AUSTIN LOCAL TEAM · UNLOCK MLS
Austin, TX, 78735
$2,840,000
Asking sale price
Stately stone exterior residence with a gently wi
Listing media supplied by Realty of America, LLC through Unlock MLS / MLS GRID.
Photo 1 of 39
Listed by Realty of America, LLC
Listing attribution contact: (512) 788-9495
MLS #5028296 · Active
Listings courtesy of Unlock MLS as distributed by MLS GRID.
39 listing photos available here.
Photos may update as new copies become available.
Comparison travels with your search link. Saving to your account is a separate action.
Public records checked around this home, with sources and dates.
Neighborhood Barton Creek (listed as Barton Creek) · Area guide: Austin
Reading public records for this address…
Nestled in the highly sought-after Barton Creek community, 8616 Mendocino Drive offers an exceptional opportunity to own a spacious home in one of West Austin’s most desirable neighborhoods. Set on a large private lot with a heated pool, spa, expansive backyard, and mature trees, this property offers the perfect setting for entertaining, relaxing, and making lasting family memories.
A standout feature is the detached guest house, offering incredible flexibility as a private in-law suite, guest retreat, home office, fitness studio, creative space, media room, or the ultimate man cave—ideal for today’s evolving lifestyle needs.
Located near Barton Creek Country Club, ownership provides the opportunity for optional social club membership, offering access to premier non-golf amenities and an exceptional lifestyle just moments from home (buyer to verify membership details and availability).
Lovingly cared for by the same family, this home is filled with warmth, character, and potential. While a new owner may choose to make cosmetic updates such as fresh paint, flooring, or landscaping to match their personal style, the home’s layout, lot, and location create an outstanding foundation to make it truly their own.
Barton Creek is known for its scenic beauty, winding tree-lined streets, spacious homesites, privacy, and unmatched location close to top-rated schools, shopping, dining, downtown Austin, and outdoor recreation. It’s the kind of neighborhood where families grow, neighbors connect, and homes are held for years.
Rarely do opportunities come along that combine this much space, flexibility, outdoor living, and lifestyle in such a premier Austin location. Whether you're looking for a forever home, multigenerational living, or simply room to spread out and enjoy the best of West Austin living, 8616 Mendocino delivers.
Corner Lot · Level · Sprinkler - Automatic · Sprinklers In Rear · Sprinklers In Front · Trees-Heavy · Trees-Large (Over 40 Ft) · Many Trees
In Ground · Waterfall
Tile
None
Covered · Mosquito System · Patio
MUD
Two
Central Air
Fenced · Masonry · Wrought Iron
Central · Natural Gas
Attached · Door-Multi · Garage Faces Side · Off Street
Balcony
Carpet · Tile · Wood
Built-in Features · Breakfast Bar · Crown Molding · Granite Counters · Ceiling-High · In-Law Floorplan · Primary Bedroom on Main · Pantry · Walk-In Closet(s) · Interior Steps · Bookcases · Multiple Living Areas · Multiple Dining Areas · Study/Home Office
Curbs · Gated
Electricity Available · Other · Natural Gas Available · Phone Connected
Built-In Oven(s) · Convection Oven · Gas Cooktop · Dishwasher · Disposal · Down Draft · Microwave · Double Oven · Refrigerator · Stainless Steel Appliance(s) · Tankless Water Heater · Water Heater
None
MUD
Masonry – All Sides · Stone Veneer · Stucco
None
What the listing reports, what the published tax rates add up to, and who supplies water and sewer.
$395 · Quarterly
Nothing unusual
Questions to ask
$40,370 annually · reported tax year 2025
Nothing unusual
The listing tax figure is not a quote for your future tax bill. Verify the parcel and applicable taxing authorities.
Questions to ask
Flood insurance is a cost too: see the flood answer under Risks ↓
Flood maps, the ground, hail and large infrastructure around the home’s reported point.
Reading public records for this address…
Re-check the flood and geology lookups for this home, or save them as a PDF →
What is being built, filed and rented around the home, from City, state and appraisal-district records.
Reading public records for this address…
Schools, transit, roads and crash records near the home.
The listing names these schools; assignment is not verified here.
Not enough data
The listing reports
Verify assignment with the relevant district for the exact address, program and school year. These source-reported names are not ratings or an enrollment guarantee.
Reading public records for this address…
Every figure on this page names its source and the date that source was last synced or checked. Nothing is scored, ranked or inferred beyond the counts shown.
Listing agent: Aaron Amuchastegui
Data obtained . Listing modified .
Presented by Austin Local Team · All City Real Estate, ltd. Co. · (512) 710-0337
Listings courtesy of Unlock MLS as distributed by MLS GRID.
Some IDX listings have been excluded from this website. This search shows eligible Active listings, and eligible Active Under Contract and Pending listings when you include them. Availability can change; confirm current status with the listing agent.
IDX information is provided exclusively for consumers’ personal, noncommercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by MLS GRID. Use may be subject to an end user license agreement prescribed by the applicable MLS. Any use or search other than by a consumer looking to purchase real estate is prohibited.
Based on information submitted to the MLS GRID as of Nov 1, 2026, 9:50 PM Central. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
The Digital Millennium Copyright Act of 1998, 17 U.S.C. § 512 (the “DMCA”) provides recourse for copyright owners who believe that material appearing on the Internet infringes their rights under U.S. copyright law. If you believe in good faith that any content or material made available in connection with our website or services infringes your copyright, you (or your agent) may send us a notice requesting that the content or material be removed, or access to it blocked. Notices must be sent in writing by email to: austin@smartaustinrealty.com.
The DMCA requires that your notice of alleged copyright infringement include the following information: (1) description of the copyrighted work that is the subject of claimed infringement; (2) description of the alleged infringing content and information sufficient to permit us to locate the content; (3) contact information for you, including your address, telephone number and email address; (4) a statement by you that you have a good faith belief that the content in the manner complained of is not authorized by the copyright owner, or its agent, or by the operation of any law; (5) a statement by you, signed under penalty of perjury, that the information in the notification is accurate and that you have the authority to enforce the copyrights that are claimed to be infringed; and (6) a physical or electronic signature of the copyright owner or a person authorized to act on the copyright owner’s behalf. Failure to include all of the above information may result in the delay of the processing of your complaint.
Comparison travels with your search link. Saving to your account is a separate action.
Records read Nov 1, 2026. Each answer opens its card, with sources and limits. Ask what these records mean for this home →
$40,370 a year, as reported by the listing for tax year 2025.
Worth a look
Inside a MUD or similar special district, which adds its own tax on top of these rates.
For comparison: the published rates come to about $44,381 a year ($3,698 a month) if taxed at the full asking price before exemptions. Label: estimate, not a bill.
This is the 2025 amount; the latest billed year is 2026, and values and rates change every year. Confirm the current bill with the county tax office.
Questions to ask
Water: TRAVIS COUNTY WCID 19.
Nothing unusual
Internet (FCC filings)
Fiber internet is reported near this home: AT&T and Spectrum.
More on internet
Neighborhood Barton Creek (listed as Barton Creek) · Area guide: Austin
Matched from the subdivision the listing reports, the same way home search finds homes in a neighborhood.
The outline is approximate, assembled from listing locations and recorded subdivisions; it is not a legal boundary. Basemap © OpenStreetMap contributors · OpenMapTiles · OpenFreeMap
Use the zoom buttons, or Control plus scroll, to zoom. Use two fingers on touch screens. Markers can be selected with the keyboard. Mapped locations may be approximate.
No large projects on file within half a mile.
Nothing unusual
IN PLAIN WORDS
A TDLR project registration for SMCA Portables is on file at 3000 Barton Creek Blvd., Austin, TX 78735, 0.3 mi from the home. Registered on 2026-05-05, the record describes additions of portable buildings to the site as a renovation or alteration of an existing structure. The estimated cost is $507,000. A Registered Accessibility Specialist has finished reviewing the plans, meaning construction may proceed or be under way, and the finished building has not yet been inspected.
Written by the Local Team research system from these records, read Oct 5, 2026: SMCA Portables (TDLR project registration, 0.3 mi away). It states no totals and nothing about this home; check each record’s site and current status.
20 permits of every type within 0.5 mi, including routine trade and repair permits. The answer above counts building permits only.
12 routine trade or repair permits are counted but not listed.
6 with activity within 0.5 mi
Unified project: one record that Zabalist assembles from related permits, plans and registrations for the same site, with the latest stage recorded.
3104 SWEET AUTUMN CV · residential
3812 LOST CREEK BLVD, Fort Worth, TX 76008 · $0 stated valuation
3820 LOST CREEK BLVD, Fort Worth, TX 76008 · $0 stated valuation
3 within 0.5 mi
Site plan: the City of Austin’s development application for anything beyond a single house. It is a proposal, not an approval or completed construction.
999
999
No description reported
1 TDLR registrations within 0.5 mi
TDLR project registration: a state filing required for commercial and public construction over a cost threshold. It means a project was submitted for accessibility review, not that it was built.
3000 Barton Creek Blvd., Austin, TX 78735 · Renovation/Alteration · $507K estimated cost
0 within 0.5 mi
Subdivision case: a City application to divide or re-plat land into lots. It changes lot lines on paper; it is not a building permit.
No subdivision cases were returned within this radius.
A complete list of work affecting the home; a filing is not approved or completed construction.
Not mapped for this area: our building-permit layer covers the City of Austin only.
Not mapped for this area: zoning here is set by Travis County rules (unincorporated land has no city zoning), which is not in our zoning layer.
Questions to ask
About 1 in 11 homes within ½ mile appear not to be owner-occupied (lower than the Travis County average of about 1 in 5). No homes within ½ mile are listed for rent right now.
Nothing unusual
Why it can matter
Limits
139 code-compliance cases in ZIP 78735; 4 service requests (311) within 0.5 mi.
For context
IN PLAIN WORDS
Two state alcohol licenses are on record for ZIP 78735, though a license record does not confirm a business is open. The Olive Garden Italian Restaurant #6542 at 5010 W Hwy 290 holds a mixed beverage permit issued on 2026-07-24. THAI TASTE at 7010 W State Hwy 71 holds a wine and malt beverage retailer (on-premise) license issued on 2026-07-10. Two food establishments were inspected within 0.5 mi of the home's reported point. Barton Creek Market at 2700 Barton Creek Blvd Austin, 0.2 mi away, was operating and inspected by the county on 2026-08-06 with a score of 74 of 100. Cafe Largesse at 2800 Barton Creek Blvd Ste 104 Austin, 0.3 mi away, was operating and inspected by the county on 2026-08-06 with a score of 82 of 100.
Written by the Local Team research system from these records, read Oct 5, 2026: The Olive Garden Italian Restaurant #6542 (TABC license); THAI TASTE (TABC license); Barton Creek Market (food establishment inspection, 0.2 mi away); Cafe Largesse (food establishment inspection, 0.3 mi away). It states no totals and nothing about this home; check each record’s site and current status.
Code-compliance case: a City investigation opened after a report of a possible ordinance violation. An opened case is not a confirmed violation.
311 request: a service request logged with the City of Austin (missed pickup, street light, loose animal and similar). It records that something was reported, not that it was verified.
TABC license types: state alcohol permits for bars, restaurants, stores, venues and events. A license record is not confirmation that a business is open.
Food inspection score: the county health inspection result on the date shown, out of 100. It is a point-in-time record, not a review of the establishment.
Repeat-offender registry: City of Austin registration for rental properties with repeated code violations in a set period. It is a status on the date synced, not a description of current conditions.
Counts exclude requests marked duplicate or cancelled in the source.
No Repeat Offender Program rental properties are registered within 0.5 mi.
Austin ISD
Nothing unusual
The listing reports
Verify assignment with the relevant district for the exact address, program and school year. These source-reported names are not ratings or an enrollment guarantee.
No CapMetro stop within ¾ mile; the nearest is 2.9 mi away.
Not enough data
Use the zoom buttons, or Control plus scroll, to zoom. Use two fingers on touch screens. Markers can be selected with the keyboard. Mapped locations may be approximate.
Highlights the matching numbered marker on the map above.
Basemap © OpenStreetMap contributors · OpenMapTiles · OpenFreeMap
Traffic: BARTON CREEK BLVD 0.2 mi away: moderate traffic.
Straight-line distance to job centres
Drive times
Checking your commutes…
Computed by Google Maps when you ask, with typical weekday traffic. Not stored.
0 crashes recorded within 0.5 mi, past 3 years.
For context
Years marked “from” or “to” are only partly inside the past 3 years window, so they are not comparable with full years.
A measure of how streets feel, or a comparison between areas.
Every figure on this page names its source and the date that source was last synced or checked. Nothing is scored, ranked or inferred beyond the counts shown.