Pedernales River Austin TX · MLS Listings

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Pedernales River

Every active MLS listing in Pedernales River, Austin TX. Updated daily, no sign-up required. Luke Allen, TREC #788149.

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Texas Hill Country

About Pedernales River

The Pedernales River runs 106 miles through the Texas Hill Country before it spills into Lake Travis at the Pedernales arm. The stretch from Johnson City east through Stonewall, Spicewood, and Briarcliff is where the bulk of the river-frontage real estate lives, and it is one of the most quietly desirable corners of the Austin region. Most homes here sit on 1 to 100+ acres with private river access, well water, septic, and the kind of stargazing you do not get inside Austin city limits.

Buyers along the Pedernales tend to be Austin tech executives looking for a weekend home, ranch buyers from across Texas, retirees wanting to live big without an HOA telling them how to do it, and families chasing Lake Travis ISD on the south side. River frontage commands a meaningful premium, but the real value driver is acreage and privacy. A 5-acre lot with 200 feet of river is a different asset than a tract home in Bee Cave, even at a similar price. The Pedernales market does not move on the same cycle as urban Austin.

Full Pedernales River Guide → Best Realtor in Pedernales River →

Pedernales River at a Glance

Median Price $925K+
Price Range $400K to $10M+
Home Types River-frontage estates, Hill Country ranches, custom homes on acreage, weekend cabins, raw land
Schools Lake Travis ISD (south end), Marble Falls ISD, Johnson City ISD, Fredericksburg ISD
Commute 35 min to Bee Cave, 50 min to downtown Austin, 90 min to San Antonio
Vibe Private acreage, river-frontage living, Hill Country ranching, weekend escapes from Austin

Your Pedernales River Realtor

Why Use Luke Allen?

Luke Allen is a licensed Texas REALTOR specializing in Pedernales River and Central Austin. Here's why buyers choose him.

01

Local Pedernales River Knowledge

Luke Allen knows every street, every block, and what comparable homes have actually sold for in Pedernales River. Not just MLS data - real on-the-ground knowledge.

02

Buyer Representation

Luke Allen represents buyers in Pedernales River at no cost to you. His commission is paid by the seller. You get expert representation for free.

03

Off-Market Access

Some of the best Pedernales River homes never hit MLS. Luke Allen's network means you hear about properties before they're listed publicly.

Pedernales River Real Estate

Common Questions

What is the average price of a Pedernales River home?
Median Pedernales River frontage homes run $1.2M to $2.8M for typical river-frontage acreage with a custom home. Larger ranches with substantial river frontage start at $3M and reach $10M+. Raw land with river frontage can be found from around $400K for smaller parcels up through $5M+ for ranch-scale acreage. Off-river homes on nearby acreage start lower, typically $500K to $1M.
How far is the Pedernales River from Austin?
The closest river-frontage properties (Spicewood, Briarcliff) are about 30 to 45 minutes from downtown Austin via Highway 71. Johnson City is about an hour west. Stonewall and the LBJ Ranch corridor sits about 90 minutes from Austin on Highway 290. Most weekend buyers from Austin land in the Spicewood and Briarcliff corridor because it is the closest practical commute.
Does the Pedernales River run year-round?
The Pedernales is a Hill Country spring-and-rain-fed river. Flow varies seasonally - it runs strong in spring and after rains, and can drop to slow pools during late summer. The deeper holes and spring-fed sections hold water year-round. Buying here, you should walk the property in late August to see your river at its most stressed, not in April when everything looks great.
What schools serve the Pedernales River area?
School coverage depends on location. The south side of the river from Spicewood through Briarcliff is in Lake Travis ISD, one of the top-rated districts in Central Texas. Areas north of the river around Marble Falls fall in Marble Falls ISD. Johnson City has its own ISD. Stonewall is in Fredericksburg ISD. Lake Travis ISD coverage is the single biggest school-driven value lift along the river.
Can I build my own home on Pedernales River land?
Yes - most Pedernales properties allow custom builds, but several layers of approval matter: county building codes (Travis vs Burnet vs Blanco vs Gillespie all differ), septic system permits through the county health department, well-drilling rights, FEMA floodplain restrictions on river-adjacent footprints, and any subdivision deed restrictions. Always pull a survey and verify floodplain status before offering on raw land.
What is the property tax rate along the Pedernales River?
Property tax rates run 1.5 to 1.9 percent across Burnet, Blanco, and Gillespie counties, lower than Austin proper at 2.0 to 2.4 percent. The Travis County portion of the river (Spicewood, Briarcliff) runs slightly higher at 1.8 to 2.1 percent. There are also wildlife and ag exemptions available for qualifying acreage that can dramatically reduce the assessed value of large tracts.

Pedernales River Specialist

Interested in Pedernales River?

Luke Allen knows Pedernales River well - the best streets, which blocks to avoid, what homes are worth, and what's coming to market before it hits Zillow.

Whether you're six months out or ready to make an offer this week, a free call can save you significant time and money.

⭐ 5.0 Google Rating TREC #788149 Pedernales River Specialist

Luke Allen · (254) 718-2567 · [email protected]

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