Clarksville · 78703 · Pre-construction
Viceroy Residences Austin
146 branded residences on three acres between downtown and Lady Bird Lake, from about $800,000 to $6 million, selling since August 2026 and finishing in late 2027. None of it exists yet, none of it is on the MLS, and the contract you would sign is not the one most Texas buyers have ever seen.
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Register before you contact the sales gallery
On pre-construction, your right to your own agent usually ends the moment you tour alone or submit a web form, and it costs you nothing to have one because the fee is already in the developer's budget. Talk to Luke Allen first, then go see it.
The short version
Viceroy Residences Austin is 146 condominiums in two six-storey buildings at 300 and 301 Pressler Street, developed by Pearlstone Partners under a licence from Viceroy Hotels & Resorts. Published prices run $800,000 to $6,000,000 on homes of 766 to 4,000 square feet. Sales launched in August 2026 and completion is targeted for fall 2027.
That entry price is about $1,044 a square foot. For comparison, the 50 new-construction condominiums actually selling in central Austin right now run a median near $748 a square foot, and new construction across the metro sits near $194. You are paying a large premium for the brand, the trail frontage, and a delivery date fourteen months out.
Two things that matter more than the price. It is not on the MLS and will not be until owners start reselling, so there is no public sold data to check anything against. And your right to your own agent usually ends at your first unaccompanied contact with the sales gallery, which costs you the representation and saves you nothing.
The number in context
What $800,000 per square foot actually means here
Viceroy’s own figures are fixed and published. Everything below them in this table is live from the MLS and refreshes with the market, so the comparison stays honest as central Austin moves.
| Building or benchmark | Homes | Median price | Per square foot |
|---|---|---|---|
| Viceroy Residences Austin, entry766 sq ft, pre-construction, not on the MLS | 146 | $800,000 | $1,044 |
| Viceroy Residences Austin, penthouseup to 4,000 sq ft | included above | $6,000,000 | $1,500 |
| The Modern Austin Residencesselling now | 11 | $1,585,000 | $1,099 |
| The Linden Residencesselling now | 6 | $1,327,500 | $987 |
| Vesper Condominiumselling now | 4 | $689,000 | $708 |
| Rainey Districtselling now | 3 | $819,000 | $669 |
| Bouldinselling now | 5 | $479,000 | $585 |
| All new condominiums, central Austinmedian size 1,176 sq ft | 50 | $840,000 | $748 |
| All new construction, Austin metrohouses and attached, every suburb | thousands | n/a | $194 |
Read that carefully before you decide what it means. The entry residence at Viceroy is priced roughly 40 percent above the central Austin new-condominium median per square foot, and above 4 of the 5 buildings selling today. That is not automatically wrong. Branded residences do trade at a premium to comparable unbranded stock, the Butler Trail frontage is not reproducible, and a low-rise on three acres in Clarksville is a genuinely different product from a tower on Rainey. But it is a premium, you are paying it in advance, and the building that justifies it does not exist yet.
The alternative
What $800,000 buys in central Austin today
The entry residence at Viceroy is 766 square feet, and you would wait until late 2027 for it. These are new-construction condominiums at roughly the same money that you can walk through this week, sorted largest first. This is the comparison the sales gallery will not put in front of you.
New ConstructionCourtesy of Coldwell Banker Realty
New ConstructionCourtesy of Amazing Realty LLC
New ConstructionCourtesy of Christies Intl Real Estate Lone Star
New ConstructionCourtesy of Christies Intl Real Estate Lone Star
New ConstructionCourtesy of Christies Intl Real Estate Lone Star
New ConstructionCourtesy of Christies Intl Real Estate Lone Star
None of these are Viceroy, and none of them come with a hotel brand, a 75-foot lap pool, or a private trailhead. That is exactly the trade. If the extra space and immediate occupancy matter more to you than the brand and the amenity programme, the market is already offering you that deal. If they do not, at least you are choosing the premium rather than absorbing it unknowingly.
The neighbourhood
Pressler Street, and what is selling around it
Viceroy itself has no listings to plot, so this map shows the new-construction condominiums on the market in the central core right now. It is here to orient you: 300 Pressler sits west of Lamar on the Clarksville side, nearer the trail than the towers.
Based on information from Unlock MLS (the Austin Board of REALTORS, ACTRIS) for the period through the most recent sync. Listing data is provided for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties. All information is deemed reliable but is not guaranteed and should be independently verified. Properties may be listed by brokerage firms other than Austin Marketing + Development Group; the listing broker is shown with each home where the MLS provides it.
The project
What is published, and by whom
None of this comes from the MLS, because none of it is in the MLS. These are the developer's and the sales brokerage's own figures as published on the as-of date, which is the right way to read them.
The facts
- Address
- 300 & 301 Pressler St, Austin, TX 78703
- Developer
- Pearlstone Partners
- Brand
- Viceroy Hotels & Resorts (Highgate)
- Residences
- 146, in two six-storey buildings on a roughly three-acre site
- Sizes
- 766 to 4,000 sq ft
- Plans
- One, two and three bedrooms, penthouses, and some homes with private yards
- Prices
- $800,000 to $6,000,000
- Project cost
- $235 million
- Architect
- KTGY
- Interiors
- Kim Lewis Designs
- Sales by
- Christie's International Real Estate @properties Lone Star
- Groundbreaking
- Q1 2025
- Sales launch
- August 2026
- Target completion
- Fall 2027
- Monthly assessment
- Not published as of October 2026
- Resort-style pool with a 75-foot lap lane, with a poolside lounge and bar
- Wellness spa with cold plunges, saunas, infrared and red-light therapy, and treatment rooms
- Fitness studio
- Owners' lounges, including a sports lounge with a multi-sport simulator
- Co-working space and conference rooms
- Direct access to the Butler Hike and Bike Trail through a new trailhead
- Planned on-site food and beverage
- Chef's kitchens with Thermador appliances, three interior palettes (Tranquil, Twilight, Trailhead)
One figure to confirm
The sales brokerage and the 2026 announcements say 146 residences. The developer’s own portfolio page still describes the site as roughly 206 residences across about 299,000 net square feet, which reads like a figure left over from when the project was called The Belvedere and before the Viceroy partnership was signed.
146 is almost certainly the current number. Ask the sales team to confirm the final count and the unit mix in writing anyway. Density drives your monthly assessment and the size of the resale pool you will one day compete in, and a sixty-unit difference is not a rounding error.
Before you sign anything
What buying pre-construction actually commits you to
This is the part that is worth real money and that no sales gallery is going to walk you through. It describes general Texas pre-construction practice rather than this project's specific terms, which is exactly why you need the specific terms in writing.
You are not using a TREC contract
The promulgated TREC forms most Texas buyers see do not apply to a developer's pre-construction sale. You will be signing the developer's own purchase agreement, drafted by their counsel, for their benefit. Have a real estate attorney read it. This is the single piece of advice on this page worth the most money.
Your deposit is large, staged, and usually goes hard
Pre-construction condominium deposits in this market commonly run ten to twenty percent of the purchase price, taken in instalments as construction hits milestones, and become non-refundable after a short rescission window. Ask exactly how much, exactly when, when it stops being refundable, and whether it is held in escrow or released to the developer.
There is no appraisal protecting you at signing
You are agreeing a 2026 price for a home that will be appraised in 2027, when you actually finance it. If the appraisal comes in under the contract price at closing, the gap is generally yours to cover in cash. Nobody can tell you today what that risk is worth. You should still price it.
The completion date is an estimate
Fall 2027 is the current target, with groundbreaking in the first quarter of 2025. Ask what the contract says about delay: how long the developer may take beyond the target before you have any remedy, and what that remedy actually is. On most developer forms the answer is a long outside date and very little.
Lending on a new condominium is its own process
Until a project is substantially sold and delivered, many lenders treat a new condominium as non-warrantable, which narrows your options and can change your rate and down payment. Start that conversation with a lender who does Austin condo construction before you sign anything, not after.
The brand is a contract, and you should read it
A branded residence carries a licence agreement between the developer and the hotel brand. Ask how long the Viceroy licence runs, what happens to the branding and the services if it lapses or is not renewed, who pays the brand fee, and whether any of it sits inside your monthly assessment. Those answers are the difference between a brand premium that holds and one that does not.
The registration rule, plainly
Nearly every pre-construction project in Austin pays a co-operating fee to a buyer’s agent, and nearly every one of them requires that the agent register the buyer at or before first contact with the sales gallery. Tour alone, call the number, or fill in the web form, and you can forfeit representation on that project permanently. The developer keeps the fee. You save nothing, because it was budgeted either way.
So the order matters: talk to an agent first, have them register you, then go and see it. Confirm this project’s own policy with the sales team, because the terms vary and only the written policy binds.
Builder-paid representation
Register first. It costs you nothing and it is hard to undo.
Luke Allen will register you with the Viceroy sales gallery, read the developer's purchase agreement with you alongside an attorney, press for the assessment projections and the brand licence terms, and show you what the same money buys in central Austin today so you are choosing the premium rather than absorbing it. He represents you, not the developer, and on new construction the developer pays his fee in most cases, disclosed in writing before you tour.
Luke Allen
Licensed Texas REALTOR, TREC #788149
Austin Marketing + Development Group
Good to know
Viceroy Residences Austin questions, answered
- How much do residences at Viceroy Residences Austin cost?
- The sales brokerage publishes a range of about $800,000 to $6 million across 146 residences of roughly 766 to 4,000 square feet, with one, two and three-bedroom plans, penthouses, and some homes with private yards. At the entry end that is about $1,044 a square foot, and at the top closer to $1,500. Prices come from the developer's sales gallery rather than the MLS, so verify the current figures directly before relying on them.
- Is Viceroy Residences Austin on the MLS?
- No. As of early October 2026 there are no Viceroy Residences Austin listings in the ACTRIS feed, and there will not be until the building delivers and individual owners begin reselling. Pre-construction condominiums are sold through the developer's own sales gallery, in this case by Christie's International Real Estate @properties Lone Star. That matters for two reasons: you cannot compare the pricing against public sold data the way you can with resale, and nothing obliges the developer to publish what each unit actually traded for.
- Where exactly is Viceroy Residences Austin?
- 300 and 301 Pressler Street, Austin, Texas 78703, on roughly three acres between downtown and Lady Bird Lake, on the Clarksville side of Lamar. The project includes direct access to the Butler Hike and Bike Trail through a new trailhead. It is not a downtown high-rise address; it is a low-rise, two-building project on the near west side, which is a different proposition from the Rainey Street and Seaholm towers it will be compared against.
- When will Viceroy Residences Austin be finished?
- Fall 2027 is the published target, with construction having begun in the first quarter of 2025 and sales having launched in August 2026. Treat the date as an estimate. The contract's outside date, and what remedy you have if the developer passes it, is a more useful number than the marketing date, and it is worth asking for in writing before you sign.
- Is Viceroy Residences Austin a good investment?
- Nobody can honestly tell you that, and anyone who does is selling. What can be said is what the numbers look like today. The entry price works out to roughly $1,044 per square foot, against a median near $748 for new-construction condominiums currently selling in central Austin and about $194 across new construction metro-wide. Branded residences do generally command a premium over comparable unbranded stock, and the argument for this one rests on the Viceroy licence, the trail frontage, and a near-west location that is genuinely hard to replicate. Whether that premium holds through delivery in 2027 is a judgment, not a fact. Price the risk, do not assume it away.
- Can I use my own agent at Viceroy Residences Austin?
- Usually yes, and the developer usually pays the fee, but almost always only if your agent registers you at or before your first contact with the sales gallery. That is the near-universal rule on pre-construction in this market and it is enforced strictly. If you tour alone, call the gallery, or submit a web form first, you can lose the right to representation on the project entirely, at no saving to you, because the co-operating fee is already in the developer's budget. Confirm this project's specific registration policy before you make contact.
- What are the HOA or service fees at Viceroy Residences Austin?
- The developer has not published them as of early October 2026. On a branded residence this is a question worth pressing hard, because the monthly assessment carries not only the usual building costs but potentially a share of the brand licence and the staffing behind the concierge and amenity programme. Ask for the projected budget, the per-unit assessment, what is included, and what the developer's subsidy is during lease-up and when it ends.
- How many residences are there at Viceroy Residences Austin?
- 146, according to the sales brokerage and the 2026 project announcements. Note that the developer's own portfolio page still describes the site as roughly 206 residences across about 299,000 net square feet, which appears to date from when the project was called The Belvedere and before the Viceroy partnership. The 146 figure is the current one, but it is worth asking the sales team to confirm the final count and the unit mix in writing, because density affects your assessment and your resale pool.
Related
Keep exploring
- 01Luxury new construction in AustinThe $1M-plus new-build market across the metro, and where the value sits outside the branded towers.
- 02New homes in AustinEvery new-construction listing inside the city, including the condominiums that are selling today.
- 03The Overlook at WestlakeThe other end of the luxury new-build market: 48 homesites inside Eanes ISD, from about $3.3 million.
- 04Buyer's Agent vs the Builder's RepWho pays, what gets negotiated, and what changes at the design center and inspection.
- 05The Austin New Construction ReportOriginal quarterly research measured from the MLS, free to cite. Including why the single-story filter is broken here.
- 061031 Exchange in Austin: New ConstructionDefer capital gains into a brand-new Austin rental. The 45 and 180-day deadlines, the quick-move-in advantage, and how to close in time.
- 07How to Buy New Construction in AustinThe complete step-by-step process, from lining up representation to inspecting the home before you close.