North Bluff is a community by PSW tucked just behind William Cannon and I-35. The wooded surroundings help to give it a neighborhood feel. The homes here are two-story row homes that are a mix of 2 and 3 bedrooms with 2.5 baths. The exteriors are hardy plank with slanted roofs and paint in blues, greens and greys. Inside, homes have large open living spaces and good storage. Scroll Down to Read our North Bluff Neighborhood Guide.
North Bluff Homes for Sale
SEARCH ALL NORTH BLUFF HOMES FOR SALENo Email Required! North Bluff Neighborhood Map
North Bluff is located near the corner of William Cannon and IH-35. To get to North Bluff, take 35 to William Cannon and head west. Make a right on N Bluff Drive. North Bluff is shaded in blue on the map below. Explore other Southwest Austin neighborhoods in our Southwest Austin Neighborhood Guide. Scroll down to continue reading our North Bluff neighborhood guide.
North Bluff Property Tax Rate
The property tax rate in Southwest Austin's North Bluff neighborhood is 2.0465% as of the 2025 tax year, up from 1.9818% as of the 2024 year. It was 1.8092% as of the 2023 tax year, down from 1.9749% as of the 2022 tax year. The property tax rate was 2.1767% as of the 2021 tax year.
North Bluff HOA Dues
North Bluff has more than one condominium association, so dues can differ by building.
| North Bluff Condominium Community, Inc. | $549 / quarterly |
Dues shown as reported and deemed reliable but not guaranteed. HOA fees, special assessments, and terms can change at any time. Buyers should confirm current dues directly with the HOA or management company before making an offer.
North Bluff Schools
Homes in Southwest Austin's North Bluff neighborhood are zoned to the Austin ISD, and students will likely attend the following schools:
- Pleasant Hill Elementary - 2/10
- Covington Middle - 6/10
- Crockett High - 4/10
School ratings reflect Great Schools ratings as of November 2026. Ratings are subject to change at any time. Please verify ratings and boundaries with the school district.
North Bluff Sold Data - What North Bluff Homes Actually Sold For
What sold recently in North Bluff and for how much? Understanding actual closed sales — not just list prices — is the clearest way to gauge what's happening in the local market right now.
For a deeper look at pricing trends across the area, check out our North Bluff Sold Data Report.
North Bluff Market Stats — 12 Months (10/1/2025 – 9/30/2026)
Based on a limited number of sales — figures may not reflect the full range of homes in the neighborhood.
| Homes Sold | 2 |
| Bed / Bath Range | 2 beds, 3 baths |
| Median Sale Price | $371,250 |
| Price Range | $350,000 – $392,500 |
| Median Price Per Sq Ft | $271 |
| Median Home Size | 1,371 sq ft |
| Median Days on Market | 71 days |
| Sale-to-List Ratio | 96% |
Data sourced from Unlock MLS. 12 months ending September 2026. Statistics deemed reliable but not guaranteed.
North Bluff Home Price History
Curious how home prices in North Bluff have trended? Here’s a five-year look at closed sales from 2022 through 2026 YTD.
Years with 5 or fewer sales may not reflect the full range of homes in the neighborhood.
| Year | Homes Sold | Median Sale Price | YoY | Price Range | Median $/SqFt | Median Home Size | Median Beds/Baths | Median DOM | Sale-to-List |
|---|---|---|---|---|---|---|---|---|---|
| 2022 | 6 | $634,000 | — | $425,700–$675,000 | $389 | 1,560 sq ft | 3bd/3ba | 4 days | 114% |
| 2023 | 3 | $570,000 | ▼ 10.1% | $480,000–$600,000 | $332 | 1,748 sq ft | 3bd/3ba | 80 days | 97% |
| 2024 | 8 | $378,500 | ▼ 33.6% | $343,000–$440,000 | $294 | 1,332 sq ft | 2bd/3ba | 65 days | 96% |
| 2025 | 2 | $408,750 | ▲ 8.0% | $392,500–$425,000 | $278 | 1,471 sq ft | 2bd/3ba | 77 days | 98% |
| 2026 YTD | 1 | $350,000 | ▼ 14.4% | $350,000–$350,000 | $270 | 1,298 sq ft | 2bd/3ba | 111 days | 93% |
Data sourced from Unlock MLS (ACTRIS). 2026 figures reflect year-to-date sales through 10/13/2026. Year-over-year change is calculated against the most recent prior year with recorded sales. Statistics deemed reliable but not guaranteed.
North Bluff Days on Market Trend
How fast are North Bluff homes selling? Here's a five-year look at how long homes sat on the market before going under contract, from 2022 through 2026 YTD.
| Year | Homes Sold | Median Days on Market | Avg Days on Market |
|---|---|---|---|
| 2022 | 6 | 4 days | 10 days |
| 2023 | 3 | 80 days | 78 days |
| 2024 | 8 | 65 days | 82 days |
| 2025 | 2 | 77 days | 77 days |
| 2026 YTD | 1 | 111 days | 111 days |
Data sourced from Unlock MLS. 2026 figures reflect year-to-date sales through October 2026. Statistics deemed reliable but not guaranteed.
Pros and Cons of Living in North Bluff
Pros
- North Bluff was built by PSW just behind William Cannon and I-35, with wooded surroundings.
- Homes are two-story row homes with 2 or 3 bedrooms and 2.5 baths and hardy plank exteriors.
- Homes have large open living spaces and good storage.
- The median sale price over the past 12 months was $371,250 across 2 sales, with prices from $350,000 to $392,500.
- Zoned to Austin ISD schools: Pleasant Hill Elementary (2/10), Covington Middle (6/10), and Crockett High (4/10).
Cons
- HOA dues are $549 per quarter through North Bluff Condominium Community, Inc. North Bluff has more than one condominium association, so dues can differ by building.
- North Bluff does not have a community pool.
- Only 2 homes sold in the past 12 months, so the figures reflect specific homes, not a trend: a median of $371,250 and a median of 71 days on market.
- The yearly median days on market ranged from 4 to 111 days from 2022 to 2026.
- The property tax rate is 2.0465% as of the 2025 tax year, up from 1.9818% in 2024.
Who it fits: North Bluff fits buyers who want a two-story row home with 2 or 3 bedrooms just behind William Cannon and I-35, and who are comfortable with condominium HOA dues of $549 per quarter. Who should look elsewhere: Buyers who want a community pool, dues that do not differ by building, or a neighborhood with frequent sales may want to look at other Southwest Austin neighborhoods.
Frequently Asked Questions About North Bluff
No. North Bluff does not have a community pool.
HOA dues in North Bluff are $549 per quarter through North Bluff Condominium Community, Inc. North Bluff has more than one condominium association, so dues can differ by building. Confirm current dues directly with the HOA before making an offer.
North Bluff is zoned to Austin ISD. Students will likely attend Pleasant Hill Elementary (2/10), Covington Middle (6/10), and Crockett High (4/10).
The property tax rate in North Bluff is 2.0465% as of the 2025 tax year, up from 1.9818% as of the 2024 year. It was 1.8092% as of the 2023 tax year, down from 1.9749% as of the 2022 tax year. The rate was 2.1767% as of the 2021 tax year.
North Bluff was built by PSW. Homes are two-story row homes with 2 or 3 bedrooms and 2.5 baths. Exteriors are hardy plank with slanted roofs and paint in blues, greens and greys. Homes sold over the past 12 months had a median size of 1,371 sq ft.
The median sale price in North Bluff over the past 12 months (10/1/2025 to 9/30/2026) was $371,250 across 2 sales, with prices from $350,000 to $392,500, a median of 71 days on market, and a sale-to-list ratio of 96%. Yearly medians were $634,000 in 2022 (6 sales), $570,000 in 2023 (3 sales), $378,500 in 2024 (8 sales), $408,750 in 2025 (2 sales), and $350,000 so far in 2026 (1 sale).
North Bluff is near the corner of William Cannon and IH-35. From 35, take William Cannon west and turn right on N Bluff Drive.
Southwest Austin Realtor Specializing in North Bluff Homes
Rebecca Jacks and Raymond Stoklosa are Southwest Austin Realtors specializing in North Bluff homes. Whether you're looking to buy or sell a home in North Bluff, Rebecca and Raymond know the area well and have the experience and tools necessary to make your next real estate transaction stress free. For more info about who we are and how we work, check out Buying a Home in North Bluff and Selling a Home in Southwest Austin.
