Kuper Sotheby’s International Realty
Buying a Luxury Home in Austin, Georgetown and the Hill Country
Some of the area’s finest homes are never advertised publicly. Through Kuper Sotheby’s International Realty, we help qualified buyers see private and off market opportunities alongside what is on the open market.
Beyond the public search sites
Homes you will not find on Zillow
At the luxury level, many sellers prefer privacy. Some homes are offered quietly to a select group of agents and buyers before they reach the market, and some never appear publicly at all. Kuper Sotheby’s International Realty maintains an extensive collection of these private and off market listings, and as agents with the brokerage, we can bring them into your search.
Availability of private and off market listings depends on each seller’s instructions, brokerage policy and current MLS rules. Buyers may be asked to provide a pre approval or proof of funds before details or showings are shared.
What off market access can mean for you
- Seeing homes before they are widely marketed
- Less competition from other buyers
- Quieter negotiations, with privacy for both sides
- Access to homes whose owners want discretion
- A fuller view of what is truly available at your price
At this level, the details decide
Luxury homes vary widely in setting, design and construction quality. Two homes at a similar price can differ greatly in lot, views, materials, systems and long term maintenance. We help you look beyond finishes to what will matter after you move in.
The setting
Lake access, Hill Country views, a walkable central neighborhood or acreage with privacy. We help you weigh location, commute and lifestyle.
The construction
Ursula’s background in new home sales helps us ask good questions about materials, systems, additions and how a home has been maintained.
The financing
Higher priced homes may require jumbo financing, larger reserves or proof of funds. Planning early strengthens your offer and opens doors to private listings.
The Thence House approach
A considered search, start to finish
1. Private consultation
We learn how you want to live, your timeline and your privacy preferences before suggesting areas or homes.
2. Financing and funds
We keep a short list of respected local lenders, including some experienced with jumbo loans, and will introduce you on request. The choice is always yours.
3. Public and private search
We search both the open market and the private and off market listings available through Kuper Sotheby’s International Realty.
4. Curated tours
We preview where possible and arrange private tours of the homes that truly fit.
5. Due diligence and negotiation
Inspections may include pools, septic systems, wells, docks and roofs. We weigh price, terms and timing and guide you through the Texas contract.
6. Closing
We coordinate with your lender, title company and other advisors so closing day is calm and organized.
Lakefront and acreage
Special properties need special checks
Lakefront homes may have dock permits, shoreline rules and water level considerations. Homes outside city limits may rely on septic systems or private wells and may have different rules for building and land use. Larger lots may involve easements, fencing or agricultural tax valuations. Each is worth understanding before you commit.
This is general information, not legal or tax advice. Buyers should verify permits, rules and tax status with the governing authority and the appraisal district, and consult an attorney or tax professional as needed.
Questions worth asking
- When were the roof and major systems last replaced?
- Are there permits for additions, pools or docks?
- Is the home on city utilities, septic or a well?
- What are the combined property tax rate and any HOA dues?
- Are there easements or restrictions on the land?
- What will insurance cost for this specific home?
- Which school district serves the address? Buyers should confirm boundaries with the district.
Neighborhood guides
Where to start looking
Explore our neighborhood guides. Prices and inventory change quickly, so buyers should verify current listings and costs before making a decision.
The team behind the guidance
Who you will work with
Thence House Group is sisters Ursula Whitworth and Caroline Kissel, brokered by Kuper Sotheby’s International Realty. Both have called Austin home since the 1970s. Caroline was born and raised in Austin and knows Westlake, Tarrytown, Barton Hills, Great Hills and the surrounding areas closely. Ursula lives in Georgetown, is a Westlake graduate and brings extensive experience in residential and new home sales. They handle every transaction together.
Luxury buying questions
How do I find off market luxury homes in Austin?
Work with an agent whose brokerage has access to private and off market listings. Kuper Sotheby’s International Realty maintains an extensive collection of these listings. Access depends on each seller’s instructions and current MLS rules, and buyers are often asked for a pre approval or proof of funds first.
What is a jumbo loan?
A jumbo loan is a mortgage larger than the conforming loan limit set each year by the Federal Housing Finance Agency. Jumbo loans often have stricter credit, down payment and cash reserve requirements. A lender can confirm current limits and terms.
Do I need proof of funds to buy a luxury home?
Often, yes. Many sellers of higher priced homes ask for a lender pre approval, proof of funds for a cash purchase, or both, before accepting an offer and sometimes before a private showing.
What should I inspect in a luxury home?
Beyond a general inspection, buyers often add specialists for pools and spas, septic systems, wells, roofs, foundations, HVAC systems, docks and any specialty features such as elevators or home automation. Your inspector can recommend what fits the property.
Can I tour luxury homes privately?
Yes. Private tours are common at higher price points, and sellers may ask for a pre approval or proof of funds first. Your agent can arrange tours that respect both your privacy and the seller’s.
Keep exploring
Related guides
See what is available, public and private
Tell us how you want to live and where. We will show you the open market and the off market opportunities that fit.
Ask About Off Market Homes
Buyer Questionnaire
Or call 737-403-5262 · hello@thencehouse.com
Thence House Group is Ursula Whitworth and Caroline Kissel, brokered by Kuper Sotheby’s International Realty.