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Beautifully located on one of the most peaceful, tree-lined streets in the highly coveted Barton Creek West neighborhood! This home lives large with dual primary bedrooms on upper and lower levels! Soaring ceilings and lots of natural light featuring a grand foyer with a circular stairway, marble floor entry and spacious living areas. The Chef's Kitchen is light and bright and open to the family room. There's lots of custom cabinetry, granite counters, a vegetable sink and high end appliances. Huge gameroom too! Large covered patio overlooks the pool sized back yard. Close to shops and restaurants and in the highly acclaimed Eanes school district.
Property Type
Residential
Year Built
1994
Lot Size
0.31 acres
$/Sq Ft
$344
HOA
$330/mo
Garage
9 spaces
Listed by Kuper Sotheby's Itl Rlty
Verified property facts
2106 Cliffs Edge DR is listed at $1,490,000 with 5 bedrooms, 3 full, 2 half bathrooms, 4,329 square feet, 0.31-acre lot. This places it above the 78733 median of $1,155,000.
2106 Cliffs Edge DR is zoned for Eanes ISD with assigned schools: Barton Creek (10/10) (elementary), West Ridge (9/10) (middle), Westlake (9/10) (high). School assignments should be verified directly with the district.
2106 Cliffs Edge DR is in Westlake Hills, Austin, Texas. See the full [Westlake Hills neighborhood guide](/neighborhoods/westlake-hills-austin) for market data, schools, and lifestyle details.
2106 Cliffs Edge DR is a Residential built in 1994 featuring 5 bedrooms, 3 full, 2 half bathrooms, 4,329 square feet, 0.31-acre lot.
2106 Cliffs Edge DR is presented by the Keenan Group at Compass Real Estate, the #1 Austin Board of Realtors Team (2024) with 1,000+ career transactions and $1B+ in career volume across Austin's luxury market.
#1 Austin Board of Realtors Team. Over 1,000 successful transactions with high-end expertise.
25+ years advising buyers and sellers in this community
Property Details
Features
Appliances
Flooring
Features
Construction
Lot Features
Fencing
Foundation
Patio / Porch
Parking
Waterfront
Listing timeline with current price, original ask, and market time.
Public record data from county appraisal records. Market value can differ from assessed value.
| Year | Taxes | Total Assessment | Land | Additions |
|---|---|---|---|---|
2025-7.8% | — | $1,268,000 | — | — |
2024-10.5% | — | $1,375,000 | $288,750 | $1,086,250 |
2023+56.5% | — | $1,535,578 | $288,750 | $1,382,969 |
2022 | — | $981,108 | $288,750 | $1,246,828 |
Zoned assignments come from the property school fields available to us. District context schools are shown only when an assigned tier is missing. Contact the school district directly to verify current boundaries and enrollment eligibility. Ratings from GreatSchools.org.
20% ($298K)
$1,490,000
Luxury property intelligence
A sourced read on Westlake Hills pricing, timing, and property scale. No automated valuation claim.
List price
$1,490,000
Price per sqft
$344/sqft
Vs. Westlake Hills median
-36.6%
$2.4M median
Days on market
1,373 days
Original to current
$209K reduction
$1.7M original
Active inventory context
17 listings
Price Position in Westlake Hills
Listed 37% below the Westlake Hills median
Source: MLS Grid / Unlock MLS and Keenan Group review as of Jun 3, 2026.
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Pricing, prep, launch timing, and Compass marketing strategy
#1 ABOR Team 2024 with $1B+ career sales volume
2106 Cliffs Edge DR is priced at $344 per square foot across 4,329 sqft. The Westlake Hills median list price is $2,351,000.
The most recent annual property tax for 2106 Cliffs Edge DR is $16,520. Texas has no state income tax, so property taxes are a primary revenue source. Rates vary by jurisdiction and exemptions. Verify current amounts with the county appraisal district.
With 20% down ($298,000) on a 30-year fixed mortgage at approximately 6.75%, the estimated monthly payment for 2106 Cliffs Edge DR is around $9,108 including principal, interest, and estimated taxes. Actual payment varies by rate, down payment, insurance, and HOA fees.
At $1,490,000, 2106 Cliffs Edge DR is in the Westlake Hills market where there are currently 32 active listings in 78733. The Keenan Group has completed 2 transactions in 78733 as part of 1,000+ career sales totaling $1B+ across Austin. For a detailed market analysis, see our [Westlake Hills guide](/neighborhoods/westlake-hills-austin).
2106 Cliffs Edge DR was built in 1994 (32 years ago). Buyers should budget for potential updates to major systems.
2106 Cliffs Edge DR includes verified waterfront access: None. Buyers should confirm shoreline, dock rights, and floodplain status during due diligence.
2106 Cliffs Edge DR is part of a managed community with HOA dues of $330 quarterly. HOA-managed communities in Austin's luxury market typically provide amenities such as common areas, security, and exterior maintenance. Verify current dues and rules with the HOA directly.
Answers use visible listing facts, school context, and neighborhood data available on this page. Verify time-sensitive details before making decisions.
Westlake Hills is one of Austin's established neighborhoods, zoned for Eanes ISD in the 78733 area. The Keenan Group has specialized in Westlake Hills real estate for 25+ years with 1,000+ career transactions. Contact (512) 415-7653 for current market conditions and available homes.
Source: Keenan Group at Compass Real Estate, #1 Austin Board of Realtors Team (2024)
7 events on record
Current Price
$1,699,000
Timeline data compiled from MLS records and public records. Information deemed reliable but not guaranteed.
| Year | Taxes | Total Assessment | Land | Additions |
|---|---|---|---|---|
2025-7.8% | — | $1,268,000 | — | — |
2024-10.5% | — | $1,375,000 | $288,750 | $1,086,250 |
2023+56.5% | — | $1,535,578 | $288,750 | $1,382,969 |
2022 | — | $981,108 | $288,750 | $1,246,828 |
Timeline merges MLS activity (when permitted) with public records. Some details may be restricted to registered VOW clients.
Best Match
Balanced against price, location, and layout so nearby lookalikes rise first. Similar properties in Barton Creek West
Neighborhood guide and local insights
Westlake Hills is an incorporated city in Austin's 78746 ZIP code, five minutes west of downtown via Bee Caves Road. Eanes ISD - ranked #1 in Texas by Niche 2026 - draws most buyers. Median home price $2.4M, with estates from $1.2M updates to $10M+ hilltop compounds. Roughly 1,000 total homes sit on wooded lots averaging half an acre to two acres, spread across the hills south of the Colorado River. Lost Creek, Davenport Ranch, The Oaks, and Bee Caves Woods each have a different character - from 1970s ranches on established lots to new-build Hill Country Contemporary estates with 20-foot ceilings and limestone facades. The housing stock is in a generational transition. Original 1970s-80s ranch homes sell as teardowns at $1-2M for land alone, replaced by $3-8M contemporary builds. At any given time, 25-30 homes are actively listed. Inventory is tight, and a meaningful share of deals happen off-market through agent networks. What defines daily life here: morning coffee at Swedish Hill, school drop-off at Eanes Elementary or Bridge Point, a trail run at Wild Basin Preserve, and dinner at Sway or Las Palomas without crossing MoPac. This is a quiet neighborhood built around schools and outdoor access, not nightlife or walkable retail. The people who live here chose it for exactly that trade-off.
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