Bluffington is one of the luxury Lake Austin waterfront neighborhoods that sits along the banks of Lady Bird Lake (Lake Austin) just west of MoPac on Stratford Drive. Many of these estates sit on the banks of Lake Austin and sit on large, 1+ acre lots. But, because this section of the lake does not allow motorized boats, Bluffington is the ideal choice for someone looking for a Downtown and water view, but who doesn’t want to deal with the noise of the boats whizzing by. Bluffington is also conveniently located just minutes from Zilker Park, so if you love to bike or job, this is an ideal setting to do so. Scroll Down to Read our Bluffington Neighborhood Guide.
Bluffington Homes for Sale
SEARCH ALL BLUFFINGTON HOMES FOR SALENo Email Required! Bluffington Neighborhood Map
Bluffington is located on the banks of Lake Austin just west of MoPac and can be accessed from from Stratford Drive off the MoPac access road. Bluffington is shaded in blue on the map below. Explore other West Austin neighborhoods in our West Austin Neighborhood Guide. Scroll down to continue reading our Bluffington neighborhood guide.
Bluffington Property Tax Rate
The property tax rate in West Austin’s Bluffington 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.
Bluffington Schools
Homes in West Austin’s Bluffington neighborhood are zoned to the Austin ISD, and students will likely attend the following schools:
- Barton Hills Elementary - 8/10
- O'Henry Middle - 7/10
- Austin High - 7/10
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.
Bluffington Photos
Bluffington Sold Data – What Bluffington Homes Actually Sold For
What sold recently in Bluffington and for how much? Where can I find pictures of homes that actually sold? How many days does it take to sell a home in Bluffington? How many homes are currently for sale in Bluffington? What’s the median sold price in Bluffington? What does the 90 day historic market trend look like in Bluffington? How’s the Bluffington market trending?
All of these questions (and more!) can be answered on our Bluffington Sold Data Report.
Bluffington 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 | 3 |
| Bed / Bath Range | 3–5 beds, 3–4 baths |
| Median Sale Price | $4,100,000 |
| Price Range | $1,993,750 – $6,250,000 |
| Median Price Per Sq Ft | $799 |
| Median Home Size | 3,273 sq ft |
| Median Days on Market | 97 days |
| Sale-to-List Ratio | 96% |
Data sourced from Unlock MLS. 12 months ending September 2026. Statistics deemed reliable but not guaranteed.
Bluffington Home Price History
Curious how home prices in Bluffington 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 | 0 | — | — | — | — | — | — | — | — |
| 2023 | 2 | $1,975,000 | — | $1,400,000–$2,550,000 | $604 | 3,294 sq ft | 3bd/4ba | 127 days | 94% |
| 2024 | 0 | — | — | — | — | — | — | — | — |
| 2025 | 4 | $3,682,500 | ▲ 86.5% | $2,100,000–$6,250,000 | $868 | 3,431 sq ft | 4bd/3ba | 88 days | 96% |
| 2026 YTD | 1 | $1,993,750 | ▼ 45.9% | $1,993,750–$1,993,750 | $609 | 3,273 sq ft | 5bd/4ba | 97 days | 92% |
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.
Bluffington Days on Market Trend
How fast are Bluffington 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 | 0 | No sales | No sales |
| 2023 | 2 | 127 days | 127 days |
| 2024 | 0 | No sales | No sales |
| 2025 | 4 | 88 days | 72 days |
| 2026 YTD | 1 | 97 days | 97 days |
Data sourced from Unlock MLS. 2026 figures reflect year-to-date sales through October 2026. Statistics deemed reliable but not guaranteed.
West Austin Realtor Specializing in Bluffington
Rebecca Jacks and Raymond Stoklosa are Realtors specializing in Dripping Springs homes. Whether you’re looking to buy or sell a home in Dripping Springs, 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 Dripping Springs and Selling a Home in West Austin.
Bluffington FAQ
No. Bluffington does not have a community pool.
