Comparable Sales Research: 1705 Cliffside Dr, Austin TX 78704

Prepared: April 4, 2026 — Updated 4:57PM

Questions for David & Lee

Priority 1 — Verify sale prices (MLS access required):

1. 2902 Oakhaven Dr — What was the actual closed price? We see conflicting data: $3,150,000 (list price) vs ~$2,800,000 (TCAD 2024 appraised at $2,801,034). If it sold at $2.8M, that's $641/sqft — a cautionary comp showing 11% discount from ask. If $3.15M, it's $721/sqft and more supportive of Cliffside's pricing.
2. 2901 Cedarview Dr — Confirm closed price of ~$2,899,000. TCAD shows 3,292 sqft (not 3,447 as some listings report). At $2.9M / 3,292 sqft = $880/sqft — the strongest comp supporting Cliffside's $861/sqft ask. Need to confirm both the price and the actual sqft.
3. 2328 Westforest Dr — Confirm $3,750,000 sale (Apr 2025). At $868/sqft for a 4,321 sqft new build, this validates top-tier $/sqft in the area.

Priority 2 — Additional comps we may be missing:

4. Are there any other renovated mid-century homes that sold in Barton Hills / Zilker in the past 18 months? The only stylistic comp we found is 2406 Rock Terrace ($705/sqft, Tim Cuppett reno). We need more reno-vs-reno data to establish whether $861/sqft is justified for a renovation vs. new construction.
5. 1805 Brookhaven Dr is actively listed at $2,895,000 ($883/sqft) — another renovated MCM (1973, renovated 2021-2024). Any intel on showing activity or expected sale price? If it sells near asking, it would validate Cliffside's $/sqft.

Priority 3 — Market context:

6. Barton Hills luxury segment trend — Is the $2M+ tier softening? One analysis says luxury median down ~4% YoY even as the broader neighborhood is up ~10%. DOM of 93-258 days for $2M+ listings supports this. What's the agent's read?

Executive Summary

The Numbers

• Ask: $2,700,000 ($861/sqft on 3,137 sqft)
• TCAD assessed (2025): $820,098 (mid-renovation; note: TCAD values differ significantly from market value)
• Prior purchase: $1,200,000 (May 2024, "needs rehab" condition)
• Unrenovated Cliffside neighbors: $1.1-1.3M (Redfin estimates)

Where Comps Land ($/sqft for recent Barton Hills sales)

Assessment

What Supports the Ask

• Robert S. Harris architectural pedigree (rare, collectible design)
• Dob & Eel + Cary Paul Studios renovation quality (well-regarded local firms)
• Large lot: 0.33 acres (bigger than most comps)
• All-new systems (roof, HVAC, plumbing, insulation) -- essentially new build inside historic shell
• 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
• Developer margin baked in (~$300-600K profit on a $1.2M purchase)

Additional Comp (from third-party analysis)

• 2328 Westforest Dr — Sold $3,750,000 (Apr 2025), 4,321 sqft, $868/sqft, 5bd/5ba, 2024 new construction. The one sold comp that matches Cliffside's $/sqft — but it's a brand-new 5/5 that's 1,200 sqft larger.

TCAD Data on Key Comps (from Property Summary Reports)

Note on TCAD values: Travis County Appraisal District (TCAD) appraised values often differ significantly from market value. They reflect the county's tax assessment methodology, not what a property would sell for. TCAD data is included here for reference — particularly square footage, lot size, and grade — but the appraised dollar values should not be treated as reliable indicators of market price.

Key observations from TCAD data:

• 2901 Cedarview is 3,292 sqft (not 3,447 as listed). At $2,899,000, that's $880/sqft — higher than Cliffside's $861/sqft ask. This is the strongest comp supporting the asking price.
• 2902 Oakhaven 2024 TCAD value was $2,801,034 — this roughly aligns with the disputed $2.8M sale price, though TCAD values are not reliable price indicators. The actual closed price needs MLS verification.
• Cliffside has Grade Factor A (high quality), same as Oakhaven. Rock Terrace is Grade G (lower). This supports a premium for Cliffside's renovation quality.

1. Current Listing Details: 1705 Cliffside Dr

The property is now listed at $2,700,000 as of March 31, 2026 (new MLS# 1033891), with Heather Banks at All City Real Estate as listing agent.

Renovation Scope

• Architecture by Dob and Eel; construction/interiors by Cary Paul Studios
• Full remodel of historic 1960s mid-century modern home
• 773 sqft added during renovation (from 2,364 to 3,137 sqft per TCAD)
• Went from 3 bed/2.5 bath to 4 bed/3.5 bath
• All major systems replaced (HVAC, roof, water heater, insulation)
• Restored limestone block walls and standalone fireplace
• Skylights, vaulted ceilings, quartz/stone counters, soaking tub
• Dark green exterior (HardiPlank + block) to blend with mature oaks
• 3-space attached carport

Prior Sale History

• Sold May 23, 2024 for $1,200,000 (pre-renovation, MLS# 3936179)
  • Listed by Kevin Haines, Compass RE Texas
  • Buyer's agent: All City Real Estate (Heather Banks)
  • Property was described as "needs rehab" at that time
  • 2023 taxes were $15,479

Source URLs:

• @properties listing
• Zillow
• Redfin
• Dob and Eel project page
• RealtyHaus (prior sale record)

2. Automated Estimates

• Zillow Zestimate: Not available ("$--"). Zillow cannot value the post-renovation property.
• Redfin Estimate: Not available. Same issue.
• Zillow listing metrics: 1,516 views, 111 saves in 4 days. "Likely to sell faster than 90% nearby."
• Redfin listing metrics: "Top 10% of views."

Both algorithms are blind to the gut renovation and 773-sqft addition. Not useful for pricing, but the engagement metrics confirm strong buyer interest.

3. Travis County Appraisal District (TCAD)

Data from TCAD Property Summary Report (PID 102762), pulled April 4, 2026.

Important: TCAD appraised values often differ significantly from actual market values. They are the county's tax assessment, not an appraisal of what the home would sell for. We include TCAD data primarily for square footage, lot size, improvement details, and ownership history — not as pricing evidence.

Value History

Improvement Breakdown (per TCAD)

Ownership & Deed History

Key Observations

• 2025 value dropped to $820K — TCAD lowered the assessment during the gut renovation (improvements fell from $301K to $114K). The house was essentially demolished inside.
• 2026 values not yet set — appraisal notices typically go out in April. Expect a major increase once TCAD accounts for the completed renovation.
• Sprager family owned since 1974 (50 years). Developer LLC bought May 2024 for $1.2M.
• Developer lives at 1803 Brookhaven Dr — in Barton Hills, two streets away.
• Tax impact for buyer: After purchase at ~$2.5-2.7M, expect TCAD to reassess closer to the sale price. With no homestead cap on the first year, annual taxes could reach $45-50K+/year. File homestead exemption immediately after closing to cap future increases at 10%/year.
• Land valued at $49.83/sqft on 14,175 sqft = ~$706K (2025 TCAD assessment — not a market valuation).

Cliffside Dr Neighbors (for context)

The unrenovated neighbors cluster around $1.1-1.3M, establishing the "land + original structure" baseline. The $2.7M ask implies ~$1.5M in renovation premium above comparable unrenovated homes on the same street.

4. Comparable Sales (Last 12 Months)

Additional Comps

Sources:

• 2918 Kassarine Pass - HAR
• 2901 Cedarview Dr - Redfin
• 2502 Cedarview Dr - Redfin
• 2149 Barton Hills Dr - Compass

Active Listings (for additional context)

Sources:

• 1600 Barton Hills Dr - Redfin
• 2635 Barton Hills Dr - Redfin
• 2500 Cedarview Dr - Compass
• 1805 Brookhaven Dr - HAR

5. Barton Hills Market Trends

Neighborhood-Wide Statistics

Price Segmentation (Barton Hills)

Key Observations

• Barton Hills home values up ~10% YoY as of mid-2025
• The neighborhood has strong demand with a 3-month absorption rate outperforming broader Austin market
• New construction and fully renovated homes command significant premiums
• Days on market for higher-priced homes ($2M+) can stretch to 100-250+ days
• Lot size matters -- 0.33 acres is above average for the neighborhood

Broader Austin Market Context (2025-2026)

Key takeaway: Barton Hills is significantly outperforming the broader Austin market (up ~10% YoY vs. Austin MSA down ~3%). This premium neighborhood has been insulated from the wider market correction.

Sources:

• Redfin Barton Hills Market
• Homes.com Recently Sold
• Zillow Barton Hills
• Berba Group Analysis
• Spyglass Realty
• Spyglass Realty Austin Market Report
• CultureMap Austin Luxury Market
• KUT Austin Home Prices
• Norada Austin Forecast
• Neuhaus Custom Build Costs

6. Pricing Analysis for 1705 Cliffside

How $2.7M Stacks Up

At $861/sqft, the asking price for 1705 Cliffside sits:

• Above most sold new construction comps ($598-761/sqft for 2109 BH Dr, 2504 Wilke, 2902 Oakhaven, 2149 BH Dr)
• In line with top-tier new construction: 2502 Cedarview ($815), 2918 Kassarine ($851), 2901 Cedarview ($880 per TCAD sqft)
• Above the architect-renovated mid-century comp 2406 Rock Terrace ($705/sqft)
• Below the active listing for 1805 Brookhaven, another renovated mid-century ($883/sqft)
• Well below the aspirational 2119 Barton Hills Dr listing ($1,144/sqft)

New construction $/sqft range (sold, Barton Hills): $598-$880, average ~$770

Renovation Value-Add Math

• Purchased May 2024: $1,200,000
• Asking now: $2,700,000
• Implied renovation + profit: $1,500,000
• Estimated renovation cost (800 sqft addition + full gut reno at ~$300-400/sqft): $900K-$1.2M
• Implied developer margin: $300K-$600K (11-22%)

Potential Negotiation Range

Based on 12 comparable sales, a reasonable offer range might be:

• Conservative (comp-based floor): ~$2.27M-$2.37M ($730-760/sqft, average new construction $/sqft)
• Mid-range: ~$2.46M-$2.58M ($790-830/sqft, premium for architect pedigree + mid-century character + large lot)
• At or near asking: $2.62M-$2.70M ($840-861/sqft, matches top new construction comps like Kassarine/Cedarview)

Factors Supporting Higher Value

• Robert S. Harris architectural pedigree (rare, collectible design)
• Dob & Eel + Cary Paul Studios renovation (well-regarded local firms)
• Large lot (0.33 acres, bigger than most comps)
• Mature oak trees and wooded setting
• Walking distance to Barton Creek Greenbelt and Zilker
• 4 bed / 3.5 bath is a desirable family configuration
• All systems new (roof, HVAC, plumbing, insulation)

Factors Supporting Lower Value

• Brand new listing (just hit market March 31, 2026) -- no market test yet
• Higher $/sqft than recently sold comps
• 3,137 sqft is on the smaller side vs. $2.5M+ new construction (3,700-4,600 sqft)
• Mid-century renovations can have hidden compromises vs. new builds
• Higher-priced Barton Hills homes (2109 BH Dr) sat 258 days on market
• No pool (comps at this price often include one)
• Carport vs. garage