#1 Austin Board of Realtors Team 2024#1 Austin Board of Realtors Team 2024
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.
Property Type
Residential
Year Built
1994
Lot Size
1.17 acres
$/Sq Ft
$1,493
HOA
$400/mo
Pool
Yes
Listed by Compass RE Texas, LLC
Verified property facts
3111 Above Stratford PL is listed at $8,995,000 with 5 bedrooms, 6 full, 1 half bathrooms, 6,026 square feet, 1.17-acre lot. This places it above the 78746 median of $2,000,000.
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 in Westlake Hills, Austin, Texas. See the full [Westlake Hills neighborhood guide](/neighborhoods/westlake-hills-austin) for market data, schools, and lifestyle details.
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 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
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. Ratings from GreatSchools.org.
20% ($1.8M)
$8,995,000
Luxury property intelligence
A sourced read on Westlake Hills pricing, timing, and property scale. No automated valuation claim.
List price
$8,995,000
Price per sqft
$1,493/sqft
Vs. Westlake Hills median
+282.6%
$2.4M median
Days on market
62 days
Original to current
No verified reduction
$9M original
Active inventory context
17 listings
Price Position in Westlake Hills
Listed 283% above the Westlake Hills median
Source: MLS Grid / Unlock MLS and Keenan Group review as of Jun 18, 2026.
Request Private Market AnalysisLifestyle, schools, market context, and homes in Westlake Hills
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Pricing, prep, launch timing, and Compass marketing strategy
#1 ABOR Team 2024 with $1B+ career sales volume
3111 Above Stratford PL is priced at $1,493 per square foot across 6,026 sqft. The Westlake Hills median list price is $2,351,000.
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.
With 20% down ($1,799,000) on a 30-year fixed mortgage at approximately 6.75%, the estimated monthly payment for 3111 Above Stratford PL is around $50,586 including principal, interest, and estimated taxes. Actual payment varies by rate, down payment, insurance, and HOA fees.
At $8,995,000, 3111 Above Stratford PL is in the Westlake Hills market where there are currently 109 active listings in 78746. The Keenan Group has completed 19 transactions in 78746 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).
3111 Above Stratford PL was built in 1994 (32 years ago). Buyers should budget for potential updates to major systems.
3111 Above Stratford PL includes verified waterfront access: None. Buyers should confirm shoreline, dock rights, and floodplain status during due diligence.
3111 Above Stratford PL sits on a 1.17-acre lot, providing substantial outdoor living space. Properties of this scale in Austin's luxury market typically feature pool areas, outdoor kitchens, and mature landscaping. Confirm specific amenities with the listing agent.
3111 Above Stratford PL is part of a managed community with HOA dues of $400 monthly. 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 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)
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.
10 events on record
Current Price
$9,500,000
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.
Best Match
Balanced against price, location, and layout so nearby lookalikes rise first. Similar properties in Stratford Place
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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