Eleven Oaks Realty — Austin, TX
Why List With Eleven Oaks Realty
Choosing the right agent is the most important decision you will make as a seller. Here is what sets our approach apart.
Talk to Us About SellingChoosing the right agent to sell your home is one of the most consequential decisions you will make in the process. The difference between a listing that sells quickly at or near asking price and one that lingers on the market, collects price reductions, and eventually closes at a discount almost always comes down to preparation, pricing, and marketing — and who is guiding you through each of those phases.
At Eleven Oaks Realty, we have been helping clients buy and sell homes since 1978. Our team includes Broker/Owner Raymond Stoklosa, licensed since 1978, and Broker Associate Rebecca Jacks, licensed since 2007. Between them and the team they have built, we have sold over $300 million in real estate across all types of markets. That depth of experience matters: a strategy that worked in 2021 does not work today, and we know the difference.
Sellers in Travis, Williamson, and Hays Counties choose to work with us because we are deeply prepared, highly responsive, and genuinely invested in getting the best possible outcome for each home we list. Here is what that looks like in practice.
Recent listing — Ferdinand Ct, Austin TX • Listed at $1.7M
How We Market Your Home
Every home is different, and our marketing reflects that. We do not use a one-size-fits-all approach. Before your home hits the market, we develop a customized marketing plan built around the specific strengths of your property and the buyers most likely to respond to it.
Our marketing is entirely online. We do not spend your marketing dollars on print advertising because that is not where buyers are. They are searching on Realtor.com, Redfin, and dozens of other platforms — and that is where we focus our efforts.
Every listing includes:
- Professional photography. First impressions happen online. We work with professional photographers who know how to present a home in its best light. For properties where aerial photography adds value, we include drone footage — and for those where it does not, we skip it. Every decision is made for your home specifically.
- 3D virtual tour. This is our open house — available 24 hours a day, seven days a week. The 3D tour allows buyers to walk through the property in detail before ever scheduling an in-person showing. This is especially valuable for out-of-town buyers and for sellers who are still living in the home and need to prepare for each visit. Buyers who come for an in-person showing after viewing the 3D tour have a much deeper level of interest. They are not curious — they are serious.
- Customized marketing plan. We evaluate each home and build a plan that fits. Some properties benefit from certain types of exposure that others do not. We are not running a template — we are marketing your home.
- Maximum online exposure. Your listing is distributed across the major real estate platforms where buyers are actively searching, ensuring the widest possible reach among qualified buyers.
Why We Do Not Do Open Houses
Open houses rarely generate offers, and in most cases they do not even generate serious interest. Qualified buyers want a private showing with their agent. They want to speak freely, ask questions, and take their time — and they are not going to do that at a public event alongside a dozen other people touring the same home.
The people who attend open houses are typically neighbors who are curious about what you have done to your home, and buyers who are months or more away from making a decision. Agents like open houses because they are a pipeline-building opportunity — a chance to meet potential future clients. We know how to find our clients. We do not need to ask you to vacate your home so we can look for them.
There is also the practical reality: open houses require a thorough cleaning after each one, especially in bad weather. The 3D virtual tour gives curious neighbors and early-stage browsers the experience of walking through your home — without you having to do a thing.
Getting Your Home Ready to Sell
What happens before your home hits the market matters just as much as what happens after. We have seen listings succeed or fall short based entirely on the preparation that went into them — and we take that seriously.
Every listing begins with a thorough walk-through. Think of it as a full diagnostic of your home. We go room by room and identify what should be addressed before photos, what will produce a return on investment, and what you can skip. Sellers often assume they need to make significant updates before listing. Sometimes they are right. Often they are not — and spending money on the wrong things can actually work against you. We will tell you which is which.
We come back for a second walk-through before photos to make sure everything is show-ready. The photos and 3D tour are the most important showing your home will ever have, and we want them to be exceptional.
Where to Focus Your Energy
While every home is different, there are a few things that consistently produce a return:
- Deep cleaning. This is the single highest-return investment a seller can make. A professionally cleaned home — including carpets — signals to buyers that the property has been well maintained. This includes every surface, every corner, and every closet.
- Decluttering. This is just as important as cleaning, and it is easy to underestimate. Buyers need to be able to see the space. When rooms are full, they feel smaller and less appealing. A decluttered home photographs better, shows better, and sells better.
- The front door and entry. Buyers spend several minutes at your front door while their agent opens the lockbox. They will notice if the paint is faded, if the stain is peeling, or if the landscaping is overgrown. A freshly stained door, clean entry, and tidy approach to the home make a strong first impression before anyone steps inside.
- Staging. Every listing receives a staging consultation. For some homes we bring in a professional stager, particularly for higher-priced properties and vacant homes. Buyers have a harder time visualizing empty space than they realize, and staging answers that question before they have to ask it. We have seen staged homes sell in a single showing after the same property sat unsold for months — with no change in price or condition.
- Minor repairs and touch-ups. Fresh paint where it is needed, hardware that works, fixtures that are clean and functional. These small things communicate pride of ownership, and buyers notice them.
We also give every seller a personalized checklist — not a generic list, but one built specifically for your home. It covers what to do before photos, how to prepare for showings, what is worth addressing and what is not. This is part of the full-service approach we take to every listing.
On Renovations Before Listing
Our general guidance is to be cautious about major renovations before selling. Buyers above the median price point often have specific preferences and will want to make their own choices — so a renovation you invest in may not align with what they would have chosen, which can reduce rather than add value. For homes at or below the median, a kitchen or bathroom update may be worth considering depending on the property and neighborhood.
We evaluate this on a case-by-case basis. When we do the walk-through, we will let you know specifically what we think would produce a return and what you can leave as is. Our job is to maximize your proceeds, and that sometimes means recommending you do less, not more.
If You Prefer to Sell As-Is
Selling your home in its current condition is a completely valid strategy, and we support it without hesitation. Not every seller is in a position to do repairs or updates before listing — and not every home requires them. If you choose to sell as-is, we will adjust our pricing and marketing approach accordingly, targeting the right buyer pool for the property and presenting it professionally and accurately.
You will not be pressured to do work you do not want to do. We work with the home you have, and we will build the best possible plan around it.
Our Approach to Pricing
Pricing is the single most important decision you will make as a seller, and it is one of the areas where working with an experienced agent makes the biggest difference. We have written in detail about our pricing philosophy and process — you can read it here. The short version: we look at both comparable sales and what is currently active on the market, because buyers are comparing your home to every other option available to them right now.
Homes receive the most attention in the first 14 days on the market. Pricing correctly from day one puts you in the best position to generate strong early interest, maximize your chances of multiple offers, and protect your negotiating leverage. Homes that start too high and require price reductions lose that momentum — and buyers notice how long a home has been sitting.
We know how to price homes strategically in any market. If you want to understand how we think about this before we talk, the pricing strategy post is a good place to start.
Our Commission Structure
Our listing fee is 3% — payable only when your home sells. There is no upfront cost, and no fee if the home does not close.
That 3% covers everything, and we mean everything: professional photography, 3D virtual tour, maximum exposure on Realtor.com, Redfin, and dozens of other platforms, staging consultation, two pre-listing walk-throughs, a personalized seller checklist, hands-on pricing strategy, and responsive communication from day one through closing day. Nothing is an add-on. Nothing is a la carte.
This is not a package and it is not a template. Every listing gets a plan built around your specific home, your specific neighborhood, and what matters most to you as a seller. A house in Leander gets a different approach than one in Travis Heights. A vacant home gets handled differently than one you are still living in. A seller on a tight timeline gets a different plan than one who can wait for the right offer. We tailor everything — the prep guidance, the marketing, the pricing, the timing — to your situation specifically.
Since the 2024 NAR settlement, buyer’s agent compensation is handled separately and is no longer built into the seller’s commission by default. We will walk you through exactly how that works for your situation before you make any decisions.
We believe you should know what you are paying before you reach out. If you have questions about what the 3% includes or how the full transaction cost breaks down, we are glad to talk through it — no pressure, no obligation.
Our Track Record
Eleven Oaks Realty has been helping clients buy and sell homes since 1978. Raymond Stoklosa, Broker/Owner, has been a licensed real estate professional since 1978. Rebecca Jacks has been licensed since 2007. Between them, they have guided sellers through buyers’ markets, sellers’ markets, and every cycle in between — across Travis, Williamson, and Hays Counties.
Combined, the team has sold over $300 million in real estate. That experience across all types of markets shapes the advice we give every client. Strategies that worked in 2021 and 2022 do not apply today, and we are not giving you yesterday’s playbook.
You will not be left wondering how your sale is going. We are responsive, communicative, and present throughout the entire process — from the first walk-through through closing day.
What Our Clients Say
Here is what sellers and buyers have said about working with Eleven Oaks Realty:
Big thank you to Rebecca for all her expertise selling my home. She stayed on top of each phase of prepping for sale and communicated throughout the process.
When we decided to sell our home in Austin we were very fortunate to stumble across Rebecca and her team. [She was] an absolutely professional advocate for her clients.
Best realtor experience in my 20+ years of selling and buying real estate was Rebecca Jacks at Eleven Oaks Realty.
Rebecca is the best! I met her when we were moving to Austin in 2017, and she was incredibly helpful with our home…
“When you call, you get me — not an assistant, not a voicemail box.”
Ready to Talk About Selling?
You don’t need to have everything figured out before we talk. Whether you’re thinking about selling in a few weeks or a few years, we’ll give you an honest read on what your home is worth, what buyers are doing right now, and what listing with us actually looks like — no pressure, no obligation. Travis County, Williamson County, Hays County — wherever your home is, we know the market.
- Phone(512) 827-8323
- Emailinfo@11OaksRealty.com
- TeamMeet Our Team · Read Our Reviews
Ready to Talk? We’ll Call You.
Tell us a little about your home and the best time to reach you. No obligation — just a conversation.
