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Neighborhood Guide/ West Suburbs/ Briarcliff
West Suburbs

BriarcliffBriarcliff

A small village on the south shore of Lake Travis, just off Hwy 71. A quiet lakeside community with its own marina and park.

#Lake Travis#Lakeside village#Lake Travis ISD
JonestownLago VistaBee CaveLakewaySpicewoodBriarcliffCity limits: U.S. Census TIGER · Roads & lakes: Natural Earth
School districtLake Travis ISDFind your zoned school ↗
High schoolsLake Travis
PopulationAbout 2,1002020 Census: 2,062
School ratingsAB67% rated ATEA 2026 · 3To downtown40–55 minNew-home communities0Development projects0
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01 — AT A GLANCE

A small lakeside village,a quiet pace.

WhereLocationAbout 30 miles west of downtown Austin on the south shore of Lake Travis, about 6 miles past Lakeway’s western limit. Mailing addresses read Spicewood (78669).
FeelVibeThe village runs its own water system and roads, and the property owners’ association keeps up the park, disc golf course and community center. The marina puts you right on the lake.
ForBest forFamilies who want Lake Travis ISD and lake living, and prefer a small village to a large master-planned community.
02 — SCHOOLS

Lake Travis ISD.Check any address in seconds.

Elementary
West Cypress HillsB
Middle
Lake TravisA
High
Lake TravisA

Briarcliff is zoned to West Cypress Hills Elementary, Lake Travis Middle and Lake Travis High. High school zones will be redrawn before Highland Lakes High opens in 2029 — check the district’s street directory. Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). “New” marks campuses that opened after the ratings year.

Check zoned schools ↗
03 — COMMUTE

Downtown in 40-some minutes.Hwy 71 is the way in.

Typical drive times from central Briarcliff. Allow more at rush hour.

DowntownDowntown Austin40–55 min
AppleNorth Austin campus45–60 min
DellHQ · Round Rock50–65 min
TeslaGiga Texas · Southeast50–65 min
SpaceXBastrop plant65–80 min
SamsungTaylor fab75–90 min
04 — EVERYDAY LIFE

Slow weekdays.Weekends on the water.

Getting around
  • Hwy 71the main road to Bee Cave & Austin
  • RM 620toward Lakeway & Northwest Austin
  • Briarcliff Blvdthe village’s main street
Weekends
  • Briarcliff Marinastraight onto the lake
  • Village park, disc golf & a 9-hole golf course
  • Pace Bend Park & Reimers Ranch Park
Shopping
  • H-E-B in Bee Cave
  • Hill Country Galleria
  • Spicewood General Store
05 — WHAT’S COMING

A new high school andnew neighbors along Hwy 71.

Lake Travis ISD’s second high school and a large master-planned community are coming nearby, with Hwy 71 safety work under way.

HIGHLAND LAKES HIGH SCHOOLAugust 2029Lake Travis ISD’s second high schoolOff Reimers-Peacock Road near Hwy 71. High school zones will be redrawn before it opens.
THOMAS RANCHEarly 2027A 2,200-acre master-planned community in Spicewood3,500 planned homes, plus a 'downtown' area planned for shops, offices and medical care.
HWY 71 RAISED MEDIANSSpring 2026 (est.)Bee Creek Road to Hamilton Pool RoadA $1.6 million TxDOT safety project adding concrete raised medians.

Timelines are as announced and may change.

All Austin-area development news →
06 — COMMUNITIES

A small village.Different spots within it.

Subdivision boundaries, price ranges and recent sales are coming next.

Briarcliff (village)Village water, POA park and amenitiesCommunity guide coming soon
Briarcliff waterfrontLakeside lots near the marinaCommunity guide coming soon
West Cypress HillsNearby community south of Hwy 71Community guide coming soon
07 — MELISSA’S PRO TIPS

Buying in Briarcliff?Check these first.

Village water, septic and lake levels are the key things to check here. Five things to confirm before you sign.

Melissa Jung, REALTOR®

PRO TIP
The village runs the water. The Village of Briarcliff owns and maintains the water system and roads. Ask about rates, watering rules and where the nearest fire hydrant is.
PRO TIP
Check the septic system. There is no central sewer, so homes use septic. Within 2,000 feet of Lake Travis, LCRA handles permits — get the permit and inspection records.
PRO TIP
Lake levels swing widely. In July 2026, rain pushed Lake Travis up about 8 feet in a day, close to full for the first time in seven years. In droughts it drops far, so check when the dock is usable.
PRO TIP
Look at the full tax picture. Village tax, the fire district (ESD 8) and Lake Travis ISD ($1.0329, 2026–27) all apply, plus property owners’ association dues.
PRO TIP
Wildfire and insurance. This is wooded, hilly country, and the 2011 Spicewood fire burned nearby. Check insurance costs and the brush around the home.

Tour Briarcliffthis week.

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