In the three months ending October 15, 2026, Briarcliff in Spicewood has its own price level, with the typical home closing at $475,000, well under the town as a whole. It closed at 90.9% of original asking, about where the town did. Only nine homes sold, so I read the market on twelve months, a buyer’s market for Briarcliff as a whole, and a price point changes which market a home is in. In my read, Briarcliff is a separate market on price and shares the town’s negotiating room.
Sources: Unlock MLS, pulled October 16, 2026.
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
47 Spicewood homeowners have trusted my real estate team to sell their home in the MLS, and that count doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes. That includes 6 in Briarcliff.
Every number on this page covers Briarcliff only. What the Spicewood market as a whole means for a seller is on Does the Spicewood housing market work the same at every price?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Briarcliff sits well below the town’s price level. The typical home closed at $475,000 over the last three months, against $635,000 for Spicewood as a whole.
The price of the space is lower too, $248 a square foot in Briarcliff against $272 in the town.
Where Briarcliff matches the town is in how far buyers negotiate and how long a sale takes, as the table shows.
Table 1. Briarcliff beside Spicewood as a whole, 90 days and twelve months ending October 15, 2026. Source: Unlock MLS.
| Measure | Briarcliff, 90 days | Spicewood, 90 days | Briarcliff, twelve months | Spicewood, twelve months |
|---|---|---|---|---|
| Homes sold | 9 | 73 | 30 | 263 |
| Median sale price | $475,000 | $635,000 | $522,500 | $669,077 |
| Median days on market | 107 days | 104 days | 100 days | 104 days |
| Share of original asking price | 90.9% | 90.2% | 93.2% | 91.3% |
| Price per square foot (median) | $248 | $272 | $227 | $267 |
In my read, that makes Briarcliff its own market on price, so a seller here should price from Briarcliff sales and not from the town figure. For the town-wide picture, start with Does the Spicewood housing market work the same at every price?
Not one of the nine homes that sold in the last three months closed at or above its original asking price, and the typical sale came in at 90.9% of it.
With so few sales I read the market on the past twelve months, where homes closed at 93.2% of original asking. That is a buyer’s market for Briarcliff overall, and a price point changes which market a home is in.
Supply does not account for it. Briarcliff’s inventory matches the Austin metro’s at 6.0 months, and the metro reads balanced. What sets Briarcliff apart is the price buyers settled on.
Table 2. Briarcliff compared with the Austin metro. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. “Failed to sell” means the listing expired or was withdrawn without selling. Source: Unlock MLS.
| Measure | Briarcliff | Austin metro |
|---|---|---|
| Homes sold | 9 | 8,186 |
| Median sale price | $475,000 | $405,000 |
| Median days on market | 107 days | 56 days |
| What homes sold for relative to their initial asking price | 90.9% | 94.3% |
| Price per square foot (median) | $248 | $204 |
| Homes for sale | 18 | 16,289 |
| Months of supply | 6.0 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 8 | 5,425 |
| Share of listings that failed to sell | 47.1% | 39.9% |
| Active under contract | 3 | 1,416 |
| Pending | 0 | 2,034 |
| New listings in the last 90 days | 10 | 12,212 |
| Homes for sale priced below their original asking price | 7 (38.9%) | 58.9% |
Price per square foot is lower: $227 over the past twelve months against $251 in the twelve months before.
The median sale price slipped by less, $522,500 against $530,000 over the same two periods.
Sales rose across those periods, 30 against 23.
The last three months have no year-ago median to set against. Only 4 homes closed in the same three months last year, against 9 now.
Table 3. Briarcliff sales in each period. Each row stands on its own. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 15, 2026 | 9 | $475,000 | 107 days | 90.9% | $248 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 4 | n/a | n/a | n/a | n/a |
| Twelve months ending October 15, 2026 | 30 | $522,500 | 100 days | 93.2% | $227 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 23 | $530,000 | 75 days | 94.8% | $251 |
The typical home took 107 days to go under contract in the last three months, and none went under contract inside the first month. Over twelve months it took 100 days, against 75 in the twelve months before.
Table 4. How long the 9 homes that sold in Briarcliff took to go under contract, cumulative days on market to contract, 90 days ending October 15, 2026. Source: Unlock MLS.
| Days on market | Homes sold |
|---|---|
| 30 days or less | 0 |
| 31 to 60 days | 1 |
| 61 to 90 days | 1 |
| More than 90 days | 7 |
Three homes are active under contract now and none is pending. Whether to hold off for a better price is weighed in Is waiting for a better price really the cautious move for a Spicewood seller?
What lies behind the slow listings is the subject of Is the Spicewood market really why your listing is not selling?
Eighteen homes are for sale, and nearly four in ten have come down from their original asking price. None of the four builder listings has.
Those four come from Village Builders, Robert Kathman and Texas Platinum Estates, and the MLS names Briarcliff Inc Sec 09 Amd and Briarcliff, Inc. as where they sit.
Table 5. Builder listings in Briarcliff by builder name on the MLS record, as of October 16, 2026; 4 builder listings of 18 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Village Builders | 2 | $1,499,000 to $1,574,999 | $1,537,000 |
| Robert Kathman | 1 | $750,000 to $750,000 | $750,000 |
| Texas Platinum Estates | 1 | $589,900 to $589,900 | $589,900 |
The cuts sit at both ends of the asking ladder. Both homes listed from $350,000 to $399,999 have cut.
So have most of those listed from $700,000 to $799,999.
By section, Briarcliff Inc Sec 09 Amd and Briarcliff Inc Sec 14 list more homes than they closed over the past twelve months.
Briarcliff Inc Sec 01 and Briarcliff Inc Sec 04 have nothing listed.
Table 6. Briarcliff subdivisions by closings in the twelve months ending October 15, 2026, with the median build year of what sold and the count for sale as of October 16, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| Briarcliff Inc Sec 01 | 4 | n/a | n/a | 0 |
| Briarcliff Inc Sec 04 | 4 | n/a | n/a | 0 |
| Briarcliff Inc Sec 06 | 4 | n/a | n/a | 1 |
| Briarcliff Inc Sec 15 | 4 | n/a | n/a | 2 |
| Briarcliff Inc Sec 09 Amd | 3 | n/a | n/a | 4 |
| Briarcliff Inc Sec 16 | 3 | n/a | n/a | 0 |
| Briarcliff Inc Sec 12 | 3 | n/a | n/a | 2 |
| Briarcliff Inc Sec 14 | 2 | n/a | n/a | 3 |
| Briarcliff Inc Sec 10 | 1 | n/a | n/a | 0 |
| Briarcliff Inc Sec 11 | 1 | n/a | n/a | 1 |
The nine sales span build years from before 2000 to 2025 or later, and only one was a new build, so Briarcliff’s price history is mostly resale history. Builder against neighbor is the subject of Is your Spicewood home competing with builders or with the neighbors?
How a new build changes what a resale is worth is covered in How do you price a Spicewood home when the comps are already old news?
No price range in Briarcliff reached ten sales in the last three months, so this page has no range table. Run your address to see which range and section yours belongs to.
Briarcliff buyers have paid under the first asking price, and the four builder listings from Village Builders, Robert Kathman and Texas Platinum Estates have not moved. The record your home will be read against is Briarcliff’s nine recent sales, not the town’s.
When a buyer tours yours this week, which Briarcliff listing will they already have seen at a lower price?
If you worry your Briarcliff home will wait while buyers negotiate below the first price, start by seeing what it would be up against. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for Briarcliff arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 47 homes sold by Watters International Realty in Spicewood (Unlock MLS, all time).
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 16, 2026. 47 homes sold by Watters International Realty in Spicewood (Unlock MLS, all time).
You get the homes competing with yours in Briarcliff, what recent sales show, and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
