#1 Austin Board of Realtors Team 2024#1 Austin Board of Realtors Team 2024
Located behind two private gates in the exclusive Amarra Section of Barton Creek, 8312 Carranzo Drive offers luxury golf course living in one of Austin's most sought-after communities. Built in 2020 and situated on approximately .34 acres along the 9th hole of Fazio Canyons, this residence combines a clean transitional design, refined modern finishes and the convenience of a single-level floor plan offering approximately 4003 square feet. Designed to capture natural light and sweeping views, the home features high ceilings, wood floors, custom window treatments and an expansive wall of glass that create a seamless connection between indoor and outdoor living. The main living spaces open directly to covered outdoor dining and lounge areas. Thoughtfully designed for both everyday living and entertaining, the open floor plan connects the formal dining room, well-appointed kitchen with high-end appliances, breakfast area, island seating, wet bar and spacious living room anchored by a limestone fireplace. Additional spaces include a study or second living area with custom built-ins, walk-in pantry, storage closet and powder bath. Privately positioned to enjoy views of the pool and golf course, the primary suite serves as a peaceful retreat. The spa-inspired bath features dual vanities, a soaking tub, dual-entry shower and two walk-in closets. The secondary bedrooms are generously sized, each offering an en-suite bath and walk-in closet. Outdoor living offers multiple spaces for lounging and entertaining. The two-level negative edge pool includes areas for lap swimming along with a spa, waterfalls, fountains and a grotto. Additional features include a three-car garage, metal roof and professional landscaping. Just a short walk to the Fazio Canyons Clubhouse, this Amarra residence offers modern luxury and golf course living in one of Austin's most exclusive gated communities. Buyer and buyer's agent to verify all information.
Property Type
Residential
Year Built
2020
Lot Size
0.34 acres
$/Sq Ft
$812
HOA
$800/mo
Garage
3 spaces
Pool
Yes
Listed by Moreland Properties
Verified property facts
8312 Carranzo DR is listed at $3,250,000 with 3 bedrooms, 3 full, 1 half bathrooms, 4,003 square feet, 0.34-acre lot. This places it above the 78735 median of $900,000.
8312 Carranzo DR is zoned for Austin ISD with assigned schools: Oak Hill (elementary), O Henry (middle), Austin (high). School assignments should be verified directly with the district.
8312 Carranzo DR is in Barton Creek, Austin, Texas. See the full [Barton Creek neighborhood guide](/neighborhoods/barton-creek-austin) for market data, schools, and lifestyle details.
8312 Carranzo DR is a Residential built in 2020 featuring 3 bedrooms, 3 full, 1 half bathrooms, 4,003 square feet, 0.34-acre lot.
8312 Carranzo 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
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 |
|---|---|---|---|---|
2025-13.5% | — | $2,334,193 | — | — |
2024+81.0% | — | $2,700,000 | $420,000 | $1,472,502 |
2023-9.1% | — | $1,491,415 | $420,000 | $2,280,000 |
2022+286.8% | — | $1,639,981 | $520,000 | $971,415 |
2021 | — | $424,000 | $520,000 | $1,119,981 |
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% ($650K)
$3,250,000
Luxury property intelligence
A sourced read on Barton Creek pricing, timing, and property scale. No automated valuation claim.
List price
$3,250,000
Price per sqft
$812/sqft
Vs. Barton Creek median
+10.0%
$3M median
Days on market
36 days
Original to current
No verified reduction
$3.3M original
Active inventory context
13 listings
Price Position in Barton Creek
Listed 10% above the Barton Creek median
Source: MLS Grid / Unlock MLS and Keenan Group review as of Jul 4, 2026.
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#1 ABOR Team 2024 with $1B+ career sales volume
8312 Carranzo DR is priced at $812 per square foot across 4,003 sqft. The Barton Creek median list price is $2,954,663.
The most recent annual property tax for 8312 Carranzo DR is $47,197. 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 ($650,000) on a 30-year fixed mortgage at approximately 6.75%, the estimated monthly payment for 8312 Carranzo DR is around $20,797 including principal, interest, and estimated taxes. Actual payment varies by rate, down payment, insurance, and HOA fees.
At $3,250,000, 8312 Carranzo DR is in the Barton Creek market where there are currently 38 active listings in 78735. The Keenan Group has completed 3 transactions in 78735 as part of 1,000+ career sales totaling $1B+ across Austin. For a detailed market analysis, see our [Barton Creek guide](/neighborhoods/barton-creek-austin).
8312 Carranzo DR was built in 2020, making it 6 years old with relatively recent construction.
8312 Carranzo DR includes verified waterfront access: None. Buyers should confirm shoreline, dock rights, and floodplain status during due diligence.
8312 Carranzo DR is part of a managed community with HOA dues of $800 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.
Barton Creek is one of Austin's established neighborhoods, zoned for Austin ISD in the 78735 area. The Keenan Group has specialized in Barton Creek 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)
6 events on record
Current Price
$3,250,000
Timeline data compiled from MLS records and public records. Information deemed reliable but not guaranteed.
| Year | Taxes | Total Assessment | Land | Additions |
|---|---|---|---|---|
2025-13.5% | — | $2,334,193 | — | — |
2024+81.0% | — | $2,700,000 | $420,000 | $1,472,502 |
2023-9.1% | — | $1,491,415 | $420,000 | $2,280,000 |
2022+286.8% | — | $1,639,981 | $520,000 | $971,415 |
2021 | — | $424,000 | $520,000 | $1,119,981 |
Timeline merges MLS activity (when permitted) with public records. Some details may be restricted to registered VOW clients.
Neighborhood guide and local insights
Barton Creek is Austin's premier golf community in 78735 - four championship courses thread through eight gated villages, twenty minutes from downtown. Median home price around $2.95M, with custom estates ranging from $1.2M patio homes to $6M+ golf-course frontage properties. Austin ISD schools. Turn off Bee Caves Road and the Hill Country opens up - limestone ridges, old-growth oaks, fairways disappearing into canyons. Fazio Foothills (Tom Fazio's 1986 original at 7,087 yards) is the signature course, with Fazio Canyons and Coore Crenshaw offering different character. The Omni Barton Creek Resort anchors the community with spa, pools, dining, and member events. Eight gated sections each have distinct character: Amarra Drive for new-build contemporary estates ($3M-$6M+), The Preserve for Hill Country views and privacy, Wimberly Lane for established homes with mature landscaping. HOA governance varies by section - some enforce architectural review strictly, others are lighter touch. The buyer profile skews toward avid golfers (40% of purchases), families choosing Austin ISD, and C-suite executives who need estate-level privacy 20 minutes from downtown. The Greenbelt borders the western edge, and Sculpture Falls is accessible from within the community.
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