Living Well in Austin | Updated November 2026
By Albert Allen, REALTOR® and Luxury Real Estate Advisor with Compass. Austin native, helping clients buy and sell in The Courtyard, River Place, Northwest Hills and Northwest Austin.
The Short Answer
What is TxDOT building at Loop 360, Courtyard Drive and RM 2222? A $68.4 million project: an underpass replacing the Loop 360 signal at Courtyard Drive and a diverging diamond at RM 2222. Work began in April 2026 and should finish in late 2029.
Project cost $68.4M TxDOT and Austin’s 2016 Mobility Bond | Expected completion Late 2029 construction began April 2026 | West cliffs excavation 155,000 cu. yd. after a May 2024 rockslide |
Source: TxDOT, Loop 360 Courtyard Drive/RM 2222 project page and April 2026 construction information sheet; TxDOT West Cliffs Stabilization fact sheet (June 2025).
The Pennybacker Bridge carries Loop 360 over Lake Austin a short distance south of the Courtyard Drive and RM 2222 work zone. Photo: Larry D. Moore, CC BY 4.0, via Wikimedia Commons.
If you live near Loop 360 and RM 2222, the next three years will bring lane shifts, ramp closures, cliff excavation and some night work. When it’s done, Loop 360 drivers will pass under Courtyard Drive without stopping, and the RM 2222 interchange will run as a diverging diamond.
This guide pulls together what TxDOT has published: what’s being built, the phases, the cliff work, how to track closures, and what owners in The Courtyard, River Place and Northwest Hills can expect. I’ve also included practical tips for anyone selling a home near the corridor while work is underway.
What TxDOT is building
- An underpass at Courtyard Drive. The Loop 360 mainlanes will pass beneath Courtyard Drive, and the mainlane traffic signal will be removed.
- A diverging diamond interchange (DDI) at RM 2222. Traffic briefly shifts to the left side of the road so through and left-turning vehicles can move at the same time, without a left-turn arrow.
- New connector roads and braided ramps on both sides of Loop 360, plus drainage systems and waterlines.
- Shared-use paths and sidewalks within the project limits.
According to TxDOT’s April 2025 project FAQ, no additional right of way is needed, and no changes are planned to the Pennybacker Bridge itself. The contractor is Webber.
Timeline and phases
Milestone | Date |
|---|---|
Environmental clearance | Spring 2021 (reevaluation completed November 2023) |
Design completed | 2024 |
Rockslide damages west-side cliffs | May 2024 |
West cliffs excavation underway | Reported ongoing in February 2026 |
Groundbreaking | April 29, 2026 |
Phase 2 start | Tentatively about a year after May 2026, per TxDOT; subject to change |
Expected completion | Late 2029 |
TxDOT lists four construction phases:
- Set up the work zone, build waterlines and excavate cliffs.
- Build northbound and southbound connector roads, drainage, braided ramps and the Courtyard Drive bridge, and start the shared-use paths.
- Build the RM 2222 diverging diamond and finish the shared-use paths.
- Final paving and striping, then open the permanent traffic patterns.
Why TxDOT says the project is needed
TxDOT’s June 2025 project update counted 36 crashes in the project area from 2019 to 2023, including 2 fatal crashes, with 14 of them at the Loop 360 and Courtyard Drive intersection. It also said peak-period trips on Loop 360 can take up to 84% longer than free-flow travel.
At a May 13, 2026 TxDOT open house, the agency’s public information officer said about 90% of corridor traffic is through traffic, and that removing the signal mainly helps local residents who now wait for that volume to pass, according to the Austin Chronicle. Some residents at the meeting questioned whether the work serves neighbors or commuters, and raised concerns about path safety and overlook parking.
The west cliffs work
After a May 2024 rockslide damaged the limestone cliffs on the west side of Loop 360, TxDOT planned to remove about 155,000 cubic yards of material, timing the start for fall to accommodate migratory birds. Details are in the West Cliffs fact sheet. More cliff excavation is part of Phase 1 of the main project.
- TxDOT and the contractor will choose mechanical excavation, blasting or a combination, and TxDOT says it will work with neighboring communities on noise, dust, debris and vibration.
- The top of each cliff cut will be set back at least 35 feet from the existing TxDOT right of way on both sides of Loop 360, and often more.
- TxDOT’s noise analysis projected no noise impacts in the corridor, so sound walls were not considered.
Albert’s tip: If your home is close to the cliff work, take dated photos and video of your foundation, walls, pool and driveway now. A clear baseline makes any later question about vibration much easier to discuss.
Closures, work hours and how to keep up
TxDOT’s project page says construction takes place on weekdays from 7 a.m. to 7 p.m. and as needed on Saturdays from 7 a.m. to 3 p.m., and that neighbors may notice more noise, vibration and dust during excavation and night work.
As of Nov. 8, the project page listed overnight closures of the RM 2222 entrance ramp to southbound Loop 360 from Nov. 8 to Nov. 11 (8 p.m. to 5 a.m.), alternating single-lane closures on Courtyard Drive at Loop 360 overnight on Nov. 11, and a new eastbound RM 2222 right-turn lane to southbound Loop 360 opening as soon as the morning of Nov. 12. I covered the ramp change in an earlier post, so here’s the bigger habit to build: check the project page and TxDOT’s Loop 360 updates before late-evening drives, because closures change week to week.
- Sign up for TxDOT’s Loop 360 email updates through loop360project.com.
- For utility questions, TxDOT lists AT&T (800-288-2020), Austin Energy (512-322-9100) and Texas Gas (800-959-5325). It does not anticipate service interruptions.
- Courtyard Drive access changes are shown in TxDOT’s construction phase and traffic control exhibits on the project page.
What to expect by neighborhood
Neighborhood | How you reach the work zone | What to watch |
|---|---|---|
The Courtyard (east of Loop 360) | Courtyard Drive at the current Loop 360 signal | Closest to excavation and night work; the signal gives way to the underpass and Courtyard Drive bridge in Phase 2 |
West Courtyard Drive (not part of The Courtyard neighborhood) | Courtyard Drive west of Loop 360 | TxDOT says residents gain three new access points to the main roadway after the bridge is finished; overlook shoulder parking goes away |
River Place | RM 2222 east to Loop 360 | Ramp and lane closures at RM 2222; the diverging diamond is built in Phase 3 |
Northwest Hills | RM 2222 west from MoPac to Loop 360 | Same RM 2222 interchange work, with closures heaviest at night |
For the Pennybacker Bridge overlook, TxDOT notes that the new roadway removes the shoulders people park on. In December 2024, the Austin City Council voted unanimously to acquire about 1.5 acres between West Courtyard Drive and Loop 360 for safer access, public parking and expanded trails. TxDOT and the City were still working on a permanent solution as of TxDOT’s 2025 FAQ.
Tips for sellers near the corridor
- Disclose what you know. Texas sellers of single-family homes give a written disclosure under Texas Property Code Section 5.008. Ask your attorney how to describe known nearby construction, and keep TxDOT’s fact sheet ready for buyers.
- Time showings around the work. Daytime weekday work runs 7 a.m. to 7 p.m., and closures often run overnight. Check the project page before scheduling an open house or twilight photos.
- Plan the route in. Give buyers and agents directions that avoid any posted closure that week.
- Talk about the finished product carefully. It’s fair to share TxDOT’s published goals and completion date. Avoid promising travel times or value changes.
- Price with current data. Buyers will weigh three-plus years of construction, so use recent nearby sales rather than pre-construction assumptions.
What to check
- The TxDOT project page for the current week’s closures before a showing, inspection or move.
- Whether your lot is near the cliff cuts or a new ramp, using TxDOT’s traffic control exhibits.
- Your HOA’s guidance on construction access, gates or shared paths.
- For buyers: the expected completion date (late 2029) against how long you plan to own.
Albert Allen’s Perspective on the Loop 360 Construction
Big road projects are hard to live through and easier to live with once they’re done. In my view, the underpass at Courtyard Drive and the diverging diamond at RM 2222 should make daily trips more predictable for The Courtyard, River Place and Northwest Hills by late 2029.
Until then, the homeowners who do best are the ones who plan around it: they check closures weekly, document their home’s condition near the cliff work, and time showings for daylight. Honest, specific disclosure tends to build buyer trust rather than scare people off.
If you’re deciding whether to sell now or after construction, I’d focus on your own timeline first, then on current nearby sales, not on guesses about the road.
Frequently Asked Questions About the Loop 360 Courtyard Drive and RM 2222 Project
When will the Loop 360 work at Courtyard Drive and RM 2222 be finished?
TxDOT expects completion in late 2029. Construction began in April 2026, with groundbreaking reported on April 29.
How much does the project cost?
TxDOT lists $68.4 million, funded by TxDOT and the City of Austin’s 2016 Mobility Bond.
Will Courtyard Drive still connect to Loop 360?
Yes. Loop 360 will pass under Courtyard Drive, the signal will be removed, and new connector roads and braided ramps will handle access. TxDOT’s exhibits show the new movements.
What is a diverging diamond interchange?
A design where traffic briefly crosses to the left side of the road so through and left-turning traffic move at the same time, without a left-turn arrow.
Will there be blasting for the cliff work?
TxDOT says the contractor and TxDOT will choose mechanical excavation, blasting or a combination, and will coordinate with neighbors on noise, dust, debris and vibration.
Is TxDOT building sound walls?
No. TxDOT’s noise analysis projected no noise impacts, so sound walls were not considered.
What hours does construction happen?
Weekdays 7 a.m. to 7 p.m. and some Saturdays 7 a.m. to 3 p.m., plus night work for certain closures.
What happens to parking at the Pennybacker Bridge overlook?
The shoulder parking goes away. The City Council voted in December 2024 to acquire about 1.5 acres for parking and trails, and a permanent solution was still in progress in 2025.
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About Albert Allen
Albert Allen is an Austin native and Luxury Real Estate Advisor with Compass. He is a Certified Luxury Home Marketing Specialist™ and a member of the Million Dollar Guild™, serves as 2026 Board President of Rebuilding Together Austin and is part of the 2026 Advisory Group for the Austin Board of REALTORS® Foundation.
Albert represents buyers and sellers in The Courtyard, River Place, Northwest Hills, Steiner Ranch and across Northwest Austin, with a focus on verified details and thoughtful pricing.
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Whether you’re timing a sale around the Loop 360 work, buying near the corridor, or just want to know how construction is showing up in nearby sales, I’d be happy to help you understand your options.
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Sources and Methodology
Sources: TxDOT Loop 360 Courtyard Drive/RM 2222 project page (accessed Nov. 8, 2026), April 2026 construction information sheet, April 2025 FAQ, June 2025 project fact sheet, June 2025 project update presentation, June 2025 West Cliffs Stabilization fact sheet and May 2022 diverging diamond fact sheet; Community Impact (February and June 2026); The Austin Chronicle (May 21, 2026); Texas Property Code Section 5.008. Closure dates change frequently; confirm with TxDOT. Albert Allen, REALTOR®, Compass RE Texas, LLC. Information is believed reliable but not guaranteed.
