#1 Austin Board of Realtors Team 2024#1 Austin Board of Realtors Team 20245 bed, 6 bath, 6,026 sqft on 1.17 acres in Westlake Hills. Austin, TX 78746. $8,500,000. Austin ISD.
Nestled within the gated enclave of Stratford Place, this fully reimagined 2024 estate is a breathtaking statement of modern luxury and timeless design. Elevated on 1.17 acres with sweeping views of downtown Austin and the Hill Country, the residence spans 6,026 square feet of conditioned living space, plus an additional 1,032 square feet of covered, screened-in outdoor living, creating a perfect balance of indoor comfort and alfresco elegance. Masterfully transformed by architect Chris Sanders, builder David Wilkes, and designer Laura Britt, every element has been meticulously curated to achieve harmony between form and function. Inside, expansive living spaces unfold seamlessly, anchored by a dramatic double-sided fireplace and walls of retractable glass that dissolve the boundaries between indoors and out. A custom wine room, formal bar, dual offices, and media room create an environment tailored for both elevated entertaining and effortless daily living. The chef’s kitchen is a showpiece—featuring Sub-Zero and Wolf appliances, dual ice makers including Scotsman Sonic Ice, handcrafted stone and marble surfaces, and refined lighting by Visual Comfort and Hammerton. The main-level primary suite is a serene retreat with spa-caliber bath, dual California Closets, and panoramic skyline views. Four additional en-suite bedrooms upstairs provide privacy and comfort for guests. The outdoor living spaces rival any resort, complete with screened-in patios, Bromic heaters, a summer kitchen, and a sparkling pool and spa framed by stunning vistas. Fully automated with Lutron and Control4 systems and beautifully furnished by Laura Britt Interiors, this residence delivers turnkey sophistication just minutes from downtown. 3111 Above Stratford Place embodies the pinnacle of Austin luxury—architectural excellence, privacy, and an effortless connection to the city below.
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.
School District: Eanes ISD
Westlake Hills luxury homes and neighborhood guideVerified property facts
3111 Above Stratford Pl is listed at $8,500,000 with 5 bedrooms, 6 full, 1 half bathrooms, 6,026 square feet, 1.17-acre lot. This places it above the ZIP 78746 single-family closed-sale median price of $2,125,000 (ZIP 78746 geography · single-family closed sales · median sale price · trailing 12 months as of Oct 15, 2026).
3111 Above Stratford Pl is zoned for Austin ISD with assigned schools: Casis (elementary), O Henry (middle), Austin (high). School assignments should be verified directly with the district.
3111 Above Stratford Pl is a Residential built in 1994 featuring 5 bedrooms, 6 full, 1 half bathrooms, 6,026 square feet, 1.17-acre lot.
3111 Above Stratford Pl is priced at $1,411 per square foot across 6,026 sqft. The Westlake Hills neighborhood guide reference price is $1,933,000 (Westlake Hills neighborhood guide · reference price).
#1 Austin Board of Realtors Team. 1,000+ homes sold and $1B+ in career sales over 25+ years in Austin.
25+ years advising buyers and sellers in this community
Listing information last updated October 7, 2026.
Listed by Compass RE Texas, LLC
MLS# 5116368 • Active
IDX inquiries: Keenan Group at Compass · (512) 415-7653
4 records on file
Every recorded listing, sale, and lease at 3111 Above Stratford PL, whoever represented it.
Prices shown are list prices. Closed sale prices are available to registered clients in accordance with ACTRIS rules.
Listed 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 |
|---|---|---|---|---|
2025-3.5% | — | $2,725,842 | — | — |
2024-6.8% | — | $2,825,932 | $1,050,000 | $602,173 |
2023+54.2% | — | $3,031,344 | $1,050,000 | $1,775,932 |
2022 | — | $1,965,940 | $1,050,000 | $1,981,344 |
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.
Excluded from this estimate: property taxes and home insurance. Each requires verified amount, cadence or unit, source, and as-of details.
HOA source: MLS Grid / Unlock MLS, as of 2026-10-15T12:07:08.356+00:00; normalized from monthly dues.
20% ($1.7M)
Adjustable assumption - not a lending recommendation.
$8,500,000
Luxury property intelligence
A sourced read on Westlake Hills pricing, timing, and property scale. No automated valuation claim.
List price
$8,500,000
Price per sqft
$1,411/sqft
Vs. Neighborhood guide reference price
+339.7%
$1.9M · Westlake Hills neighborhood guide · reference price
Days on market
9 days
Original to current
No verified reduction
$8.5M original
Active inventory context
116 listings
Price Position in Westlake Hills
Listed 340% above the Westlake Hills neighborhood guide reference price. Westlake Hills neighborhood guide · reference price.
Source: MLS Grid / Unlock MLS and Keenan Group review as of Oct 15, 2026.
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#1 ABOR Team 2024 with $1B+ career sales volume
The most recent annual property tax for 3111 Above Stratford Pl is $46,949. 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.
This page does not assume a mortgage rate or publish a monthly payment for 3111 Above Stratford Pl. A property-specific estimate requires a current lender rate, chosen down payment, taxes, insurance, and any verified association dues.
As of Oct 15, 2026, 3111 Above Stratford Pl is offered at $8,500,000. The current MLS snapshot shows 93 active listings in 78746. Keenan Group has completed 32 verified transactions in 78746 within its 1,000+ completed transactions and $1B+ career volume across Austin. See Keenan Group's Westlake Hills guide for current neighborhood analysis.
3111 Above Stratford Pl was built in 1994 (32 years ago). Buyers should budget for potential updates to major systems.
The MLS listing reports HOA or association dues of $400 monthly for 3111 Above Stratford Pl. It does not establish included amenities, services, rules, reserves, or current assessments; verify those items in current association documents.
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 Austin ISD in the 78746 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)
Homes sold by Keenan Group.
10 events on record
Current Price
$8,500,000
Timeline data compiled from MLS records and public records. Information deemed reliable but not guaranteed.
| Year | Taxes | Total Assessment | Land | Additions |
|---|---|---|---|---|
2025-3.5% | — | $2,725,842 | — | — |
2024-6.8% | — | $2,825,932 | $1,050,000 | $602,173 |
2023+54.2% | — | $3,031,344 | $1,050,000 | $1,775,932 |
2022 | — | $1,965,940 | $1,050,000 | $1,981,344 |
Timeline merges MLS activity (when permitted) with public records. Some details may be restricted to registered VOW clients.
Car-Dependent
Some Transit
Somewhat Bikeable
Walk Score measures walkability based on distance to amenities. Transit Score measures public transportation access. Bike Score measures bikeability based on bike infrastructure and terrain.
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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