Falls Waterfront
Prepared Exclusively For
Bob & Christi Hastings
Foreman Property Group | eXp Realty Luxury
May 2026

This analysis is a confidential advisory document prepared solely for the use of Bob & Christi Hastings in evaluating 313 Meadowlakes Drive. All data is sourced from MLS records and public information as of May 2026.
Meadowlakes: A Community Set Apart
Meadowlakes is its own incorporated city — not a subdivision — located in the heart of Marble Falls, Texas. This distinction matters when evaluating waterfront real estate here versus other Lake Marble Falls communities.
24/7 Guarded Gate
Controlled access and genuine security — no other Lake Marble Falls community offers this.
18-Hole Golf Course
Full golf course within the community — a rare amenity at any price point on this lake.
Community Pool & Restaurant
New community center and restaurant currently under construction (2026). Tennis and sport courts on site.
Constant-Level Lake
Lake Marble Falls is held at constant elevation by Starcke Dam — no seasonal drops. Deep, clear water year-round.
Location Advantage
  • Adjacent to downtown Marble Falls — HEB, Baylor Scott & White Hospital, dining, and shopping within 5 minutes
  • Austin: approximately 58 miles | San Antonio: approximately 85 miles
  • Underground utilities throughout the community
  • Lakefront community park — direct lake access for all residents
The Meadowlakes Premium
Homes in Meadowlakes consistently sell at a meaningful premium to waterfront properties outside the gate — even at lesser square footage. The community premium is real and reflected in every closed sale in this dataset.
The Property: 313 Meadowlakes Drive
A rare combination of waterfront footage, square footage, and amenities — with meaningful upside through renovation.
Key Features
  • 90 feet of open Lake Marble Falls frontage with mature trees and panoramic water views
  • Three full bedrooms each with en-suite baths
  • Large master suite with walk-in closet and screened deck access overlooking the water
  • Two separate living areas
  • Spacious kitchen with granite counters and stainless appliances
  • Separate dining/bonus room
  • Enclosed heated and cooled bonus room with water views
  • Exterior covered deck above the pool
  • Heated and cooled workshop/storage room

Price has been reduced three times — from $1,795,000 to $1,745,000 to the current $1,675,000 — a cumulative reduction of $120,000. The home is back on market following a failed contract.
Why $/SF Alone Misleads Here
The Most Important Analytical Note in This Presentation
Price per square foot is a useful starting point, but in this waterfront micro-market, it can actively mislead. Every comparable property in this dataset is fundamentally different from the subject and from each other.
Age Range: 47 Years
Comparable builds span from 1971 to 2019 — a 1983 home and a 2019 custom build are not the same product, regardless of square footage.
Size Range: 2,800 SF
Comps range from 2,050 SF to 5,059 SF. Larger homes typically show lower $/SF — comparing across this range without adjustment distorts the picture.
Community Quality Varies Significantly
Meadowlakes (gated, guarded, golf, pool, restaurant) versus Pecan Valley (simple POA, no amenities, no guard gate) — these are not equivalent waterfront addresses.
Dock Presence Ranges Widely
From no dock at all to two-slip custom steel structures with electric lifts and night lighting. Dock infrastructure is a primary value driver on this lake.
Condition Ranges from Vintage to New
Original 1983 construction, 2019 full rebuild, and 2010 custom new construction all appear in this dataset — each requires its own qualitative read.

The analysis that follows examines each comp on its own terms, with qualitative adjustments, rather than relying on a simple $/SF grid. This is how a defensible offer gets built.
Closed Comparable Sales
Three waterfront closings from the past two years — each examined on its own terms.
1
373 Meadowlakes Drive ⭐ Benchmark Comp
Sold Aug 13, 2025 | $1,550,000 | 4,851 SF | Built 2019 | $319.52/SF | DOM: 14
Meadowlakes gated community — same HOA. Private covered boat dock with jet ski slips. Custom build with coffered ceilings, butler's pantry, Thermador appliances, and balcony access from each guest suite. Sold in 14 days — strong demand at that price point.

This is the only Meadowlakes closed comp with meaningful square footage proximity to the subject (4,851 SF vs. 5,059 SF), in the same community, in the past year. The subject is currently priced at $331/SF — slightly above this comp — despite being a 1983 build (vs. 2019) and having no boat dock. That gap is the core value opportunity.
2
341 Meadowlakes Drive
Sold Jun 21, 2024 | $1,400,000 | 2,800 SF | Built 2003 | $500/SF | DOM: 287
Meadowlakes gated community. Concrete/steel boat dock — two boat slips, jet ski slips, electric boat lift, night lighting. Fully furnished at close. Sat on market 287 days before closing $200K below original list price.

A 2003-built, 2,800 SF home with two boat slips and full furnishings closed at $500/SF — but it took 287 days. The boat dock infrastructure added meaningful value. The subject is larger but older and without a dock.
3
1112 Pecan Drive — Pecan Valley (Outside Meadowlakes)
Sold Dec 3, 2024 | $1,260,000 | 2,410 SF | Built 1971 (rebuilt 2019) | $522.82/SF | DOM: 11
Pecan Valley — not gated, no golf, no community amenities. Approximately 59' waterfront, boathouse, dock, hydraulic boat lift and jet ski lift. Fully furnished at close — sold quickly at $90K below original list price.

Even a non-gated waterfront home on Lake Marble Falls, fully furnished with dock infrastructure, closed at $1.26M. The Meadowlakes community premium above this baseline is well-established.
Active & Expired Competition
What the current market is telling us about pricing tolerance and buyer resistance.
327 Meadowlakes Drive — Active (Same Community)
List Price: $3,750,000 | DOM: 2 (new listing 5/7/2026) | 3,827 SF | Built 2010 | $979/SF
Premium custom construction — tall ceilings, 8-ft doors, Sub-Zero appliances, double dishwashers, wine bar, butler's pantry, second living room upstairs. 2021 steel/composite boat dock, deep water (12' off dock), southern exposure. Recent upgrades: new roof, 2 new HVAC units, 2 new water heaters, new epoxy flooring, interior/exterior paint, bonus room with AC.

This same property was listed at $4,000,000 (Nov 2025 — expired at 48 DOM), then $3,595,000 (Jan 2026 — expired at 76 DOM), and is now re-listed at $3,750,000. It has not sold through three consecutive listing attempts. The market has spoken.
This represents the high end of Meadowlakes waterfront — a 2010 custom build with significant recent investment. At $3.75M, it is in a completely different pricing tier from the subject. It shows what a fully built-out Meadowlakes waterfront home commands after major investment — and the ceiling of the market.
1112 Pecan Drive — Active (Pecan Valley, Outside Meadowlakes)
List Price: $1,149,000 | DOM: 213 | 2,410 SF | Built 1971 (rebuilt 2019) | $476.76/SF
Pecan Valley — no gate, no golf, no guard. Approximately 59' waterfront, boathouse, dock, hydraulic boat lift. Has been sitting 213 days — the market has resisted this price. Reinforces the Meadowlakes community premium over non-gated alternatives.
1214 Pecan Drive — Expired/Withdrawn (Pecan Valley)
Listed twice: $1,499,999 (withdrawn Jul 2025) and $1,350,000 (withdrawn Jan 2026)
2 bed / 2 bath / 2,050 SF / Built 1977. Boat slip. Never sold through either listing attempt. The market has consistently rejected non-gated Pecan Valley waterfront above $1.26M.

Two Pecan Valley properties have failed to sell across multiple listing attempts. This reinforces that the Meadowlakes gate, golf, and amenity package commands a real and durable premium.
The Benchmark in Focus
373 Meadowlakes Dr vs. The Subject
The closest apples-to-apples reference point available — both in the same gated community, within 208 SF of each other.
Subject Advantages
  • 90 feet of open waterfront — the largest frontage in this dataset
  • In-ground pool already in place (typically $100K+ to add)
  • 208 SF larger living area
  • 5.5 baths vs. 3.5 baths
Subject Detractors at Current Ask
  • 36-year age gap (1983 vs. 2019) — the single largest value detractor
  • No boat dock — a primary functional gap on this lake
  • Priced slightly above the benchmark on $/SF despite older vintage
  • 188 DOM vs. 14 DOM — the market has already weighed in

A buyer acquiring at or below the 373 Meadowlakes close price — $1,550,000 or under — is purchasing the larger-footprint, higher-frontage home at a logical discount to a newer, better-appointed comp. That is where the value story begins.
The Vision: Renovation Plan
Transforming a 1983 Waterfront Home into a Contemporary Lakeside Retreat
The proposed improvements are not cosmetic. They represent a structural repositioning of this property in the Meadowlakes waterfront market.
Interior Remodel — Estimated $300,000
  • Open the existing floor plan — remove walls to create connected living/kitchen/dining
  • Reconfigure porch layout for improved water view and livability
  • Install larger, continental-style entry doors for elevated curb presentation
  • Full interior update — flooring, fixtures, finishes, kitchen, bathrooms
  • Budget includes contingency for unknowns common in 1983-vintage construction
Two-Level Dual-Slip Boat Dock — $250,000
  • Custom two-level design with dual boat slips
  • Upper level for entertaining and viewing
  • Premium construction — this dock needs to hold its own in a community where the active listing at $3.75M features a steel/composite dock
Interior Remodel
$300,000
Two-Level Dual-Slip Dock
$250,000
Total Improvements
$550,000

The renovation scope is designed to close the gap between the subject's 1983 vintage and the 2019 benchmark comp — while adding the dock infrastructure that the market clearly values. Executed well, this repositions the property at the top of the Meadowlakes waterfront tier.
All-In Investment Analysis
Understanding the Full Cost Basis
Before any conversation about value, the buyer must understand the complete cost picture — purchase price plus all planned improvements.
How Negotiation Shifts the Math
Every $50,000 reduction in purchase price directly reduces all-in cost. Given the negotiating position — 188 DOM, three price cuts, back on market — there is meaningful room to negotiate below ask.

Each row in this table represents a defensible offer position. The recommended target range of $1,525,000 – $1,575,000 places all-in cost at approximately $2,075,000 – $2,125,000 — a meaningful difference from the full-ask scenario.
Post-Renovation Value Position
Where Does a Renovated 313 Meadowlakes Sit in This Market?
After $550,000 in improvements, the subject becomes a fundamentally different asset: 5,059 SF remodeled interior with open floor plan, contemporary finishes, in-ground pool, new two-level dual-slip boat dock, 90 feet of open Lake Marble Falls waterfront, and full Meadowlakes gated community membership.
The Honest Assessment
A well-executed renovation with a premium two-level dock and open floor plan should position the subject well above the 373 Meadowlakes benchmark, which lacked a pool and had a simpler dock. The 341 Meadowlakes comp at $500/SF — a 2003 build with two boat slips — provides a logical ceiling reference given vintage proximity post-renovation.
At an all-in cost of $2,050,000 to $2,150,000 with a negotiated purchase, a post-renovation value of $2,100,000 to $2,400,000 represents a reasonable range — with the 90' waterfront frontage and premium dock as the key upside drivers.
This Is Not a Flip
This is a lifestyle acquisition with genuine equity upside if the renovation scope is executed well. The numbers support a well-positioned buyer — not a speculative investor chasing margin.
Negotiation Position
The Sellers' Position Is Weak. The Buyers' Position Is Strong.
Seller Context
August 2025
Original list price: $1,795,000
First Reduction
Price cut to $1,745,000
Second Reduction
Price cut to $1,675,000 — current ask
Contract Failure
Back on market — previous contract fell through, adding uncertainty and carrying cost
188 Days on Market
Working through the 6-month psychological barrier where sellers begin to recalibrate expectations more seriously
Recommended Offer Range

Target: $1,525,000 – $1,575,000
This aligns with or below the 373 Meadowlakes closed comp ($1,550,000) — the most current and comparable closed sale — and is a defensible, data-driven offer. All-in cost at approximately $2,075,000 – $2,125,000 with improvements.
Approach
Present with data. Anchor to 373 Meadowlakes (most recent comparable close at $1,550,000). Acknowledge the 90' frontage and pool as positive differentiators, offset by 1983 vintage, 188 DOM, and absence of dock infrastructure.
Terms
Request a home inspection period, survey, and standard contingencies. The 1983 construction warrants a thorough inspection — plan for potential unknowns in electrical, plumbing, and foundation that may surface during due diligence.

Total price reductions to date: $120,000 (-6.7%). The sellers have already demonstrated willingness to move. A failed contract adds uncertainty and carrying cost — both work in the buyer's favor.
Market Summary: What the Data Says
A Clear-Eyed View
The Opportunity at 313 Meadowlakes
Only Meadowlakes Waterfront Under $2M
The only active Meadowlakes waterfront listing currently priced below $2M — a rare entry point into a gated, amenity-rich community.
90 Feet of Open Lake Frontage
No comparable in this dataset matches that frontage. Waterfront footage is finite and irreplaceable.
Pool Already in Place
Typically $100,000+ to add. This is a retained asset that does not need to be budgeted.
Largest Livable Footprint
5,059 SF — the largest among Meadowlakes waterfront comps analyzed. A blank canvas in the right community.
The Risks — Stated Plainly
1983 Construction
Means unknowns — inspection is non-negotiable. Budget for potential surprises in electrical, plumbing, and foundation.
No Boat Dock
The single biggest functional gap. Plan for $250K and a meaningful budget buffer. Permitting in Meadowlakes as an incorporated city adds a step.
Renovation Execution Risk
A reconfigured floor plan in a 1983 home carries execution risk. Experienced contractor selection is critical — not optional.
Value Ceiling Is Real
The renovated value ceiling of $2.1M – $2.4M provides meaningful upside but not dramatic margin. This is a lifestyle buy with smart equity positioning, not a speculative flip.

Bottom line for Bob & Christi: This home represents what may be the last affordable entry point into Meadowlakes waterfront. The community is improving — new pool, new restaurant, new community center under construction. The lake is constant-level. The lot has 90 feet of open water. With the right offer and the right contractor, this is a property that can be transformed into one of the premier homes in the community — at a total cost well below what the next fully built-out comparable is asking.
Foreman Property Group: Our Role in This Process
Representing buyers in a transaction like this requires more than submitting an offer. Here is what Foreman Property Group handles on Bob and Christi's behalf — from offer through close and beyond.
Offer & Negotiation
Data-anchored offer strategy with full comp analysis presentation to the listing agent. Calm, professional negotiation — the data tells the story, not pressure tactics.
Due Diligence Coordination
Preferred inspector referrals experienced with 1983-vintage lake homes. Survey coordination and review. Title and HOA document review — Meadowlakes as an incorporated city has specific governing documents worth understanding.
Contractor Coordination (Pre-Close)
Introduction to trusted general contractors for preliminary renovation scoping. Structural and architectural referrals for floor plan reconfiguration. Marine contractor introductions for dock design and permitting.
Close & Beyond
Full oversight through closing. Post-close check-in at 30 and 90 days. Long-term advisor relationship — if this home is ever sold, you will have the most current and comprehensive market analysis available.
Next Steps
A clear path forward — in the right sequence.
01
Confirm Your Interest Level
Are you ready to make an offer, or do you want to see the property again first? A second visit with a contractor in tow is strongly recommended before submitting.
02
Schedule an Inspection Walkthrough
Bring a contractor on the second visit to begin scoping the floor plan reconfiguration and rough dock placement. This informs the offer and the renovation budget simultaneously.
03
Review HOA and City Governing Documents
Meadowlakes as an incorporated city has specific rules around dock permitting and exterior modifications. Daniel will coordinate document delivery and review.
04
Prepare Offer Documents
Daniel will draft a clean offer with supporting comp data to present alongside the contract — anchored to 373 Meadowlakes at $1,550,000 as the primary reference point.
05
Submit with Confidence
The data supports a well-positioned offer below asking. The sellers' situation — 188 DOM, three price cuts, failed contract — supports negotiation. This is a strong buyer position.

Daniel & Jacquelyn Foreman | Foreman Property Group | eXp Realty Luxury
Team@foremanpropertygroup.com | Serving Lakeway, Rough Hollow, Bee Cave, West Austin & Lake Travis