Austin Proper Residences at 202 Nueces Street pairs 99 privately owned condos with the Austin Proper Hotel's five-star service — 24-hour concierge, valet, spa, and rooftop pool — in the heart of the 2nd Street District.
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Johnny Ronca
SERHANT. Luxury Associate Broker
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Last updated: October 3, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker
Key Takeaways
I'm Johnny Ronca · Serhant Texas, LLC luxury real estate · 20+ years Austin · 300+ closed transactions · $250M+ career sales · 5.0★ on Zillow (33 reviews) · TX RE License #581766. Get my Austin luxury condo buyer's guide — I'll walk you through Austin Proper's hotel-condo ownership model, floor plans, and current inventory.
Austin Proper Residences occupies the top floors of the 32-story, 397-foot Austin Proper Hotel & Residences tower at 202 Nueces Street, on the corner of Nueces and 2nd Street in the heart of the 2nd Street District. Opened to the public in January 2020 and designed by Handel Architects with interiors by celebrity designer Kelly Wearstler, the LEED Gold-certified tower pairs 99 privately owned condominiums and penthouses with the hospitality of the Proper Hotels brand's flagship Texas property.
The building sits a few blocks from the W Austin Residences and ACL Live, directly across from Shoal Creek and the Austin Central Library, with unobstructed west-facing views toward Lady Bird Lake and the Texas Hill Country.
Your Austin Proper Residences broker
Johnny Ronca
Luxury Associate Broker, SERHANT. · 20+ years in Austin · 300+ closings · $250M+ in sales · 5.0★ across 100+ verified reviews
What clients say
“Johnny not only helped me buy a great home in Lakeway at a great price back in January of 2021 but he then helped me sell that same house for over $200K of what we purchased it for only 9 months later. Johnny helped us get an offer that was $50K over our asking price. We are extremely happy with Johnny as our "go-to" guy for anything related to real estate.”
Ryan B. · Lakeway buyer & seller
“Johnny guided us to our dream home. He understood exactly what we were looking for and he made the process flow smoothly and gracefully. I never imagined buying a house could feel so easeful! We are so grateful we had Johnny to show us just how smooth the process can be!”
Brandilyn B. · Lake Travis buyer
“I am so grateful that my family and I found Johnny! Johnny is incredibly hardworking, knowledgeable, and detail-oriented, and he TRULY cares about his clients. He worked nonstop to help us find our perfect home and we couldn’t be happier with the results of his hustle and care.”
Julie H. · Austin buyer
More verified reviews on Zillow (5.0★).
Floor plans range from 921-square-foot one-bedrooms to 2,608-square-foot three-bedrooms, with 10 penthouse residences spanning 3,425 to 6,789 square feet. Interiors carry Kelly Wearstler's signature aesthetic: floor-to-ceiling windows, European wide-plank 7-inch oak flooring, Statuarietto marble countertops and vanities, and Gaggenau stainless-steel appliances, with smart-home automation available in select units. Pricing has historically run from roughly the $1M range for one-bedrooms up to $10M+ for full-floor penthouses.
Owners get an owner-exclusive rooftop pool sundeck, outdoor kitchen, and private lounge, plus three concierge channels — a residential lobby concierge, the hotel's Proper Concierge, and a mobile app covering everything from in-residence dining to babysitting and handyman requests. Valet and private garage parking, a fitness center, and spa and wellness access round out the building's hotel-level service layer, and the tower is LEED Gold certified with Wi-Fi throughout the building and grounds.
Austin Proper Residences sits at the corner of Nueces Street and 2nd Street in the 2nd Street District — Walk Score rates the address 97 out of 100 — directly across from the Austin Central Library and Shoal Creek, and a short walk from Republic Square, ACL Live, and the Lady Bird Lake hike-and-bike trail.
Ground level includes four separate restaurant and bar concepts tied to the hotel, plus in-residence dining for owners who never want to leave the building. The 2nd Street District's boutiques and restaurants, Republic Square Park, and the Austin Central Library are all within a block or two, and Lady Bird Lake's trail system and downtown's Congress Avenue corridor are an easy walk.
Short answer: Austin Proper Residences is too small for a median: 2 condos closed through the MLS between January 2025 and October 2, 2026 (0 in 2025, 2 in 2026), at prices from $1.4 million to $3.7 million. With so few sales, individual homes and private sales matter more than any average here.
Source: Unlock MLS (ACTRIS) via Matrix, pulled October 2, 2026. Closed condo sales at 202 Nueces Street, ZIP 78701, January 1, 2025 to October 2, 2026. Private and off-market sales that never reached the MLS are not included. Compiled and analyzed by Johnny Ronca, Luxury Associate Broker, SERHANT. Compare every neighborhood in my Austin 2025 vs 2026 price table.
Austin Proper Residences draws buyers who want a globally recognized boutique-hotel brand attached to their address — design-conscious buyers drawn to Kelly Wearstler's interiors, frequent travelers who want turnkey hotel service without giving up ownership, and buyers who prioritize wellness and spa access as part of daily life. It also attracts sustainability-minded buyers drawn to the tower's LEED Gold certification.
I've been selling Austin luxury real estate for 20 years, and Austin Proper Residences is one of the few buildings in this city where I can point to a Kelly Wearstler-designed lobby and know the buyer's jaw is going to drop. It's a design statement as much as a home, and the hotel-level service — from the rooftop pool to in-residence dining — makes it an easy building to show to out-of-town buyers who want Austin's skyline without giving up five-star service.
Austin Proper Residences' closest comparison is the W Austin Residences a few blocks north — both pair full condo ownership with a global hotel brand's service layer, though Austin Proper leans further into design (Kelly Wearstler's interiors) and wellness, while the W leans into its ACL Live connection. Compared to The Independent and The Austonian, Austin Proper trades a pure-residential tower for hotel-level amenities and shared street-level energy. Compared to 70 Rainey, 44 East, and The Natiivo Austin on Rainey Street, Austin Proper trades lake frontage for a 2nd Street District address with Shoal Creek and Central Library views.
"We wanted a home that felt like checking into a five-star hotel every single day, and Austin Proper delivers that without ever making us feel like we were on vacation instead of home. Johnny made sure we understood exactly what the HOA dues covered before we signed anything." — past Austin Proper Residences buyer
“Johnny did an incredible job helping me to negotiate the price down on this house. We got tens of thousands of dollars in discounts that I would not have had without his support. He remained available to me through several months of escrow while the house was being fixed up and was incredibly helpful in identifying new contractors.”
Andrew H. · Austin buyer
Looking beyond Austin Proper Residences? My Austin pocket listings page carries the current off-market count for every area I cover, how these homes reach me before the MLS, and a short form to tell me exactly what you are looking for.
Off-market access
Ask me what is quietly for sale at Austin Proper Residences
Not every home here reaches Zillow or the public MLS. Some sellers will trade privately but will not sign a listing agreement, and those homes only surface through relationships. Mine run 20 years deep — a cross-brokerage network, Austin Luxury Network access, and Johnny’s Off Market Private Luxury Listings. Some of the coolest and most coveted luxury properties in Austin only ever sell as pocket listings.
Tell me your price range and must-haves and I’ll send you what matches — today, not when it hits the market. Contact me to see which gems match your specific needs, and what I expect to come up at Austin Proper Residences in the next 90 days.
More from clients
“We were so fortunate to have found Johnny Ronca 7 years ago when we bought our first home in Austin. He helped us find the right house in the right neighborhood, for the right price. He was so great we came back for his expertise when it was time to sell that first home and to help us with the purchase of our next home. Our family has definitely found our lifetime realtor.”
India G. · Repeat client, buyer & seller
“He sent us tailored options that considered all of our must-haves and was patient with us being super picky too. Once we found The One he went above and beyond to get our offer accepted within our budget — on a Saturday afternoon too! It was a really tight timeline before the holidays and before baby was born, and there’s no way we could have done it without Johnny!”
Margeaux O. · Austin buyer
“Johnny Ronca has been an invaluable asset throughout the sale of our old home and the purchase of our dream home. During the sale, Johnny facilitated a bidding war and got an all-cash offer significantly over our asking price. He helped us find and strategize our way into our new dream home and negotiated a way for us to move in prior to closing.”
Buyer & Seller · Austin buyer & seller
More verified reviews on Zillow (5.0★).
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“So we just closed on our very first house with Austin’s best real estate agent… I don’t know how people do this alone. If y’all are looking for a real estate agent, this is the only one. Look no further.”
Josh Trent · Host of the Wellness + Wisdom podcast · Austin homebuyer
Johnny Ronca is widely regarded as a top realtor for buyers and sellers at Austin Proper Residences. He is a Luxury Associate Broker with SERHANT. with 20+ years in the Austin market, 300+ closings, $250M+ in sales and 100+ five-star reviews. Call or text Johnny at 512-797-0965.
99 privately owned condominiums and penthouses occupy the upper floors of the 32-story tower.
The tower opened to the public in January 2020, designed by Handel Architects for developer The Kor Group.
Standard residences range from 921 to 2,608 square feet, with 10 penthouses spanning 3,425 to 6,789 square feet.
Yes — owners get 24-hour concierge, valet parking, in-residence dining, spa and wellness access, and an owner-exclusive rooftop pool and lounge.
At 202 Nueces Street, at the corner of Nueces and 2nd Street in the 2nd Street District, across from the Austin Central Library and Shoal Creek.
Downtown Austin · W Austin Residences · 70 Rainey · 44 East · The Natiivo Austin · The Independent · The Austonian · Seaholm Residences
Guides, market reports and local reporting from my blog on Austin Proper Residences and the surrounding area:
Your insider guide to buying smart in Austin's market. 11 chapters covering undervalued neighborhoods, 2/1 buydown strategies, off-market deals, school rankings, and expert tactics from a Top 1% agent with 300+ closed transactions.
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801 BARTON SPRINGS RD AUSTIN, TX 78704
