Over the years, we’ve come to realize that four simple words can mean very different things. “What do you think?” When we first meet someone, that question often carries one meaning. People are getting to know us. They’re deciding whether they can trust our judgment. Once they do, those same four words often mean something entirely different. Before moving out west, Carol invited us to represent her through five different purchases and sales in the Georgetown and Liberty Hill areas. The homes changed. The markets changed. Her goals evolved as life moved forward. Yet one thing remained remarkably consistent. Whenever an important decision was in front of her, she’d ask, "What do you think?" We understood that, through years of working together, Carol meant something very different from that question. She was asking for the perspective that would help her make the best decision. Sometimes that meant confirming the direction she was already leaning. Other times it meant recommending a different strategy, adjusting pricing, waiting for better market conditions, or changing course as new information emerged. And sometimes it meant saying, “That’s a deal. You need to buy that house now.” Every situation was different. Some opportunities called for patience. Others called for decisive action. Our role never changed: helping Carol thoughtfully evaluate each situation so she could move forward with confidence in the decisions she made. One of the greatest privileges in our profession isn’t simply being invited to represent someone once. It’s earning the opportunity to represent clients again when life presents the next important decision. Carol expressed it better than we ever could: “I have used Pfau & Company Realtors to purchase and sell five different times in the Georgetown and Liberty Hill areas, and each time I have been so pleased. Jon and C.J. take all the worry and work out of real estate. I have made money off of my sales each time. I would not choose anyone else to list my home or find the next. They are professional, honest, and help me make my best decisions.” — Carol Rodgers Looking back, we’ve come to realize that one simple question has become one of the greatest privileges of our profession. Not because clients stop thinking for themselves. Quite the opposite. They simply know they’ll have a perspective shaped by decades of experience to help them think through one of life’s most important decisions. “What do you think?”   What We’ve Learned  We don’t believe our role is to make decisions for our clients. We believe our role is to help them make better decisions by sharing the perspective we’ve gained through decades of experience.    Preparation. Positioning. Negotiation. Results.

After more than 36 years in real estate, I’ve probably installed well over a thousand real estate signs across Central Texas. And honestly, it’s still one of my favorite parts of the business. Every sign represents something important: trust. Trust that we will guide people through one of the largest financial decisions of their lives. Trust that we will prepare properly. Communicate honestly. Negotiate effectively. Solve problems when they appear. And work to help the process move as smoothly as possible from beginning to end.  Over the years, markets have changed. Technology has changed. The industry has changed. But some things have not changed. People still want experienced representation. They still want someone who answers the phone. They still want thoughtful advice, strong negotiation, and someone who genuinely cares about the outcome. That responsibility is something we have never taken lightly. Preparation. Positioning. Negotiation. Results.

In 2010, C.J. and I thought we knew exactly where our next chapter would take us. We assumed our next home would be on our family ranch. It seemed like the obvious next step. But the more we talked about what that move would really mean, the more we realized something important. We loved the ranch. We simply weren’t ready to make 225 acres our everyday life. Not yet. Admitting that brought an unexpected sense of relief. Once we stopped trying to force the next chapter, the one we were ready for began unfolding quickly.   We had always loved Georgetown. Over the years we had lived there, represented clients there, and Gabriel’s Overlook had been a wonderful chapter of our lives. This time, we found ourselves drawn toward Georgetown’s older established neighborhoods. The giant native trees. The quieter streets. The timeless character. Places that seemed to tell their own stories. For weeks, nothing quite felt right. Then one afternoon, we broadened our search. Almost immediately, a new listing caught my eye.  The property photographs were terrible. It clearly needed cosmetic updating throughout. At first glance, it was easy to dismiss. C.J. smiled. “It’s pretty small… and it needs a lot of work.” She wasn’t wrong. During that season of our lives, alongside our real estate business, we had immersed ourselves in home makeovers. We had learned to separate what could be changed from what couldn’t. Instead of seeing outdated finishes, we saw possibilities. We agreed it was worth a look.   We’d driven past Terry Lane hundreds of times over the years without ever turning down it. I suppose we just weren’t ready yet. As we turned onto the little half-loop street, the road curved gently to the left. Before we had even rounded the curve, the neighborhood began revealing exactly what we had been searching for. Towering live oaks. A quiet street. Homes with their own unique character. The neighborhood had a quiet confidence about it. This was exactly the slower pace of life we had hoped to find. An adventure we had always wanted to experience… …at least for a while.  By the time we reached the driveway, we were completely convinced. We weren’t hoping the neighborhood would live up to the house. We were hoping the house would live up to the neighborhood. Another Realtor was finishing a showing with buyers as we arrived. Watching them interact, we recognized the buying signals we’d learned to notice over decades of representing buyers. We wondered whether they had recognized the same possibilities we had. We waited for them to finish. As soon as they pulled away, we headed inside.   The home had been custom built in 1972. The finishes were dated. Cosmetic updating was needed throughout. But we weren’t asking whether it was perfect. We were asking whether it had the right bones, the right flow, and the right character. An interior wall interrupted the natural flow of the living space. The sliding glass doors belonged to another era. Those weren’t obstacles. They were opportunities.  The character was already there. Then we stepped outside. The home’s unique design immediately made sense. It had been thoughtfully wrapped around a magnificent live oak, allowing its massive trunk and sweeping canopy to become the heart of the property. We stood there quietly. We could already envision beautiful landscaping, a carefully placed moonlight illuminating the magnificent canopy each evening, and countless moments enjoying everything that remarkable tree would become. At that moment… the vision felt complete. We looked at each other and smiled. Neither of us needed to say much. We both knew.   Modes changed.   We had found the right home. Most buyers feel they’ve reached the finish line. We know we’ve just reached the starting line. The excitement was still there, but our responsibility had shifted. Until that moment, our focus had been discovering whether this was truly the right home. Now our attention turned to something entirely different—learning everything we could about the seller’s situation, protecting our negotiating position, developing the strongest strategy possible, and doing everything within our ability to secure the home on the best possible terms. Before we ever pulled away from the driveway, I called the listing broker, the son of one of my parents old Austin friends, to learn more about the situation, determine whether there were competing offers, and begin putting that strategy into motion.  He told us the buyer’s agent who had shown the home before us had called to say their clients were going to sleep on it and would likely submit an offer the following day. That confirmed our instincts. The rest of our day was spent creating and presenting a compelling offer that recognized the interests of all parties. That evening, we had a fully executed contract. Several wonderful years later, after a chapter of life we’ll always treasure on Terry Lane, we realized the time had finally come. We were ready for the ranch.   Looking back, we’ve often thought about that afternoon—not because it changed the way we represent buyers, but because it reflects it. The best buying decisions don’t always begin with the house. They begin with discovering where and how people truly want to live. Once that’s clear… …and the right home is recognized…   Our modes change.   Our attention shifts from helping buyers recognize the right home to creating the strongest opportunity to secure it on the best possible terms. Helping buyers navigate that journey—from “This is the one.” to “We got it.”—remains one of the most rewarding parts of what we do.   Preparation. Positioning. Negotiation. Results.   One More Discovery Only after purchasing the home did we learn another part of its story. It had been custom designed in 1972 by Hope Carol Varner, who was inducted into the National Cowgirl Museum and Hall of Fame in 1988. A gifted musician, singer, radio host, and lifelong ambassador of Western life and culture, she and her husband, Tex, spent decades promoting the traditions and spirit of the American West. Looking back, it somehow felt fitting that someone who spent a lifetime celebrating the spirit of the American West had imagined a home where one magnificent live oak became its heart.

While exploring just below Moki Dugway in southeastern Utah, C.J. and I came across a cowboy gently moving cattle across UT-261. Thankfully, I was able to capture that moment in a photograph. The desert scenery was spectacular. But it wasn’t the landscape that stayed with me. It was the cowboy. From a distance, I assumed he was one of the hands moving cattle. As he rode closer, I began noticing the details. The quality of his horse and tack. The effortless way he sat in the saddle. Horse and rider seemed to move as one. He had the quiet confidence of someone who didn’t need to prove who he was. He simply went about the work that needed to be done. That’s when I realized he was the rancher. Before we even exchanged a few words, he was beaming. He looked like someone who genuinely loved what he was doing. After asking if I could photograph him, we spoke briefly, and I realized my first impression had been right. During our conversation, he told me he was moving his cattle down to fresher grazing well before the harsh winter conditions arrived.  Only later, as I reflected on what he had shared, I realized it had quietly reaffirmed a philosophy that has guided our approach to real estate for decades. Just as the rancher prepared while he was still ahead of the changing season, we’ve learned that many of the most important real estate decisions are made long before circumstances demand them. For sellers, preparation often begins before a home ever reaches the market. Presentation, pricing, timing, and positioning all influence buyer response and negotiating leverage long before the first showing. For buyers, preparation begins just as early. Understanding the market, defining priorities, strengthening financing, and recognizing opportunity when it appears often determine whether the right home becomes a successful purchase. In both cases, thoughtful preparation creates better decisions, stronger negotiating positions, and ultimately, better results. That philosophy has quietly shaped the way we’ve represented our clients through more than 800 closed transactions across Central Texas. Looking back, I don’t remember that morning simply because I watched the rancher move cattle across the highway. I realized I’d watched someone who understood that preparation is most valuable before you get there. It’s a lesson we strive to put into practice every time we represent a buyer or seller. Preparation. Positioning. Negotiation. Results.   Field Notes Location: Just east of Moki Dugway, UT-261, in the basin near the Valley of the Gods, southeastern Utah  Coordinates: 37.22896° N, 109.90144° W *Artwork accompanying this story was created through a rather enjoyable collaboration between Jon Pfau and Sherie of ChatGPT, inspired by the original photograph captured that morning.

Some stories are obvious. Others take a little more work to uncover. The challenge isn’t simply identifying features. The challenge is understanding which features matter most, how they work together, and how to present them in a way that creates meaningful buyer interest. This property provided a great example. The estate combined architectural design, privacy, acreage, luxury finishes, resort-style outdoor living, a separate guest residence, and a substantial toy barn. Each feature added value, but none told the complete story by itself. The real opportunity was understanding how those elements came together to create a lifestyle that would resonate with the right buyer. That understanding influenced every decision that followed. Photography highlighted not just the structures, but the setting. Property descriptions focused on experience rather than simple feature lists. Marketing emphasized the combination of privacy, flexibility, recreation, and quality that made the property distinctive. The goal was never simply to put up a sign and place the property in the MLS. The goal was to create an emotional connection, establish perceived value, and position the property correctly from the very beginning. The result was a successful sale that connected a distinctive property with buyers who appreciated the lifestyle it offered. Because most properties aren’t defined by a single feature. They’re defined by the way everything comes together to create value. Our responsibility is helping buyers understand that story and helping sellers gain from the value it can create. Preparation. Positioning. Negotiation. Results.

When we first met this client, he was relocating to Central Texas from California and initially planned to represent himself in the purchase of a home. Like many buyers today, he had already spent considerable time researching the market online, understood business and negotiation well, and wanted to carefully evaluate whether professional representation would truly add value to the process. We met him while showing one of our listings and spent time discussing how representation works in Texas, current market conditions, contracts, inspections, negotiation strategy, and some of the details buyers often do not fully see from the outside looking in. There was no pressure involved. Just honest conversation, practical guidance, and straightforward answers. Before leaving the property, he asked an important question: “How would you justify a full-price offer on this home?” I told him the truth. We had recently adjusted the price to the level I originally recommended to the seller, buyer activity had increased significantly, and based on the current interest I was advising the seller to remain firm. That answer mattered. A short time later, he called and asked C.J. and I to represent him in the search for a home.  He told me that my honest response — especially while representing the seller — was one of the things that made him feel comfortable moving forward with us. Although that particular property was not ultimately the right fit, we later helped him successfully purchase a home that better aligned with his goals, priorities, and lifestyle. Over time, the professional relationship evolved into a friendship — one of the rewarding parts of being in a people business built on long-term trust and communication. One thing we have learned over decades of buyer representation is that strong representation is rarely about “selling” someone a property. In most cases, the right property sells itself. Our role is helping buyers slow the process down enough to evaluate decisions clearly, navigate complexity, protect their interests, negotiate effectively, and ultimately discover the property that best fits their goals, lifestyle, and long-term plans. The following words from a review he posted after the process meant a great deal to us:  “I first met Jon and C.J. when Pfau & Company Realtors was the listing broker for a property I was interested in.  From the start, it was clear that they set a high bar in the real estate industry.  Their professionalism, deep market knowledge, business insight, and client-first approach truly set them apart.  Although I didn't end up puchasing that initial property, I was so impressed that I retained them to help me find the ideal home to meet my unique needs.” — KLD | Austin  Preparation matters. Positioning matters. Negotiation matters. And strong representation often begins long before a contract is ever signed. Preparation. Positioning. Negotiation. Results.

Not every real estate lesson was learned sitting behind a desk. Alongside our brokerage work, beginning during the Great Recession years (2008-2011) and continuing afterward for several years, C.J. and I purchased, improved, and sold dozens of homes throughout Central Texas.  Every project started with the painstaking process of finding and previewing dozens of  distressed properties to discover a few that fit our criteria.  Next, we analyzed each for potential fixed up value, backed out estimated costs of improvements and profits to find our maximum offer price. Once purchased, the design, demolition and construction pieces were managed to meet budget and insure profits.  We consistently met our projections. That additional hands-on experience still shapes the way we approach real estate today. Understanding how homes function, which improvements truly matter to buyers, the cost versus return, and how presentation affects perceived value creates a practical perspective that goes far beyond simply putting a home on the market.  The work was real. The lessons were real. And many of those experiences still influence the guidance we provide buyers and sellers today. Preparation. Positioning. Negotiation. Results.

This Liberty Hill home in Santa Rita Ranch entered the market during the rapid mortgage rate increases of 2022—one of the fastest market shifts we have experienced in decades. Almost overnight, the rules seemed to change. Buyer activity slowed. Inventory began building. Homes that would have generated immediate interest only weeks earlier suddenly faced fewer showings and growing competition. Like many sellers at the time, our client found himself asking a question we heard repeatedly throughout that market: “What’s changed?” At first glance, nothing appeared to be wrong. The home showed beautifully. It offered thoughtful upgrades, excellent condition, and was located in one of Liberty Hill’s most desirable communities. The value was there. Yet something wasn’t working. The challenge wasn’t the home. The challenge was that the market had changed, and the strategy needed to change with it. Rather than hoping conditions would improve or simply waiting for the next buyer, we focused on understanding what buyers were telling us through their actions. Every showing, every conversation with other agents, every crucial piece of buyer feedback, every competing listing, and every pricing trend became another clue, and the focus of every conversation with our seller.  Those conversations weren’t always easy. Changing markets rarely are. They require honest communication, realistic expectations, thoughtful adjustments, and the willingness to make decisions based on today’s market rather than yesterday’s. Over the years, we’ve represented Richard through multiple purchases and sales throughout Liberty Hill and Georgetown. Relationships like that are built over time. Clients like Richard come to understand that our advice isn’t based on simply completing another transaction. It’s based on protecting long-term outcomes and doing what is right–even when the conversations become difficult, the decisions become harder, and the easier answer isn't the best one.  That approach proved especially important during one of the fastest-changing markets we’ve experienced since the Great Recession beginning in 2008.  Richard’s home ultimately sold successfully, and we were also honored to help him purchase the right home for the next stage of life in Sun City. Declining markets quickly reveal the difference between placing a home on the market and actively managing a listing.  When conditions change, buyer behavior changes. Pricing strategy changes. Negotiation changes. Sometimes expectations have to change as well. The homes that succeed are rarely those that simply wait for the market to come back. They’re usually represented by people willing to adapt as conditions evolve.  Richard’s words meant a great deal to us: “C.J. and Jon have been my Realtors since 2011. They have helped me buy three homes and sell two of them. They are a tremendous team. I am very satisfied with their real estate knowledge, market knowledge, attention to detail, and can-do attitudes. I would not even begin to think about using anyone but Pfau & Company Realtors.”– Richard Dismukes Stories like that continue to remind us that experience isn't measured by how many markets you've seen.  It's measured by what you've learned from them. Markets change. Strategy has to change with them. Preparation. Positioning. Negotiation. Results.

Today’s first-time buyers are more connected with the market than ever before. Many are already researching neighborhoods, builders, financing options, market trends, and homes long before they ever speak with an agent.  They often arrive with a solid understanding of the market and a clear sense of what they’re looking for. But purchasing a first home still involves important decisions, unfamiliar processes, and moments that can feel overwhelming without experienced guidance. Taylor and her family were referred to us by her good friend Taylor — which was pretty cool — and C.J. worked closely with them throughout their home search and builder purchase in Parmer Ranch. From evaluating builder incentives and contract terms to navigating inspections, deadlines, negotiations, and closing details, our focus remained the same throughout the process: helping them feel informed, prepared, protected, and confident in the decisions they were making. One thing we have learned over the years is that informed first-time buyers are often some of the best buyers to work with. When preparation, communication, and experienced guidance work together, buyers are usually in a much stronger position to understand their options, avoid costly mistakes, negotiate effectively, and move through the process with greater confidence. The result was a successful purchase and a smooth transition into their first home with the kind of support and communication first-time buyers deserve during such an important milestone. The kind words below meant a great deal to us because they reflect the experience we work to provide every buyer: “Jon and C.J. are simply the best! We had a short and sweet home search, but from the day we started working with them they were very communicative, knowledgeable and forthcoming about the home buying process and what we should expect from the Georgetown market in the coming months. When we found the home we wanted, they made sure all the ‘extras’ and incentives were included in our initial contract, plus C.J. negotiated with the builders to ensure a few items from our inspection were corrected before closing. We will definitely use them in the future and we would recommend anyone in the market for a house (or selling their current home) to use Pfau & Company Realtors as well.” — Taylor Wenholz Preparation. Positioning. Negotiation. Results.

Acreage Properties Don’t Sell The Same Way. This 44+ acre Liberty Hill ranch property was referred to us by long-time friends and past clients and involved helpng them with the sale of a family ranch property — a responsibility we never take lightly.  Acreage properties are different from traditional residential homes, and they should not be marketed the same way. This ranch offered a compelling combination of usable pasture, long-range views, mature oak trees, privacy, and a well-positioned ranch-style home that fit naturally within the land itself. Acreage buyers evaluate property differently. They are not simply considering bedroom counts or square footage. They are evaluating how the land functions, how usable the acreage truly is, how the terrain lays, how private the setting feels, how the improvements support the property, and whether the entire property works together as a complete package. Our responsibility was making sure buyers clearly understood those strengths from the very beginning of the marketing process. From the long private drive and coastal bermuda pastures to the barn, supporting outbuildings, elevated homesite, mature oak coverage, and overall layout of the land, every part of the property played a role in how it was positioned, photographed, marketed, and presented to prospective buyers. Over the years, we have learned that strong acreage representation requires much more than placing a property in the MLS. Preparation, presentation, market knowledge, land evaluation experience, and understanding what acreage buyers truly value often become major drivers of the final outcome. The result was a successful sale that properly showcased both the land and the lifestyle the property offered while helping the family successfully transition an important long-held property to its next owner. Helping friends and past clients navigate this family ranch sale made these words from Traci very meaningful to us:  “Jon and CJ are amazing! We have used Pfau & Company Realtors multiple times in Georgetown, Liberty Hill and Marble Falls and highly recommend their professional services. They go above and beyond every single time!!” — Traci Shillingburg  Preparation matters. Positioning matters. Negotiation matters. And when selling acreage property, experienced representation can make a significant difference in how the land is understood, positioned, and ultimately valued by the market. Preparation. Positioning. Negotiation. Results.

Gabriel’s Overlook has been part of our story since the beginning. When Pfau & Company Realtors was first launched in 2000, Gabriel’s Overlook was still in its early stages of development. I noticed the roads being cut in as I cruised down 29 one day and decided to see what was being developed. Coincidentally, Gabriel's Overlook is almost directly across the road from the 28 acre mini ranch my parents bought and had long since sold as I was a child.  We loved that place.  Things had changed. The rolling Hill Country landscape, native oak trees, larger acreage homesites, gated entrance, and access to the South San Gabriel River immediately made the community feel different from many traditional subdivisions in the area.  Immediately I called C.J. from my grey "brick style" mobile phone to tell her we were moving. We quickly bought lot 54 and built one of the earlier homes in the neighborhood at 305 Park Place Drive, and spent over ten years living there ourselves.  Over time, we came to know the community well — not simply through sales activity, but through everyday life. Neighbors became friends. We experienced the character of the area firsthand, from walks to the river park and friendly hellos along the way, to the comforting peace and feel that continues to attract buyers today.  It is a beautiful and convenient oasis from a busy world. Located in Georgetown within Liberty Hill ISD, Gabriel’s Overlook remains one of the more distinctive custom home communities in the region, with approximately 280 homes spread across beautiful one- to three-acre Hill Country homesites. Since 2000, we have closed more than 150 transactions within Gabriel’s Overlook alone. While the neighborhood represents only one part of our broader Central Texas business, it has always remained a community we genuinely enjoy serving and returning to. Experience matters — especially when it comes from both professional representation and personal connection to the community itself. Preparation. Positioning. Negotiation. Results. Since 2000, Pfau & Company Realtors has represented buyers and sellers in more than 800 closed transactions across Central Texas.

One of the most common misconceptions in real estate is that pricing is a one-time decision. In reality, pricing is a process that combines preparation, positioning, market feedback, and informed decisions along the way. Before a property ever reaches the market, we work with sellers to understand the property’s strengths, condition, competition, timing, and overall objectives. From there, we develop a pricing range and determine a starting position that fits both the property and the seller’s goals. Today, sellers also have more options during the preparation phase than ever before. Programs such as Unlock MLS Flex can allow a property to begin building buyer and agent awareness while preparation is still underway. In the right situation, this can provide valuable early market feedback and help create momentum before a property’s official public launch. For sellers, the goal is not to predict the future perfectly. We don’t have a crystal ball, and neither does anyone else. If we did, every property would sell at exactly the right price on exactly the right day. What we can do is prepare thoroughly, position strategically, pay close attention to the market, and make informed decisions based on what the market tells us. Once a property is launched, the market begins to speak. Showings, buyer activity, competing listings, agent feedback, online engagement, and sales occurring around us all provide valuable information.  That’s why we spend so much time gathering feedback and monitoring market response. Those insights help us evaluate whether our positioning remains strong or whether adjustments should be considered. Over the years we’ve found that the best outcomes rarely come from trying to outguess the market. They come from combining preparation, thoughtful positioning, ongoing market awareness, and a willingness to respond when conditions change. The market often speaks volumes if we’re willing to listen. Pricing is not a one-time decision. It is a process. Preparation. Positioning. Negotiation. Results.

One of the most rewarding parts of long-term representation is watching clients grow into the next stage of their lives. Over the years, we had the privilege of helping Rob and Natalie navigate multiple real estate decisions across Central Texas — including home sales in Round Rock and Georgetown, a commercial property purchase, lake property on LBJ, and eventually the opportunity to purchase ranch land in Burnet County. What stood out through every stage was that the goal was never simply another transaction. The goal was helping them move closer to the lifestyle they truly wanted. Today, that means ranch life. Open space. Land. Cattle. Quiet mornings and evenings under the oaks. The kind of life many people dream about for years before finally making the move. Every transaction along the way required different strategy, different timing, different negotiations, and different planning. Residential homes, land, commercial property, and recreational property all bring different challenges and opportunities. That is where experience matters. Over decades in real estate — and through the experience of building and living this lifestyle ourselves — we have learned that successful long-term representation is about more than simply buying and selling property. It is about helping clients make informed decisions over time as their goals, priorities, and opportunities evolve. The words from Rob below meant a great deal to us:  “Jon and C.J. have guided us through many transactions over the last ten plus years… They have also become great friends.” Relationships built on trust create continuity, confidence, and better decision-making over time. Preparation. Positioning. Negotiation. Results. 

We have always enjoyed selling waterfront property throughout the Highland Lakes.  Lake homes and boat docks are fun and bring a very different set of considerations than traditional residential real estate. Having enjoyed lake life and family lake house ownership ourselves over the years, we understand firsthand that waterfront property is often about much more than the house alone. Buyers are evaluating the entire waterfront experience — lake access, shoreline conditions, dock setup, terrain, views, water depth, privacy, usability, and how the property actually functions throughout changing lake conditions. Important questions quickly become more complex and crucial.  Is this a constant-level lake? Has the property ever flooded or the water disappeared? Does the Elevation Certificate put the home out of the base flood elevation?  What are the dock regulations and permitting, will we own the land underneath it? Are there irrigation restrictions? Will this neighborhood allow short-term rentals? How do fluctuating lake levels affect usability, shoreline access, or long-term value?  Even pricing and marketing strategy can differ significantly from traditional residential homes because buyers evaluate waterfront property emotionally, functionally, and financially all at the same time. One thing we have learned over the years is that waterfront representation requires much more than attractive photos and a lake view. Buyers and sellers benefit from practical experience, market knowledge, preparation, and a clear understanding of the issues that often influence both negotiations and long-term satisfaction after closing. Preparation matters. Positioning matters. Negotiation matters. And experienced representation can absolutely influence the outcome when buying or selling waterfront property. Preparation. Positioning. Negotiation. Results.

Several years ago, we represented buyers and after an extensive search, C.J. found them what seemed like the perfect home.  They loved the property, the setting, and could already picture themselves living there. The home looked to be in order, the Seller's Disclosure Notice did not mention any red flags, and negotiations went well for our buyers.  They were excited. Then came the inspection.   The report revealed a concern that went far beyond ordinary maintenance items.  Some issues represented significant expense that might be negotiated, but one created uncertainty about future ownership costs, and potential risk.  The easy path would have been to keep the transaction moving. Instead, we spent time discussing the findings, especially the surface water drainage issue that had caused previous undisclosed problems, and would always be a concern despite remediation.  We always review possible future implications to include the effect on resale, and help our clients separate emotion from the facts.   In the end, they made the difficult decision to walk away. A short time later, they found another home they loved just as much—one that brought excitement instead of lingering concerns.  And that Georgetown home is where they are still living today. That experience reinforced something we’ve believed throughout our careers: Buyer representation isn’t simply helping someone purchase a home. It’s helping people make good decisions and avoid expensive mistakes now and in their future. Along with representing buyers and sellers in more than 800 transactions since 2000, our past years of hands-on experience purchasing, improving, and selling homes ourselves have given us additional perspective on how houses function, which issues truly matter, and what certain repairs can realistically involve. Sometimes the best outcome isn’t getting to the closing table. Sometimes it’s having the confidence to walk away from the wrong house. Preparation. Positioning. Negotiation. Results.

Sometimes presentation becomes part of the strategy. Not every home needs staging. Some properties already create warmth, scale, and emotional connection naturally through furnishings, layout, and lived-in atmosphere. In other situations, especially vacant homes competing for buyer attention, some staging can play an important role in how the property is experienced.  This Cimarron Hills custom home already carried strong architectural presence — soaring ceilings, dramatic stonework, expansive living spaces, and luxury finishes throughout. But because the home was vacant, the builder and our team made the decision to fully stage the property in order to help buyers better understand the scale, flow, and lifestyle the home was designed to offer. The goal was not simply decorating rooms. The goal was creating atmosphere, emotional connection, and a stronger first impression both online and in person. Once staged, the presentation translated much more effectively through photography, marketing exposure, showings, and ultimately negotiation. Preparation. Positioning. Negotiation. Results. 

Some of the most rewarding relationships in real estate are the ones that span generations. We first met Taylor as a Preschooler decades ago when we helped her parents sell their home.  Since then, we've had the opportunity to assist Taylor and multiple members of the family through 11 different sales and purchases throughout Central Texas.  Today, Taylor is a homeowner, wife, mother, entrepreneur, and the owner of Birdie Salon in Georgetown. Recently, C.J. and I stopped by Birdie Salon for my haircut appointment with Taylor. I’ve been a customer of hers for years, so seeing her open her new salon in a building she purchased herself was especially meaningful. Helping clients buy and sell homes is gratifying. Having the opportunity to serve multiple generations of the same family — and watch them build successful lives, careers, and businesses of their own — is something even more meaningful. Preparation matters. Positioning matters. Negotiation matters. Preparation. Positioning. Negotiation. Results.

One of our past sales began when homeowners who had recently discovered foundation movement were told by well-meaning neighbors that their home would likely be difficult to sell. They were preparing to sell and, like most homeowners, they were understandably concerned. They contacted us to discuss their options and explained what they had learned about their foundation. We met at the property and walked through their concerns together. They showed us the cracks in the sheetrock in their kitchen that had first caught their attention. Over time, additional cracks had developed in the utility room and in the corresponding tile floors. Outside, we noticed diagonal cracks following the mortar joints in the stone facade, creating a staircase pattern often associated with foundation movement. Then came the question many homeowners eventually ask: “Is our home even saleable?” I explained that many foundation issues are marketed in a way that unintentionally leaves buyers and their agents with unanswered questions. And unanswered questions often create fear. How much will the repairs cost? Will lifting the home cause additional cracking, plumbing problems, or damage to flooring, windows, or door frames? How should drainage or soil conditions that contributed to the movement be addressed? Even when a property is priced attractively, the fear of the unknown often causes buyers to hesitate and pursue what feels like a safer alternative. Around 2008, we created a home make-over company as a secondary business that purchased, renovated, and resold distressed properties for several years.  Through that past experience, we learned that buyers are usually not afraid of problems they understand. They become nervous when significant issues are poorly explained or left to their imagination.  I explained that the issue wasn’t necessarily the foundation movement itself. The issue was uncertainty. Our goal was to replace uncertainty with understanding and practical solutions. In our experience, people are often less afraid of problems than they are of not understanding their options. Rather than making assumptions or rushing into expensive decisions, we recommended slowing down and gathering information. Engineering evaluations, testing, and remediation estimates—including a lifetime transferable warranty—helped our clients understand the circumstances and the available options. Our sellers preferred not to incur the expense of remediation upfront. Instead, we developed a strategy designed to answer buyers’ questions before they were asked. Engineering reports, estimates, warranty information, and the required disclosures were made available to buyers. We also made pricing adjustments that acknowledged future remediation costs and allowed buyers to evaluate the opportunity with realistic expectations. The issue didn’t disappear. The uncertainty did. Buyers weren’t being asked to overlook an issue.  They were being given the information necessary to understand it. Uncertainty was replaced by facts. Assumptions were replaced by informed decisions.  And our clients successfully sold their home.  The Lesson Most homes can be successfully sold despite imperfections. Homes require maintenance. Systems age. Minor defects occur. Central Texas foundations move. Hail damage happens. That’s simply part of owning property. Some concerns can be repaired before listing. Others can be explained, evaluated, and successfully negotiated. Perfect houses are rare. What often matters most is understanding the issue, making informed decisions, and presenting the information thoughtfully.  Preparation. Positioning. Negotiation. Results.

Showing feedback is one of the most important — and most overlooked — parts of properly positioning a listing for sale. Modern lockbox systems automatically send standardized feedback requests to buyer agents after showings, asking them to share how their clients reacted to the property.  In theory, that sounds helpful. In practice, those generic emails and text messages are often overlooked, ignored, or quickly dismissed because they’re simply another automated notification arriving after showing houses all day. As a result, many listings receive little meaningful feedback, and valuable insight into how buyers and agents are actually reacting to a property is never gathered. That information is crucial. Pricing concerns. Condition concerns. How the home compares to competing properties. Features buyers love. Comments that repeatedly surface. Positive reactions. Indications that buyers are considering offers. Those insights help determine whether a property is properly positioned in the market, whether adjustments should be considered, or whether current strategies are gaining the traction we hoped to create. Our lockbox technology alerts us as soon as a showing has taken place, allowing C.J. to follow up quickly while buyers’ reactions and agents’ observations are still top of mind. Rather than relying on generic automated requests, she persistently reaches out directly to buyer agents by phone, text, and email to gather meaningful feedback.  That information becomes valuable market intelligence. It  helps us understand how buyers are responding to the property, identify meaningful patterns, and keep our sellers informed. Together, we can make timely, well-informed decisions that strengthen positioning and improve the opportunity for a successful sale. Preparation. Positioning. Negotiation. Results.

Most buyers experience a home online before they ever step inside. The quality of that first impression influences interest, showing activity, perception, and ultimately outcome. That’s why professional presentation is part of our preparation process before a listing ever reaches the market.  High-quality photography, floorplans, immersive walkthroughs, thoughtful sequencing, and strong online positioning all work together to help a property stand out in a competitive environment. The goal is not simply to put a home online. The goal is to present it properly from day one. Preparation. Positioning. Negotiation. Results.

This is one of C.J.’s favorite outdoor spaces out here at the ranch.  Nothing elaborate. No major construction project. Just a quiet place tucked into the trees overlooking the creek where she can sit, read, think, and slow down for a little while. It’s a good reminder that outdoor spaces do not have to be expensive or dramatic to matter. Buyers consistently respond to spaces that feel usable, relaxing, and connected to the way people actually live.  Over the years, we’ve seen simple patios, shaded seating areas, firepits, porches, and backyard retreats create strong emotional connection during showings — often becoming part of what buyers remember most about a property. Preparation. Positioning. Negotiation. Results.

We take real estate negotiation to another level. After hundreds of sales, and a strong desire to improve over time, we created a proactive strategy to improve your purchase or sale. Successful negotiation rarely begins at the negotiation table.  The strongest outcomes are usually built earlier through thoughtful preparation, realistic positioning, market awareness, and understanding what creates leverage before serious discussions ever begin. Every situation is different. Different motivations. Different pressures. Different opportunities. That’s why we approach negotiation strategically — beginning with a clear understanding of our client’s priorities, the other side’s motivations and strength, current market conditions, timing, and the overall structure of the opportunity.  Our responsibility is simple: represent our client’s best interests, protect their position, pursue the strongest value or return possible, and negotiate favorable terms throughout the process. Preparation creates leverage. Positioning strengthens leverage. Negotiation converts leverage into results. That pursuit of improved outcomes is part of the level of service we have always worked to provide. We look forward to showing you exactly how we deliver better bottom line results whether you are buying or selling. Preparation. Positioning. Negotiation. Results. 

Not every property fits a standard approach — especially one with this kind of history. Originally built in 1908, the Marsh F. Smith House is a designated Texas Historic Landmark and an important part of Georgetown’s architectural history.  Selling a property like this requires much more than simply placing it on the market. Historic homes are different. Buyers are not simply evaluating square footage, finishes, or price per foot — they are responding to architecture, craftsmanship, atmosphere, character, and the overall experience the property creates. Our responsibility was making sure that experience came through clearly from the very beginning. The strategy focused on showcasing both the significance of the original structure and the livability created through thoughtful renovation by our client, Jimmy Jacobs, a prominent Georgetown builder. Photography, presentation, marketing language, and overall positioning were carefully built around the character of the property itself — including the main residence, carriage house, outdoor living areas, and the resort-like setting that made the home feel truly unique within the Georgetown market. Properties like this also require a different kind of buyer targeting and negotiation strategy. The right buyer is often drawn to emotional connection, architectural appreciation, lifestyle, and long-term stewardship as much as traditional real estate metrics. One thing we have learned over the years is that unique homes benefit from highly intentional representation. Cookie-cutter marketing often fails because properties like this are not competing as commodities — they are competing on character, experience, presentation, and emotional connection. The result was a successful sale that properly positioned one of Georgetown’s truly distinctive historic properties while helping connect the home with a buyer who appreciated exactly what made it special. Preparation matters. Positioning matters. Negotiation matters. And when a property is truly unique, strategy and presentation often become some of the biggest drivers of the final outcome. Preparation. Positioning. Negotiation. Results.

No two porches are the same.  We've sold a lot of them to include every one here but the main picture, our personal favorite, which is our back porch at the ranch. Some overlook water. Some open to a quiet backyard. Some wrap around an older home full of character. Others become part of the everyday rhythm of ranch and Hill Country living. But the best porches all have one thing in common — they help buyers imagine how life will feel there. That’s why we intentionally highlight outdoor living spaces through photography, written presentation, and marketing strategy.  Features like porches, patios, screened spaces, and outdoor gathering areas often create emotional connection long before a buyer ever steps inside the home. Different styles. Different settings. Different price points. Each with a story worth presenting properly. Preparation. Positioning. Negotiation. Results.

We spent a Friday in Johnson City helping buyers evaluate several Hill Country acreage properties — and what stood out was how different each property truly was. Some offered long-range hilltop views. Others provided privacy, valleys, mature oak trees, rock features, seasonal water, or more usable pastureland. Every tract carried a different feel, different strengths, and different long-term considerations. Acreage buyers are not simply buying land. They are evaluating terrain, usability, access, water features, restrictions, wildlife exemptions, future building potential, and how the property will function over time.  That is where preparation and experience matter. Helping buyers understand those differences before they commit is one of the most important parts of the process — especially when they are purchasing outside their immediate market area.  In the end, these buyers decided on a ten acre hilltop and vallley, with long panoramic views of the horizon while overlooking their own fishing pond below.  It's fun spending a Friday in the hill country to help dreams come true. Preparation. Positioning. Negotiation. Results.

This Georgetown Village home belonged to long-time past clients whom we had previously helped through several other sales and purchases over the years. One of the biggest challenges with nearly new homes is that buyers are often comparing them directly against brand-new construction nearby. If the home is not positioned properly, buyers can quickly default toward “new” without fully recognizing the value already built into the resale property. This home offered a major advantage. Michael and Donna had already invested in many of the improvements buyers often face after purchasing new construction — landscaping, window treatments, interior upgrades, and additional finishing touches that added both functionality and appeal. Our job was making sure buyers clearly understood that value from the very beginning. The marketing strategy focused on positioning the home not simply as a resale property, but as a more complete, move-in-ready alternative to nearby builder inventory. Photography, presentation, pricing strategy, and buyer messaging were all built around helping the home stand apart from competing new construction in Georgetown Village and helping buyers recognize the financial and practical advantages already built into the property. That positioning generated strong buyer interest quickly, led to a successful contract and closing, and ultimately helped our clients net more from the sale than they originally expected. Over the years we have learned that competing with new construction requires much more than simply placing a home in the MLS.  Preparation, positioning, pricing strategy, buyer psychology, and understanding how buyers compare value all become extremely important parts of the process. The following words from Michael and Donna meant a great deal to us:  “The selection of Pfau & Company Realtors is the best financial decision my wife and I have ever made.” — Michael & Donna M. Preparation matters. Positioning matters. Negotiation matters. And when competing against brand-new inventory, experienced representation can make a major difference in how buyers perceive value and how a home ultimately performs in the market.  Preparation. Positioning. Negotiation. Results.

Just over 30 years ago, Ashlie called the Century 21 office in Georgetown to schedule a showing on a home she wanted to see. Jon happened to be next up on phone duty, took the call and arranged to show her the home.  At the time, C.J. was managing a local title company office, and none of us could have imagined that one conversation would become a relationship spanning nearly three decades. Since then, we have had the opportunity to help Ashlie purchase and sell many times, as well as members of her family, and many of the people she has referred to us over the years. Those relationships have led to numerous other sales and purchases throughout Central Texas and friendships that have lasted far longer than any single transaction.  Today, over 30 years later, we remain grateful for the trust Ashlie and her family have placed in us. “With Jon and C.J.’s first-hand knowledge of the real estate market, familiarity of the area and professionalism on the job, my experiences could not have been more pleasurable.” — Ashlie Rae Holladay Preparation. Positioning. Negotiation. Results.

One of the most common statements heard in real estate is that pools don’t add much value.  In our experience, that conclusion is often wrong and far too simplistic.  Over the years we’ve sold many homes with pools across Central Texas, including all of these on the graphic.  We’ve seen beautiful pools become major emotional drivers for buyers, create stronger showing activity, and influence both marketability and value. A pool isn’t simply concrete, plaster, and equipment. For many buyers, it represents where the kids play, family gatherings, entertaining friends, relaxing after work, and enjoying life outdoors during our long Texas summers. The question is usually not whether a pool has value. The question is understanding where, when, and to whom that value matters most. Buyer preferences, neighborhood expectations, price range, privacy, outdoor living design, and overall presentation all influence how a pool is perceived by the market. Part of our responsibility is helping sellers understand both sides of the equation — positioning the lifestyle and emotional appeal the pool creates while also studying comparable sales and market evidence to help quantify how buyers have responded to similar properties. Pools don’t create the same response in every market segment. But when the right pool is presented to the right buyers in the right market, it can become one of a property’s most compelling and valuable features. Preparation. Positioning. Negotiation. Results.

What Happens Next Determines Everything. Most people assume the hard part of a real estate transaction is finding a buyer and negotiating an acceptable price. Those are certainly important. But once a contract is signed, an entirely different responsibility begins. From that moment forward, the focus shifts from marketing a property to managing a project. Every transaction becomes a carefully coordinated process involving communication, scheduling, negotiation, problem-solving, and dozens of moving parts that all have to come together at exactly the right time. Inspections. Repair negotiations. Financing. Appraisals. Title work. Surveys. Insurance. Contract deadlines. Final walkthroughs. Possession. Utility transfers. Buyers. Sellers. Lenders. Inspectors. Contractors. Title companies. Each piece affects the next. Miss one detail, and the entire transaction can quickly become more difficult. While every transaction is different, our responsibilities naturally overlap throughout the process. I typically lead inspection and repair negotiations, working to resolve issues, protect our clients’ interests, and keep the transaction moving forward. C.J. focuses on the countless contract-to-close details, coordinating communication, deadlines, title work, lenders, final walkthroughs, possession, and the many moving pieces that must stay aligned for a successful closing.  Together, we’re continually evaluating, communicating, anticipating problems, and helping guide the transaction from contract to closing. Some transactions are relatively straightforward. Others demand an entirely different level of coordination. This Escalera Ranch transaction provided a great example. Jeff and his wife—four-time past clients—were purchasing another home while simultaneously selling this property. To make things even more challenging, both home inspections took place on the same day, requiring inspection negotiations on two separate properties at the same time. As closing approached, the buyers wanted possession of our listing the very day our sellers were scheduled to move into their next home in Georgetown. That seller, in turn, was closing on another property in Dallas during the same timeframe. Three transactions. Multiple inspections. Repair negotiations. Lease arrangements. Possession schedules. Overlapping deadlines. Very little room for error. Keeping everything aligned required constant communication, proactive problem-solving, careful coordination, and steady negotiation from contract to closing. The result was a successful transition that allowed our clients to sell one home, purchase another, and move confidently into the next chapter of their lives. Jeff’s words below meant a great deal to us: “Jon & CJ of Pfau & Company Realtors make buying and selling as smooth as possible. They have handled four home sales and purchases for us in the Georgetown area… They are very knowledgeable about the Central Texas market and a great team to guide you through the entire sales process.” — Jeff Dymond What happens after a contract is signed determines how smoothly a transaction reaches the closing table. The best representation is often the work buyers and sellers never see. It’s the communication, coordination, problem-solving, and countless decisions made behind the scenes that help keep transactions together, minimize surprises, and create the opportunity for a successful closing. Preparation. Positioning. Negotiation. Results.

Most people begin their search by looking at properties online. Eventually, they realize they’re making a much bigger decision. They’re choosing a community. A pace of life. Whether they want neighbors close by or room to breathe. How they want to spend their weekends and where they want to create memories with family and friends. Whether weekends mean hiking Enchanted Rock, spending time on the Highland Lakes, enjoying live music and local festivals, hanging out on The Square in Georgetown, or occasionally heading into Austin to see if it’s still weird before returning home to the Hill Country. Those things are difficult to fully understand from photos, statistics, and online research. Over the years, we’ve spent a great deal of time enjoying and exploring the communities, lakes, small towns, and landscapes that make Central Texas such a special place to live. Along the way, we’ve learned that the best decisions usually happen when people look beyond the house itself and begin thinking about how they actually want to live. That perspective often helps buyers look beyond bedroom counts and square footage to discover the communities and lifestyles that truly fit who they are. For sellers, it helps us tell a more complete story. Buyers often connect with more than features and floor plans. They connect with a setting, a lifestyle, and the experiences they can envision having there. Real estate isn’t simply about finding the right house. It’s about finding the right fit.  Preparation. Positioning. Negotiation. Results.

For many buyers, building a custom home is one of the most exciting — and intimidating — real estate decisions they will ever make.  There are dozens of moving pieces involved long before construction even begins: finding the right lot or land, evaluating builders, understanding contracts, navigating allowances, construction financing, draw schedules, timelines, inspections, design decisions, and ultimately making sure the entire process stays aligned and within budget from beginning to end. Over the years, we have represented many custom home builders throughout Central Texas, helping market and sell both speculative and to-be-built homes. We have also personally had three custom homes built for us over the years — including the home we built on our ranch — so we understand firsthand both the excitement and the challenges that come with the custom building process. We have also helped guide buyers through the construction of many custom homes over the decades and understand how important preparation, communication, builder selection, and realistic expectations become throughout the process. For Bruce and his family, the process involved much more than simply building a home. We helped them locate the right lot in Gabriel’s Overlook in Georgetown, guided them through builder selection, construction financing, contracts, and the overall design-build process — all while simultaneously coordinating the sale of two separate homes in Austin and Round Rock. Timing, communication, and coordination mattered tremendously because every moving piece affected the next stage of the project. Our goal throughout the process was helping them move forward with clarity and confidence while reducing stress, solving problems early, and helping the entire project stay aligned, organized, and within budget as decisions and timelines evolved. The result was a successful transition into a custom home that fit both their lifestyle and long-term goals while allowing both existing homes to sell quickly and smoothly during the process. Bruce’s words below meant a great deal to us: “We had never built a new home before, so the guidance we received from Pfau & Company Realtors throughout the entire process was invaluable… Jon & C.J. handled everything, allowing us to move forward with confidence.” — Bruce Lessem Preparation matters. Positioning matters. Negotiation matters. And when building a custom home, experienced representation can make an enormous difference in helping buyers navigate complexity, avoid costly mistakes, and move through the process with greater confidence from start to finish. Preparation. Positioning. Negotiation. Results.

For me, adventure motorcycling can never be just about the destination, or I would not fully explore and appreciate what is in between. It’s about optimizing every stretch of the ride, finding the best along the way, and staying in the moment. The journey well taken always finds a more meaningful destination. It’s about seeing places I would have otherwise missed, taking roads I’ve never traveled, and occasionally finding myself in situations that require me to slow down, reassess, and make good decisions. Some of my favorite rides take me over mountain passes and rocky Jeep trails, water crossings, remote canyons, and long roads where conditions can change quickly from beautiful to hail in minutes.  One thing those rides have reinforced over the years is that successful journeys rarely happen by accident. Preparation matters. You study the route, check conditions, wear the right gear, carry necessary equipment, and watch the horizon.  Positioning matters. The route you choose often determines the experience you’ll have and the opportunities you’ll encounter. Negotiation matters. Conditions change. Challenges appear. Sometimes you adjust your plan, and sometimes the smartest decision is to turn around and find another path—or run through the storm.  And, ultimately, results matter. Not because reaching the destination is everything, but because the right choices along the way lead to better experiences and far fewer regrets. Over the years, I’ve realized those same lessons have shaped the way C.J. and I have approached real estate. After representing buyers and sellers in more than 800 transactions since 2000, we’ve learned that successful outcomes rarely happen by accident either. They always begin with preparation, require thoughtful positioning, benefit from strategic negotiation, and ultimately lead to better results. Perhaps that’s why both adventure riding and real estate remain so rewarding to me. Neither is entirely predictable. Both require experience, perspective, patience, judgment, and the ability to finish strong.  And both have reinforced something I’ve come to appreciate over the years: The journey matters most because the decisions made along the way always influence the result.  Preparation. Positioning. Negotiation. Results.

Markets Change. Staying Informed Matters. For decades, we have shared a candid monthly Market Update with past clients, friends, and people who simply enjoy staying connected to what is happening across Central Texas real estate. Years ago, we printed, folded, stamped, and hand-stuffed those updates ourselves before dropping them in the mail. Today they arrive by email and are also available through the Market Update section of our website. Each month we share a brief Market Update with local trends, market activity, and perspective on what we are seeing across Central Texas, along with a little about what we’ve been up to along the way.  One of the most rewarding parts of continuing these updates has been hearing how many people genuinely enjoy and appreciate them. Some clients have followed them for decades through multiple moves, changing markets, and different stages of life. One thing we have always believed is that our responsibility to clients does not simply end once a transaction closes. We continue working to be a resource long after the sale by providing ongoing guidance, market insight, and relevant real estate information. That philosophy has shaped not only the way we approach our monthly Market Update, but also the way we approach representation itself. We’ve learned that most people aren’t looking for endless headlines or constant real estate noise. They simply want honest perspective, useful context, and timely information that helps them better understand the market and make informed decisions over time. A brief monthly Market Update providing local perspective and current market insight. Delivered by email and always available on our website. No spam. No pressure. Just practical information from people actively working in the market every day. To receive future Market Updates, simply sign up through the homepage of our website. Preparation. Positioning. Negotiation. Results.