Town in Travis County, part of the Austin metro

Living in Briarcliff, TX

A-

106th of 745Texas towns of 1,000 to 10,000 people
Overall score 85 of 100
13th of 58 in the Austin area

Briarcliff earns a grade of A- on our index, 106th of 745 Texas towns of 1,000 to 10,000 people. It does best on jobs and income and education levels, and trails on getting around and errands and things to do.

  • Fast-growing
  • Well connected
  • Getting around scores low (11 of 100)
  • River flooding risk is very high
Map of Texas showing where Briarcliff isHoustonSan AntonioDallasFort WorthBriarcliff
Where Briarcliff is in Texas.
Population
2,361+14.5% since 2020
Median rent
$2,71894% higher than Texas
Median home value
$550,80094% higher than Texas
Household income
$140,938Median
Average commute
36 minOne way
Violent crime
No dataNo full-year report

What it's like to live in Briarcliff

Briarcliff sits about 19 miles from downtown Austin, in the Austin-Round Rock-San Marcos metro. 2,361 people lived here in 2025, up 14.5% from 2020, so it is one of the faster-growing places in Texas. It is spread out, with mostly newer homes (the median home was built in 2003).

The median age is 45.3, 34% of households have children, 89% of homes are owned by the people living in them and the typical household earns $140,938 a year (80% higher than the Texas median).

Pros of living in Briarcliff

  • High incomes. The median household earns $140,938, 80% higher than the Texas median.
  • Healthier population. Only 7.3% of working-age adults lack health insurance.

Cons of living in Briarcliff

  • Higher rent. Median rent is $2,718, 94% higher than the Texas median.
  • Long commutes. The average trip to work takes 36 minutes, against 27 across Texas.
  • Errands mean a drive. Compared with similar Texas places, fewer homes here are within a mile of a grocery store, pharmacy, park or clinic.
  • Natural hazard risk. FEMA rates the risk of river flooding, tornadoes and hail as very high here.

Who Briarcliff suits

  • FamiliesA reasonable fit. Compared with similar Texas places, it beats 79% for families.
  • Young professionalsA reasonable fit: household income is 80% higher than the Texas median, with 1 restaurant and 0 cafes in town. Compared with similar Texas places, it beats 59% for young professionals.
  • RetireesA reasonable fit: 7.3% of working-age adults are uninsured. Compared with similar Texas places, it beats 77% for retirees.
  • Remote workersA reasonable fit: 97% of homes have broadband and the median rent of $2,718 is 94% higher than the Texas median. Compared with similar Texas places, it beats 75% for remote workers.
  • People on a budgetNot the best fit: the median rent of $2,718 is 94% higher than the Texas median. Compared with similar Texas places, it beats 30% for people on a budget.

Briarcliff report card

Ten grades, one for each part of daily life we measure. Most compare Briarcliff with other US towns of 1,000 to 10,000 people. Schools, safety and errands compare it with other Texas towns of 1,000 to 10,000 people.

  • Cost of living: grade D+

    Median rent $2,718, homes cost 3.9x income.

    25 of 100 vs US towns

  • Jobs and income: grade A+

    Median household income $140,938, 1.8% unemployed.

    96 of 100 vs US towns

  • Schools: grade B

    Not enough data.

    69 of 100 vs TX towns

  • Safety: no grade

    No full year of crime data from local police.

    No score vs TX towns

  • Errands and things to do: grade D

    0 grocery stores, 1 restaurant, 2 parks mapped in town.

    23 of 100 vs TX towns

  • Getting around: grade D-

    Average commute 36 min, 34% work from home.

    11 of 100 vs US towns

  • Education levels: grade A

    53% have a bachelor’s degree.

    93 of 100 vs US towns

  • Health: grade A-

    7.3% of adults uninsured.

    86 of 100 vs US towns

  • Home ownership: grade A-

    89% of homes owner-occupied.

    81 of 100 vs US towns

  • Internet access: grade A

    97% of homes have broadband.

    89 of 100 vs US towns

Where Briarcliff stands out compared with Texas

Better than Texas

  • Median household income: $140,93880% higher than Texas ($78,476)
  • Homes owned by the people living in them: 89%26 points higher than Texas (63%)
  • Adults with a bachelor's degree or higher: 53%19 points higher than Texas (34%)

Worse than Texas

  • Median rent: $2,71894% higher than Texas ($1,403)
  • Average commute: 36 min34% higher than Texas (27 min)
  • Home value to income: 3.9x8% higher than Texas (3.6x)

Cost of living in Briarcliff

Rent is the cost most newcomers feel first. The median rent in Briarcliff is $2,718 a month, 94% higher than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $109,000 a year. Right now 37% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $1,530 for a one-bedroom, $1,817 for a two-bedroom and $2,292 for a three-bedroom (fiscal year 2027). These figures include utilities and describe a modest unit, so newer apartments often ask for more.

The median home is worth $550,800, 94% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $3,015 before tax, or $3,507 with property tax. That is $789 a month more than the median rent, so renting is the cheaper monthly choice unless you plan to stay for years.

Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in Briarcliff pays $5,907 a year, 40% higher than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

Typical rent by apartment size

Fair market rent by bedroom count in BriarcliffStudio$1,4471 bedroom$1,5302 bedrooms$1,8173 bedrooms$2,2924 bedrooms$2,689
HUD fair market rent for FY2027, Austin-Round Rock-San Marcos, TX MSA. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent94% higher than Texas$2,718$1,403$1,413
Median home value94% higher than Texas$550,800$283,800$332,700
Home value to income8% higher than Texas3.9x3.6x4.1x
Renters paying 30%+ of income on rent15 points lower than Texas37%52%51%
Median property tax per year40% higher than Texas$5,907$4,232$3,119
Homes owned by the people living in them26 points higher than Texas89%63%65%
Median year homes were builtAbout the same as Texas200319921980

Monthly cost to buy a median home

$3,507
Mortgage payment
$3,015
Property tax
$492
Median rent, for comparison
$2,718

Based on a $550,800 home in Briarcliff, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median paid locally, or the county median where the local figure is not published. Insurance and fees are not included.

Daily life in Briarcliff

Everyday places mapped inside Briarcliff, from Overture Maps. Well-known spots include Briarcliff Park.

The average one-way commute is 36 minutes, 34% longer than the Texas average. 34% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

Downtown Austin is about 19 miles away in a straight line. Many people who live in Briarcliff work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $140,938, income per person is $61,072, unemployment is 1.8% and 53% of adults hold a bachelor's degree.

Grocery stores
0
Pharmacies
0
Restaurants
1
Cafes
0
Bars
0
Parks
2
Gyms
0
Hospitals and urgent care
0
Childcare
0
Libraries
0

Jobs, income and education

MeasureHereTexasUS
Median household income80% higher than Texas$140,938$78,476$80,734
Income per person50% higher than Texas$61,072$40,752$44,673
Unemployment rate3 points lower than Texas1.8%5.3%5.2%
People below the poverty line10 points lower than Texas3.6%14%12%
Adults with a bachelor's degree or higher19 points higher than Texas53%34%36%
Adults with a high school diploma or higher12 points higher than Texas98%86%90%
Adults 18 to 64 without health insurance12 points lower than Texas7.3%20%11%
Homes with broadband internet6 points higher than Texas97%91%91%

Getting to work

MeasureHereTexasUS
Average commute34% higher than Texas36 min27 min26 min
Workers who work from home20 points higher than Texas34%14%15%
Workers who work from home34%
Workers who take transit0%
Workers who walk1.1%
Workers who bike0%

Who lives in Briarcliff

Under 1826%
18 to 349.5%
35 to 6444%
65 and over20%

Median age 45.3 years. 34% of households have children.

Race and ethnicity
White79%
Hispanic or Latino15%
Black1.7%
Asian0.7%
Other or more than one race4.1%

Shown for information only. It is never part of any grade.

Weather in Briarcliff

Briarcliff has a hot Texas climate. July highs average 94°F and January lows about 39°F. There are about 106 days a year at 90°F or above, and about 36 inches of rain a year.

Average monthly high and low temperatures in Briarcliff30°50°70°90°60J65F72M79A85M91J94J95A89S80O69N61DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Dripping Springs 6 E, 14 mi away. Orange months average 90°F or more.

Natural hazard risk

FEMA's National Risk Index says river flooding risk is very high, hurricane risk is moderate, tornado risk is very high and hail risk is very high. Before you buy, look up the FEMA flood zone for the exact address and get a flood insurance quote, since standard home policies do not cover floods.

  • River floodingVery high
  • HurricanesModerate
  • TornadoesVery high
  • HailVery high
  • Heat wavesHigh
  • WildfiresVery high
  • Winter stormsLow
  • Strong windModerate

Source: FEMA National Risk Index, December 2025, Census tract level averaged for the city. Check the FEMA flood map for any address before you buy.

Places near Briarcliff

Nearby, Point Venture gets a B, Lago Vista gets a C+ and The Hills gets an A+. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

  1. BPoint VentureTown, 1,598 people3 mi
  2. C+Lago VistaTown, 9,650 people5 mi
  3. A+The HillsTown, 2,516 people5 mi
  4. ALakewaySmall city, 19,307 people6 mi
  5. B+Hudson BendTown, 4,127 people7 mi
  6. B+JonestownTown, 2,535 people8 mi

Briarcliff in the Austin area

How it ranks among 58 places in the metro.

  1. 1A+The Hills2,516 people14 mito downtown
  2. 2A+Rollingwood1,316 people3 mito downtown
  3. 3A+Brushy Creek19,576 people15 mito downtown
  4. 10ALeander74,067 people20 mito downtown
  5. 11A-Steiner Ranch18,619 people10 mito downtown
  6. 12A-Buda15,859 people16 mito downtown
  7. 13A-Briarcliff2,735 people19 mito downtown
  8. 14B+Round Rock127,786 people17 mito downtown
  9. 15B+Hudson Bend4,127 people13 mito downtown
  10. 16B+Jonestown2,535 people17 mito downtown

See all of the best suburbs of austin

Living in Briarcliff: common questions

Is Briarcliff, TX a good place to live?

Briarcliff earns a grade of A- on our index, 106th of 745 Texas towns of 1,000 to 10,000 people. It does best on jobs and income and education levels, and trails on getting around and errands and things to do.

How much does it cost to live in Briarcliff?

Median rent in Briarcliff is $2,718 a month, 94% higher than the Texas median. The median home is worth $550,800, 94% higher than the Texas median. A median home costs 3.9x the median household income, compared with 3.6x across Texas. With 20% down at a 7.28% rate, the monthly payment on a median home is about $3,507, including property tax.

Does Briarcliff flood?

FEMA rates river flooding risk in Briarcliff as very high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, tornadoes, heat waves, hail and wildfires. Always check the flood map for a specific address before you buy.

What is the weather like in Briarcliff?

Summers in Briarcliff peak at about 94°F in July, and January nights fall to about 39°F. Expect around 106 days a year at 90°F or hotter, and 36 inches of rain.

How long is the commute in Briarcliff?

The average one-way commute is 36 min, 34% higher than the Texas average. About 34% of workers work from home. It is about 19 miles from downtown Austin.

Sources: US Census Bureau 2020-2024 ACS 5-year and 2025 population estimates, CDC PLACES 2025, Texas Education Agency 2025 ratings, FBI Crime Data Explorer, FEMA National Risk Index, NOAA climate normals, HUD fair market rents, Overture Maps. Updated 2026-10-04. How we grade.