Move Strategy — Sell 186 Echo Point, Buy Near UT/SoCo

The strategy

Step 1 · Fund it

186 Echo Point

Sell (listed $325K, free & clear) — or rent if it stalls. Nancy recommends one clean cut to $309,900, sell as-is, watch 10–14 days. Vince is prepping the kitchen. This is the funding source for the Austin buy.

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Step 2 · Buy it

A condo near UT / SoCo

Mariposa #206 is the primary (under contract, contingent on Echo Point). Greenwood #207 is the backup. Or something else within walking distance of Gregory Gym, Barton Springs, or Stacy Pool, under $300K.

The hinge: the Austin purchase is written contingent on 186 Echo Point closing, outside date Oct 29, 2026. Two levers keep it alive — the price cut that gets Echo Point sold, and the contingency window we're negotiating on Mariposa (our counter: 45-day protected window, 7 days to waive). If Echo Point rents instead of sells, the buy shifts to a bridge or portfolio loan against the free-and-clear equity.

Critical path & countdowns

Hard dates

The clock

Mariposa contract signedSep 4, 2026

Paragraph B kick-out opens~Oct 4 (seller's 30d) · ~Oct 19 (our 45d)

Contingency outside dateOct 29, 2026

Price-cut watch (if applied)10–14 days, per Nancy

Spa / cart transportTBD

Cabin — JP Pct. 3 hearing (filed 9 Sep)Sep 22, 9:00 am · details in the private file

The chain

What depends on what

Echo Point under contract → Mariposa contingency met by Oct 29 → close → move date → spa/cart run, shop cleanout, DJ's trailers ready → utilities, mail forwarding, insurance all re-date from the close. One date moves, all of them move.

Plan B (10 Sep)

Split the property: sell the house at parity, keep the shop

Step 0: Rusty runs electric service to the shop from the street (own meter; Entergy lead time is the long pole) so it stands alone. House alone at $245,000 = the Mariposa contract price ($114/sq ft — cheapest per foot in 71913, but that band sits a median 83 days). Already two parcels (0.50-ac home tract + 0.33-ac shop tract, per the listing) — so no replat; needs Rusty's electric run, and a partial release on the Cindy note for the house parcel — so it also needs a Mariposa extension past Oct 29. Gates: electric quote → note holder → Blain. Six flyers with quick-sale prices: /flyers/. Middle path: keep the $325K whole listing and tell Nancy a house-only offer with the shop excluded would be entertained subject to replat. Kept shop = the wheels base for spa and trailers. Full plan is in Gmail drafts (10 Sep).

Cascade rules (Move HQ applies these twice a day): (i) No Echo Point contract by ~Oct 1 → Oct 29 is in danger → three options: ask Blain for an extension, waive the contingency on a bridge loan, or pivot to Greenwood. (ii) Price cut shows no traction after 14 days → next cut, or the rent-it option. (iii) Spa can't move until placement is decided and DJ's wheeled pad/trailers are ready. (iv) Any closing-date change re-dates utility shutoffs, mail forwarding, and insurance.

Life admin — start early

The things people forget

USPS mail forwarding · Social Security + Medicare address · banks (Wells Fargo, Bank of America) · insurance on all three properties through the transition · vehicle registration / DMV · voter registration · Cedar Creek internet (Spectrum now, fiber signed up) · Travis CAD homestead exemption after the Austin close · Cedar Creek reverse-mortgage occupancy stays 6+ months/yr.

The properties

Daily comps for 186 Echo Point → rank in its band, lake-named comps, price cuts, history

Sell / rent · funding source

186 Echo Point

Lake Hamilton, Hot Springs, AR 71913 · R.R. Roberts

Listed$325,000 → cut to $309,900?

Type3 bd / 2 ba · 2,151 sf + 30×30 shop

AgentNancy Bergeron (KW)

MortgageNone — free & clear

StatusActive · showing

Buy · primary

1304 Mariposa Dr #206

Austin, TX 78704 · Travis Heights / Stacy Pool

List price$249,000

Type2 bd / 1 ba · 804 sf

AgentBlain England (our buyer's agent)

SellerDagny Piasecki

StatusUnder contract · contingency

Buy · backup

1800 Lavaca St #207

Austin, TX 78701 · Greenwood Towers

MLS5286876

Type2 bd / 2 ba

HOA fee$768/mo (+ special assessment)

AgentChloe Cinfio (Compass, seller side)

StatusReviewing HOA docs

Buy · open search

Something else near the three

Walk to Gregory Gym · Barton Springs · Stacy Pool

BudgetUnder $300,000

FocusEast of Guadalupe · close-in

Live listaustinhomesearches.com

StatusWatching

The people

Austin buyer's agent

Blain England, Broker, CCIM · Blain England Partners
(512) 769-1221 · englandblain@gmail.com
Represents us on the buy. Reached via Zillow.

Hot Springs listing agent

Nancy Bergeron, Executive Broker · Keller Williams / The Bergeron Group
(M) 817-879-2853 · (Team) 501-463-6328 · nancybergeron@kw.com
Selling 186 Echo Point.

Greenwood seller's agent

Chloe Cinfio, Realtor · The Speed & Neuren Group, Compass
(309) 253-6451 · chloe.cinfio@compass.com
Listing side for 1800 Lavaca #207 (backup).

Hot Springs handyman / remodeler

Vince Byrd
501-547-6111 · vincebyrd45@gmail.com · pays via CashApp
Prepping Echo Point (kitchen fix-up ~$500) + odd jobs.

Spa & golf-cart mover

Micah Stevens
501-282-3025
Moving the swim spa + golf cart to 180 Ladybug Ln, Cedar Creek 78612. ~$2,500 (Zelle). Transport date TBD.

Trailers / "all wheels" build

Daniel Weems (DJ)
512-661-8170 · buildit356@gmail.com
Putting everything on wheels — the 3 trailers for storage, later convertible to trailer homes.

Neighbor · constraint

Dana Dunn Thornton
512-629-5842
Objects to permanent structures ("not OK with it"). Drives the nothing-permanent / all-wheels approach.

Move logistics

All-wheels strategy

Nothing permanent — everything on wheels

Neighbor Dana Dunn Thornton objects to permanent structures ("that is not a temporary tent… I'm not OK with it"). So Daniel Weems (DJ) puts everything on wheels — no fixed builds.

Storage3 trailers

End stateTrailers → convert to trailer homes

Notify DJ6 AM — "all wheels / nothing permanent"

Swim spa placement

Where the spa lands

Three options on the table for the spa at 180 Ladybug Ln:

Option 1Ground lease

Option 2Main house

Option 3Boneyard

Shop cleanout

Move things out of the shop

Clear the Hot Springs shop as part of readying 186 Echo Point. Micah can haul some of it on the spa/cart run. Coordinate loads with the trailer storage.

Vehicle

Toyota Camry — hybrid battery

Vince is getting the Camry running with a new hybrid battery (sourcing via GreenTec/AutoZone; interim jump-start through Parks Automotive). Needs the car mobile for the move.

Where things stand — 9 Sep 2026

Echo Point: price-cut decision on the table. Nancy recommends one cut to $309,900, sell as-is, and watch 10–14 days. Dorothy wants to act now; Paul is weighing an Austin-expat marketing push via WholeTech. Awaiting the decision + Vince's remodel estimate.

Mariposa: our contingency counter is with the seller. Contract + disclosures signed Sep 4. On Paragraph B (the kick-out) we countered to a 45-day protected window and 7 days to waive. Blain passed it to the sellers and says if we're near day 45 with strong interest but no contract, the seller is likely to extend deadlines and closing.

Greenwood: due-diligence in progress. Chloe sent two sets of HOA documents; a three-year special assessment exists (the current owner plans to pay it in full at closing). Still to review: resale certificate, budget/reserves, minutes, what the $768 fee covers, parking.

Open items: approve the Echo Point reduction; get Vince's estimate + Nancy's repair-vs-price read; send Blain the Echo Point activity as proof of an active sale; finish the Greenwood HOA review; keep watching sub-$300K condos near the three landmarks.

Timeline

Aug 27
Dot → Nancy: "where are we at with the listing?" Bob shot photos Aug 26.
Aug 31–Sep 5
186 Echo Point showings — Aug 31, Sep 2, Sep 4, Sep 5.
Sep 1
Paul → Chloe: HOA document request for Greenwood #207 (backup). Vince engaged as handyman.
Sep 2
Austin tours via Zillow (Blain cc'd). Chloe sends first HOA docs.
Sep 3
Blain sends comps; Paul → Blain: strong interest in Mariposa #206 + WholeTech proposition.
Sep 4
Mariposa contract + disclosures + contingency DocuSigned and completed.
Sep 5
Dot asks Blain to copy them on all emails & texts. Vince quotes $500 for the job.
Sep 6
Blain: seller wants Paragraph B reactivated (30 days / 5-day waive).
Sep 8
Echo Point activity report; Dot proposes cut, Nancy recommends $309,900; Paul asks re traffic / Austin marketing; Vince to estimate kitchen.
Sep 8
Paul counters Paragraph B (45 days / 7 days); Blain passes it to the sellers.

Blain England — Mariposa (primary buy)

Paul → Blain · Sep 3, 6:19 AMsent

Thank you, Blain — from your new biggest fans (and a proposition)

Hi Blain, First things first — thank you. You did a genuinely great job showing us around, and both Dot and I felt it. Consider this our strong interest in the place on Mariposa (1304 Mariposa Dr #206): we want it — unless you can turn up something even better within walking distance of Gregory Gym or Barton Springs. Those two spots are our north star for location. [Paul goes on to introduce the WholeTech network — 400+ sites — and offers to promote Blain across the Austin sites at no cost as their go-to agent; proposes Blain also represent them on the sell side for a 12-unit Cedar Creek property (~$1.2M) and asks his read on whether 186 Echo Point is priced too low at $325,000.] So: let's lock down our Austin place, and let's talk Cedar Creek. Warmly, Paul Terry Walhus 501.365.1001 / walhus@gmail.com / x.com/springnet

Paul → Blain · Sep 4, 7:58 AMsent

call me about docusign

Blain, Please call me at 501.365.1001 about the docusign. I don't think you're getting my texts from that phone number because I haven't had any responses from you. Thanks, Paul Walhus

Dorothy → Blain (Paul cc'd) · Sep 4, 7:09 PMreceived

Listing

Hi Blain, Paul read me your message txt. Very good that you can speak to the seller directly. The next time I speak to our hot springs realtor I'll ask for feedback from the showings & ask for more pictures of what's outside; the land layout, shop etc. Thanks for keeping us informed. Just make sure I also get copied on the emails & texts. Here's hoping we get a good response from the seller when you show our offer. Thanks so much, Dorothy

Blain → Paul & Dorothy · Sep 6, 2:15 PMreceived

Mariposa Contingency

Paul and Dorothy, Paragraph B is the section Seller wants the option to reactivate after 30 days. In my experience, if you can provide text or email exchanges between your listing agent and prospective buyers, your seller here is likely to give you the time you need. Seller proposed language: "The seller cannot invoke Paragraph B during the first 30 days. Beginning on day 31, Paragraph B becomes fully effective, with the buyer having five days after the seller's notice to waive the contingency." Is this acceptable? Blain England, Broker, CCIM · (512) 769-1221

Paul → Blain (Dot cc'd) · Sep 8, 9:11 AMsent

Re: Mariposa Contingency

Blain, Thanks for laying this out. We're glad to keep it moving, and we're comfortable putting Paragraph B back on a delayed basis. Two small changes would give us a little more room, and then we're on board: 1. Make the protected window 45 days instead of 30. 2. Give us 7 days instead of 5 to waive after the seller's notice. That would make the language: "The seller cannot invoke Paragraph B during the first 45 days. Beginning on day 46, Paragraph B becomes fully effective, with the buyer having seven days after the seller's notice to waive the contingency." Happy to send along our exchanges with our listing agent and the interest we're seeing on 186 Echo Pt, so the seller can see we're actively marketing it and expect to sell within the window. Let us know if that works. Paul & Dorothy · 501.365.1001

Paul → Blain · Sep 8, 9:23 AMsent

Re: Mariposa Contingency

Let's wait and hear from Nancy Bergeron and see what the prospects are like for 186 Echo Point, Lake Hamilton, AR 71913. It's been 151 what days? Paul

Blain → Paul · Sep 8, 9:35 AMreceived

Re: Mariposa Contingency

Paul, Got it. Passed this along to the Sellers. Regarding prospects, that only becomes important as we near the 45 days. At that point, if we don't have a Contract but strong interest, Seller is likely to extend the deadlines and closing. Thank you, Blain England, Broker, CCIM · (512) 769-1221

Chloe Cinfio — Greenwood #207 (backup buy)

Paul → Chloe Cinfio · Sep 1, 6:24 AMsent

MLS 5286876 — 1800 Lavaca #207 — HOA document request

Hi Chloe, I'm interested in MLS 5286876 — the 2 bed / 2 bath at 1800 Lavaca St #207, Greenwood Towers. Before I go any further I'd like to review the association documentation. Could you request from the HOA or the seller: 1. Resale certificate (Texas Property Code §82.157) 2. Current operating budget and reserve fund balance (plus any reserve study) 3. Any special assessment — approved, pending, or under discussion 4. Board meeting minutes for the last 12 months 5. Declaration, bylaws and rules 6. Master insurance certificate — what it covers vs. what a unit owner carries 7. Seller's disclosure notice 8. Any litigation the association is party to Three specific questions: - What does the $768 monthly fee actually include? Especially whether any utilities are covered. - Parking: is a space assigned? Is the exposed rooftop the only option, or is there covered/garage parking, including a waitlist? - Assessment history over the past five years, and what each was for. I'm happy to sign whatever the association requires and to cover any resale-certificate fee. Once I've read through them I'll come back to you on terms. Paul Terry Walhus · 501.365.1001

Chloe → Paul · Sep 2, 6:20 PMreceived

Re: HOA document request

Hi Paul, Attached you will find the first set of documents that my client has. I will send the rest in a separate email because the file is too large. Thank you, Chloe Cinfio · Realtor, The Speed & Neuren Group | Compass · (309) 253-6451 [A second email followed with the remaining documents plus the special assessment — a three-year assessment the current owner plans to pay in full at closing.]

Paul → Chloe · Sep 3, 3:16 AMsent

Re: HOA document request

Thanks Chloe, got it. Looking forward to the rest. Paul

To finish on Greenwood: read the resale certificate, budget/reserves, and 12 months of minutes; confirm exactly what the $768/mo covers (utilities?) and the parking situation; and price the special assessment even though the seller intends to clear it at closing.

Nancy Bergeron — 186 Echo Point (sell / fund)

Dorothy → Nancy (Paul, Mark Bergeron) · Aug 27, 7:17 AMsent

186 echo point

Hi Nancy. I hope you're doing well. I am concerned about the house. Where are we at with the listing? Bob took the pictures yesterday. I hope they show off the strengths of the house and property. Do they do that? And what is the next step? Thanks, Dorothy

Paul → Nancy (Dot cc'd) · Sep 8, 8:58 AMsent

186 Echo Pt — showing report for our Austin purchase

Nancy, Quick favor. We've made an offer on a condo here in Austin, and it's contingent on selling 186 Echo Pt. The Austin seller has asked for proof that our Hot Springs sale is real and active before agreeing to hold the place for us. Could you send us a short showing and activity report for 186 Echo Pt? Showings so far, any feedback or repeat interest, and where the traffic stands. We'd forward it to our buyer's agent here so the seller can see the sale is moving. Thank you, Nancy. Paul & Dorothy · 501.365.1001

Nancy → Paul & Dorothy · Sep 8, 11:39 AMreceived

Fwd: Listing Activity Report: 186 ECHO, Hot Springs

See attached. We also emailed it directly to you. [Attached: ShowingTime Listing Activity Report — 186 ECHO · $325,000 · ACTIVE · ID# 156971 · 3 Beds / 2 Full Baths · R.R. Roberts.] — Nancy Bergeron, Executive Broker · Keller Williams / The Bergeron Group

Dorothy → Nancy (Paul cc'd) · Sep 8, 2:25 PMsent

Re: Listing Activity Report

I suggest we sell the house and property as is and reduce the price to cover the cost to upgrade the kitchen cabinets and install a new dishwasher. I'd prefer to act now or very soon instead of waiting a couple of weeks. I'd like to hear Paul's opinion and the Keller Williams agent's opinion. Nancy what would you suggest? Thanks, Dorothy Epp

Nancy → Dorothy & Paul · Sep 8, 3:54 PMreceived

Re: Listing Activity Report

Hi Dorothy & Paul, Dorothy, I agree with your thinking. Based on the showing feedback we've received, I think it makes sense to sell the home as-is and adjust the price now rather than wait. Since we started at $325,000, my recommendation would be to reduce it to $309,900. That's a meaningful enough change to get buyers' attention and better reflect the updating they're factoring in. I'd rather make one good adjustment now than several small reductions over time. Then we can watch the activity over the next 10–14 days and see how buyers respond. Paul, I'd definitely like your thoughts as well. I know you want to protect the value, and my goal is to find the best balance between getting it sold and getting you the strongest price we can. Nancy

Paul → Nancy · Sep 8, 4:00 PMsent

Re: Listing Activity Report

Was there any traffic today? Has it slipped down on your email promos, is it out of sight? Should we do a marketing campaign to the Austin, Texas area where a lot of Hot Springs ex pats come from? I can promo it on all my Austin based websites at wholetech.com where price wouldn't be as big of an issue. Paul

Paul → Nancy · Sep 8, 4:43 PMsent

Re: Listing Activity Report

Vince the remodeler is going to give us an estimate on a kitchen remodel and other jobs that will fix up the house. Please allow him to enter the house. 501.547.6111 is his number.

Paul → Nancy · Sep 8, 5:11 PMsent

186 Echo Pt — a few market numbers, and your read

Nancy, Thanks again for taking 186 Echo Pt at $325,000. I pulled some current Lake Hamilton market data to sanity-check where we're sitting: - Median sale price roughly $375K–$415K, recent trend choppy (one window down ~7.5% YoY, a more recent month up ~9%) — thin and uneven rather than clearly hot or cold. - Average days on market around 101, up from ~87 a year ago. - Described as "not very competitive" for anything but waterfront; non-waterfront carries a per-square-foot discount. Questions where your local read matters more than national data: 1. Does $325,000 still feel right heading into fall, or would you price it differently? 2. How much does the 30×30 insulated shop (heavy steel beams, 14-ft door) actually help here? 3. Realistically, what's your expectation on time-to-offer at this price and season? Separately — once Vince's remodel estimate is in, I'd like your take on repair-before-sale vs. pricing as-is and letting the buyer remodel. Thanks, Paul Terry Walhus · 501.365.1001

Vince Byrd — handyman / remodeler (Hot Springs)

Engaged Sep 1 to help ready 186 Echo Point and handle odd jobs. Texts relayed through Google Voice (501.365.1001). Contact: 501-547-6111 · vincebyrd45@gmail.com · paid by CashApp.

Sep 1

Vince: "OK 👍 and when do you want me to start? I don't have anything going on right at the moment. Just text me and tell me what all you want me to do." → "I need your address!"

Sep 2–4

Odd job — Toyota Camry hybrid battery. Vince researches the replacement (GreenTec Auto, AutoZone ~$400–500), checks the batteries with a voltage regulator, offers to follow a step-by-step video to swap it.

Sep 3

Paul: "Get the mechanic next to us to just jump start it — Parks Automotive. He has the rig to do it right, then run it to charge the battery." Vince: "Sure! On my way over there 👌 got to have my coffee first," then "going to stop by my storage unit and get my tools."

Sep 5

Vince (the house job): "I'll do it for five hundred and that's cheap." — the ~$500 kitchen fix-up estimate Paul referenced to Nancy.

Sep 8

Payment set up. Paul confirms Vince's CashApp handle, sends a $1 test then $69. Vince: 👍. Two missed calls and a voicemail ("I got it running").

Next on Vince: get the written kitchen estimate (cabinets + new dishwasher) so we can decide repair-before-sale vs. price-as-is with Nancy. Nancy has been asked to let him into the house.

Documents on file

Sep 4

Mariposa Contingency.pdf — DocuSigned, completed. The TREC "Addendum for Sale of Other Property by Buyer" tying the purchase to 186 Echo Point. Copy in Downloads.

Sep 4

1304 Mariposa #206.pdf (contract), Seller's Disclosure.pdf, Lead-Based Addendum.pdf — DocuSigned, completed.

Sep 2

Greenwood #207 HOA packet (two sets) — from Chloe Cinfio, including the three-year special assessment.

Texts to add

Direct SMS on the phones with Blain, Nancy, Chloe or Vince that never reach Gmail aren't accessible here. Paste any worth keeping and I'll fold them into the timeline.