1705 Cliffside Dr — Barton Hills, Austin TX

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Executive Summary

$2,700,000 Ask price ($861/sqft on 3,137 sqft)

$1,200,000 Prior purchase (May 2024, "needs rehab")

4 bed / 3.5 bath 0.33 acres

Built 1966 Full gut renovation 2024-2025

Assessment: $2.7M is defensible but not a bargain. The corrected 2901 Cedarview comp ($880/sqft) shows that top-tier Barton Hills construction trades at or above Cliffside's $861/sqft. However, Cedarview is true new construction (2021) with pool/spa/garage on a smaller lot, while Cliffside is a renovated 1966 home with carport and no pool. The asking price is within the market range but leaves little upside for the buyer.

Offer Scenarios

Scenario	$/Sqft	Price	Notes
Strong offer	$770-800	$2.41M-$2.51M	Below avg top-tier $/sqft, accounts for reno vs new build
Fair deal	$810-840	$2.54M-$2.63M	Mid-range of top-tier comps, reasonable premium for lot + pedigree
At asking	$861	$2.70M	Supported by 2901 Cedarview ($880/sqft), but that had pool/spa/garage

What Supports the Ask

Robert S. Harris architectural pedigree (rare, collectible design)
Dob and Eel + Cary Paul Studios renovation quality
Large lot: 0.33 acres (bigger than most comps)
All-new systems (roof, HVAC, plumbing, insulation)
Walking distance to Barton Creek Greenbelt, Barton Springs, Zilker

What Works Against the Ask

$861/sqft exceeds most recent sold comps — only top-tier new construction approaches it
3,137 sqft is small for the $2.5M+ tier (comps are 3,400-4,600 sqft)
No pool, carport instead of garage
Higher-priced Barton Hills homes sat 100-258 days on market
Brand new listing (March 31, 2026) — no market feedback yet

Research

Comparable Sales Analysis

Full analysis of 12 recent sales in Barton Hills with market trends, TCAD data, and pricing scenarios. Updated April 4, 2026.

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Location

Photo Gallery

49 photos

Completed Renovation (39 photos)

Design Renders (5 images)

Before & Construction (5 photos)

About This Property

History & Renovation

Originally designed by Robert S. Harris, Architect and rumored to have been built by Stenger. Harris practiced in Austin for only four years before relocating — he later became known primarily as a landscape architect and educator, founding USC's Graduate School of Landscape Architecture.

The home underwent a full-scale renovation: architecture by Dob and Eel (preserved original geometry and stone facade, added 773 sqft), construction and interiors by Cary Paul Studios (full gut, all major systems replaced). Described as having "historic design integrity and the peace of mind of a near-new build."

Design Details