Every active home for sale along the developable Pedernales corridor. Spicewood, Briarcliff, Johnson City, and the LBJ Ranch area. Live MLS, refreshed daily, no sign-up required.
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$400K-$10M+Price Range
4 CountiesTravis, Burnet, Blanco, Gillespie
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What you are looking at
The Pedernales is multiple markets.
Listings along the Pedernales River cluster into a few distinct submarkets, and they price very differently. The Spicewood and Briarcliff corridor is closest to Austin (about 35 to 45 minutes), falls inside Lake Travis ISD, and carries the highest prices. River-frontage homes here typically range from $1.2M to $4M.
The Johnson City corridor sits about an hour west on Highway 290. Price points run lower, acreage tends to be larger, and the buyer pool is more weekend-buyer than full-time. Typical prices: $700K to $2M for river-frontage with a custom home.
The Stonewall and LBJ Ranch corridor in Gillespie County is the most rural stretch. About 90 minutes from Austin, but the closest to Fredericksburg wine country. Prices vary widely from $500K for smaller parcels up to $10M+ for legacy ranches.
Active inventory across the developable Pedernales corridor (Spicewood, Briarcliff, Johnson City, Stonewall) typically runs 60 to 120 active listings at any given time. Inventory is concentrated in the Spicewood and Briarcliff submarket because that is where most of the residential development is. Johnson City and Stonewall have lower listing counts but larger average lot sizes.
River frontage is the single biggest price driver. A 5-acre lot with 200 feet of river frontage and a deep swimming hole prices very differently from a 5-acre lot a half mile from the river. After frontage, the next factors are acreage, school district (Lake Travis ISD on the south side commands a premium), house quality, and ranch infrastructure.
Median days on market on the Pedernales runs longer than urban Austin, typically 60 to 180 days. Well-priced river-frontage listings with strong photography can sell in 30 to 60 days. Off-river inventory or homes priced above market can sit 9 to 18 months. The buyer pool is smaller than urban Austin and more out-of-market, which means listing strategy matters more here than in tract-home markets.
Often yes. A meaningful share of Pedernales inventory sells through word-of-mouth before listing publicly. Working with a buyer-side specialist who actively reaches out to landowners on your target stretch of river is the difference between getting first look and showing up to a competitive bidding situation. Contact Luke if you want to be on the off-market notification list.
Most do not. Properties along the river typically operate on private wells and septic systems. There are pockets of city water in Spicewood and Briarcliff municipal areas, but the majority of river-frontage properties are well and septic. Water and septic diligence is a meaningful part of the buying process here.
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Luke Allen is a full-time Austin TX Realtor with the Austin Marketing + Development Group brokerage. He works with buyers, sellers, and investors across every Austin ISD and the surrounding neighborhoods, from Downtown and East Austin to Round Rock, Cedar Park, and the Hill Country. Every page on this site is written and maintained by Luke. This page was last updated on August 20, 2026.
