Briarcliff Real Estate Market Update | May 2026 | 78669

I just pulled the live MLS numbers for Briarcliff specifically — not the whole zip code, the actual subdivision. Here's what's really happening on the south shore of Lake Travis right now:

Briarcliff Market Snapshot — Single-Family

• 20 active listings on the market

• 4 under contract / pending

• 5 sold in the past 60 days

• Active median list price: $645K (range $449K to $2.25M)

• Median sale price (closed): $445K

• Average sale price (closed): $478K

• Median price per sq ft (sold): ~$227

• Average days on market (active): 100 days

• Median days on market (sold): 78 days

• Closed sales averaged 97% of original list price — meaning sellers cut roughly 3% before getting to the closing table

The Read

Here is the part that won't show up in your Zillow estimate: there is a real gap between what Briarcliff sellers are listing at and what buyers are actually paying. The active median sits at $645K. The closed median is $445K. That isn't a market doing one thing — it is a market in negotiation.

Why Briarcliff

Tucked between Spicewood and Lakeway, Briarcliff is the rare pocket where Hill Country quiet, Lake Travis access, and a true small-town feel actually live in the same zip code. What you get:

• Briarcliff Marina and boat launch

• Willie Nelson's Pedernales Cut-N-Putt 9-hole course (yes, that Willie)

• Hike-and-bike trails, with Pace Bend Park minutes away on the lake

• Spicewood wineries, breweries, and distilleries within a short drive

• Lake Travis ISD schools

About 30 miles west of Austin — full-time residence, weekend retreat, or the "I'll commute when I have to" sweet spot.

What This Means for You

• Sellers: With 20 active listings and only 4 under contract, your home needs to be the obvious one on the shelf. Pricing to the closed comps — not to the optimistic active list prices — is what actually gets you under contract. Homes that miss the mark are sitting an average of 100 days.

• Buyers: You have leverage here. The gap between list and sold tells you offers below ask are landing. Don't chase the listing price — work the comp.

Have questions about your home's value in Briarcliff, or thinking about a move out this way? Send me a message or give me a call.

Bonnie Palmer | Compass Austin 512.507.8980 | bonnie.palmer@compass.com www.TheAustinAdventure.com