carl spacklers hat said:

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I love it when threads go completely off the rails.

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how else do you get to the cottage?

If you think NFPA code is bad, try reading NEC2026. OP, are you going to fix all the code violations, offer a concession, or are you selling it as-is?

fire09 said:

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OP, are you going to fix all the code violations, offer a concession, or are you selling it as-is?

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Spoken like a true buyers agent!

jja79 said:

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I hope this thread stays updated until it sells.

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Haha I appreciate that! I got called obnoxious for responding to several posts and then that person asked if I was trying to bump the thread. At the time that question was asked, the #4 thread in order on the real estate section had not been updated in 3 days, so accusing me of trying bump my post 3 spots is just absolutely ridiculous.

FYI, the cottage price has been reduced again!!

How costly are the HOA dues, and what do they cover? I'm curious.

changing realtors or waiting for a market improvement?
I noticed it's off the market

I think I can see why the property isn't selling…

JamesPShelley said:

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How costly are the HOA dues, and what do they cover? I'm curious.

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$1960 per year, which includes lawn service for each cottage and groundskeeper for the community, a large swimming pool and covered patio area with air conditioned restrooms, a boat wash station, and a dog park. The amenities are very nice!

highpriorityag said:

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changing realtors or waiting for a market improvement?
I noticed it's off the market

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Terminated the listing and hired a new realtor. It will be back soon.

Martin Q. Blank said:

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These are bayhouse style cottages in close proximity to one of the most beautiful bays on the Texas Coast. 12 foot clearance so you can park a bay boat with a T-top underneath the cottage. There are multiple boat launches within just a few miles and a convenient boat wash station in the subdivision.

South Platte said:

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OP, help us understand why you are already trying to sell this property if it was purchased 3 years ago? It looks like a cool place.

Also, based on Zillow data, it appears you are taking a decent loss.. Why not try to VRBO it this summer to minimize the loss?

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Sure, no problem. I bought it to live in while I built a new house about a mile down the road. I got a pretty decent deal from the developer ($18k below asking) and thought for sure I'd have no problem selling it and at least breaking even a couple years later. Worst case scenario, I'd rent it as a STR. However, I had a new opportunity come up in the Texas Hill country and I'd like to pursue it. The cottage is paid for, but I need the money I have tied up in it to pursue the opportunity. My new realtor swears she can sell it in the $330's which will only be a minimal loss. I have not pursued renting it because it is in immaculate condition and trying to avoid wear and tear to get it sold.

I spoke with multiple realtors before listing it late 2025, and both claimed it was worth $360's. Someone is going to get a great deal on this one! Let me know if you have anymore questions. Thanks!

Martin Q. Blank said:

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cords12 said:

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These are bayhouse style cottages in close proximity to one of the most beautiful bays on the Texas Coast.

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One of the world's tallest midget.

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Being about a block from the bay, the first couple feet are in the flood plain. I guess the developer figured to kill 2 birds with one stone and get the structure elevated out of the flood plain and at the same time create parking for vehicles and boats underneath that living area. This is the developers second "elevated" cottage community and he did very well on both.

cords12 said:

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South Platte said:

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OP, help us understand why you are already trying to sell this property if it was purchased 3 years ago? It looks like a cool place.

Also, based on Zillow data, it appears you are taking a decent loss.. Why not try to VRBO it this summer to minimize the loss?

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Sure, no problem. I bought it to live in while I built a new house about a mile down the road. I got a pretty decent deal from the developer ($18k below asking) and thought for sure I'd have no problem selling it and at least breaking even a couple years later. Worst case scenario, I'd rent it as a STR. However, I had a new opportunity come up in the Texas Hill country and I'd like to pursue it. The cottage is paid for, but I need the money I have tied up in it to pursue the opportunity. My new realtor swears she can sell it in the $330's which will only be a minimal loss. I have not pursued renting it because it is in immaculate condition and trying to avoid wear and tear to get it sold.

I spoke with multiple realtors before listing it late 2025, and both claimed it was worth $360's. Someone is going to get a great deal on this one! Let me know if you have anymore questions. Thanks!

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All that makes sense. Sounds like you are comfortable financially but don't want to take an unreasonable and unnecessary loss.

Good luck with this.

she'll get er done

https://www.har.com/kathy-tullis/agent_tullis

cords12 said:

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Martin Q. Blank said:

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cords12 said:

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Martin Q. Blank said:

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Quote:

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It is priced to sell

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It's been on the market for 8 months and hasn't changed price in 4.5 months. I wouldn't call that priced to sell.

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Not sure where you get your information, but the original asking price was $368,000 and it has been reduced to $325,000!

Try doing some actual research before you spam someone's post with misinformation! Thanks!

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I get it from Zillow.

11/5/25 - $335k
11/20/25 - $329k
2/5/26 - listing removed
3/7/26 - relisted $340k
4/13/26 - $335k
4/21/26 - you posted ad on texags
4/24/26 - $325k

I was wrong. The time between 11/5/25 and 4/21/26 was 5.5 months, not 4.5.

It's a nice house. Although, if this house was built in 2023, I believe this is a code violation.

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First, this house was completed in 2023. Construction began and permits were pulled in 2022, before this code existed. Not an issue.

Second, you do not have all of the information on my cottage listing history. In February 2026, I fully furnished the cottage and added more upgrades in the cottage to make it more marketable. That is why the price went back up to $340k. Funny, you said it's not "priced to sell" when I am $40k to $50k lower than the average cottage in the same subdivision. It's VERY aggressively priced!!! I posted it here in hopes of giving a fellow Aggie a great deal. Funny, I've gotten mostly a bunch of whiny BS instead. Smh

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We're back live and it's no longer priced to sell. Did you upgrade the furniture again?

11/5/25 - $335k
11/20/25 - $329k
2/5/26 - listing removed
3/7/26 - relisted $340k
4/13/26 - $335k
4/21/26 - you posted ad on texags - "priced to sell"
4/24/26 - $325k
5/2/26 - $315k
5/8/26 - listing removed
5/17/26 - relisted $349k