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Neighborhood Guide/ Lake Travis/ Bee Cave
West of Austin

Bee CaveThe Hills, Rough Hollow & Spanish Oaks

Lake Travis ISD schools, Hill Country Galleria and Lake Travis, about 30 minutes from downtown. One ZIP code, a city, a village and several MUDs.

#Lake Travis ISD#Hill Country Galleria#Master-planned
Bee Cave ZIP code mapCITYBee CaveVILLAGEThe HillsRough HollowGATEDSpanish OaksSweetwaterHwy 71RM 620Hill Country GalleriaLake TravisZIP areas: U.S. Census ZCTA 2020 · Roads & water: U.S. Census TIGER
School districtLake Travis ISDFind your zoned school ↗
ZIP codes78738
Walk Score3–56Sample addresses · car-first
Median sale price$880KJan–Aug 2026 median · Up 3.5% vs 2025 · Unlock MLS
01 — AT A GLANCE

Lake Travis living,Hill Country space.

WhereLocationAbout 16 miles west of downtown Austin, around Hwy 71 and RM 620, from Hill Country Galleria north to the Lake Travis shoreline.
FeelVibeMaster-planned communities with pools and trails, gated golf enclaves like Spanish Oaks and The Hills, and lake homes in Rough Hollow.
ForBest forFamilies who want Lake Travis ISD schools and room to spread out, and are fine driving for most trips.
02 — HOME PRICES

What homes sell forin Bee Cave right now.

The Jan–Aug 2026 median compared with last year. Single-month numbers swing with the number of sales.

Median sale · Jan–Aug 2026$880KUp 3.5% vs 2025
Homes sold · Aug 202659
Price per sq ft · Aug 2026$316
Median days on market · Aug 202642 days
Median sale price by year
2021$849K
2022$965K
2023$865K
2024$850K
2025$850K
2026*$880K
* 2026 is January–August
Median by bedrooms · 2026
3 bed$630K
4 bed$885K
5 bed$1.22M
Price range — what sold in August 2026 (59 sales)
$200–299K 2%$400–499K 5%$500–599K 2%$600–699K 3%$700–799K 15%$800–999K 27%$1–1.19M 10%$1.2–1.39M 7%$1.4M+ 29%
PRO TIP
One ZIP, very different price points. In August, 27% of the 59 sales were $800K–999K, 29% were $1.4M+, and only five were under $600K. Compare recent sales in the same community, not the ZIP median.

ZIP codes included · 78738

Source: Unlock MLS Residential Market Snapshot (Bee Cave area, residential), retrieved Sep 27, 2026. Deemed reliable but not guaranteed.

03 — NEIGHBORHOODS BY ZIP

One ZIP code,many tax lines.

78738 mixes the City of Bee Cave, the Village of The Hills, Lakeway-address communities and land in Bee Cave’s ETJ. Taxes and rules change with each.

City of Bee CaveBee CaveHill Country Galleria · Falconhead

Incorporated in 1987 at Hwy 71 and RM 620. Grew from 3,925 people in 2010 to 9,144 in 2020. City tax is $0.02 per $100.

WALK SCOREHill Country Galleria56Bee Cave Pkwy30
Village · gatedThe HillsThe Hills Country Club

A gated village incorporated in 1997, with private roads and a Jack Nicklaus golf course. Population 2,613, the largest village in Texas.

WALK SCOREClub Estates Pkwy19
Lakeway address · MUDRough HollowLake Travis · Yacht Club & Marina

Legend Communities’ master-planned community on Lake Travis, with a marina of 290+ slips. Served by Travis County MUDs 11, 12 and 13.

WALK SCOREYacht Club Cove13Highlands Blvd3
Guard-gatedSpanish OaksOff Hwy 71 · private golf club

A guard-gated golf community of about 400 homes, mostly on lots of an acre or more. Zoned to Bee Cave Elementary.

WALK SCORESpanish Oaks Club Blvd18
Bee Cave address · MUDSweetwaterBee Creek Rd · Bee Cave Pkwy

A 1,400-acre master-planned community planned for about 1,550 homes, with a 10-acre club. Utilities through Lazy Nine MUD.

WALK SCOREPalermo Dr14
Bee Cave ETJ · MUDLake PointeBee Caves Rd · Lake Travis

Outside city limits, so no city tax. Its MUD runs Vista Pointe Park, trails, a preserve and a Lake Travis swim dock.

WALK SCOREResaca Blvd42

Walk Score: sample addresses on walkscore.com, Sep 2026 (no city or ZIP scores published). Population: 2010 and 2020 Census.

04 — SCHOOLS

Lake Travis ISD — nearlyevery campus A-rated.

Elementary
Bee CaveLake Travis ISDA
Lake PointeLake Travis ISDA
Rough HollowLake Travis ISDA
Serene HillsLake Travis ISDA
LakewayLake Travis ISDA
West Cypress HillsLake Travis ISDB
Middle
Bee CaveLake Travis ISDA
Lake TravisLake Travis ISDA
Hudson BendLake Travis ISDA
High
Lake TravisLake Travis ISDA
PRO TIP
Three middle schools — know your feeder. Bee Cave and Lake Pointe Elementary feed Bee Cave Middle. Rough Hollow and most Serene Hills streets feed Lake Travis Middle. The Hills (Lakeway Elementary) feeds Hudson Bend Middle. All feed Lake Travis High for now.
PRIVATE SCHOOLSSt. Michael’s Catholic Academy — 9–12, Barton Creek BlvdThe Magnolia School — Pre-K–8, RM 620 S

Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). Zones: LTISD street directory. High school zones will be redrawn before Highland Lakes High School opens in 2029. Lookup: ltisdschools.org/families/school-attendance-zones.

LTISD attendance zones ↗
05 — COMMUTE

Twenty-five to fortyminutes to downtown.

Approximate drive times from Hwy 71 & RM 620 in normal traffic. Hwy 71 and RM 620 back up at rush hour and on school days. Transit: Bee Cave and Lakeway are not CapMetro member cities; No CapMetro bus routes in 78738; Plan on driving for nearly every trip.

DowntownDowntown Austin25–40 min
OracleLady Bird Lake campus28–45 min
AppleNorth Austin campus35–55 min
AirportAustin-Bergstrom30–45 min
TeslaGiga Texas · Southeast35–50 min
DellHQ · Round Rock40–60 min
SamsungTaylor fab60–80 min
06 — EVERYDAY LIFE

Lake Travis weekends,Galleria errands.

OutdoorsHamilton Pool Preserve — reservations required Milton Reimers Ranch Park — climbing, biking Lake Travis — boating and swim docks Bee Cave Central Park — trails, playground
ShoppingHill Country Galleria — 100+ shops Whole Foods Market at the Galleria Dillard’s, Barnes & Noble, Cinemark Target near the Galleria
EverydayH-E-B at Hwy 71 & RM 620 Bee Cave Public Library at the Galleria Lake Travis football at Cavalier Stadium Downtown in about 30 minutes
07 — WHAT’S COMING

A second high school,new jobs on Hwy 71.

Lake Travis ISD is building its second high school and a $500M aerospace campus is on the way, while RM 620 widening still waits on funding.

HIGHLAND LAKES HIGHAug 2029Lake Travis ISD’s second high schoolConstruction began in summer 2026 off Reimers-Peacock Rd near Hwy 71 ($299.5M contract). High school zones will be redrawn before it opens.
ELEMENTARY #8On holdA new campus by ProvenceAn 850-seat school on Hamilton Pool Rd, delayed until enrollment justifies it. Building takes 16–18 months once approved.
CESIUMASTRO HQ2027A $500M+ aerospace campusA 270,000 sq ft headquarters and factory near Hwy 71 and Sweetwater Village Dr, with 500+ jobs planned over five years.
VILLAGE AT SPANISH OAKSApproved 2026Mixed-use near Hwy 71 & RM 620Bee Cave approved changes in February 2026 (up to 310 apartments, plus retail, hotel and senior living) and a first apartment design in June.
HWY 71 MEDIANSDone Jan 2026Fewer left turns on Hwy 71TxDOT’s $2.8M safety project added raised medians from Bee Creek Rd to Bee Cave Pkwy.
RM 620 WIDENINGUnfundedFour lanes to sixTxDOT’s plan from Hwy 71 to Hudson Bend Rd, with a shared-use path, is cleared environmentally but waits on funding.

Timelines are as announced and may change.

08 — MELISSA’S PRO TIPS

Buying in Bee Cave?Know this first.

City, MUD and school lines don’t follow the ZIP code here. Six things we check on every purchase.

Melissa Jung, REALTOR®

PRO TIP
Check the city line first. Bee Cave’s city rate is $0.02 per $100 because sales tax pays most of the bills. Lakeway’s 2026 rate is about $0.17. ETJ areas like Lake Pointe pay no city tax.
PRO TIP
A Lakeway address isn’t always Lakeway. Rough Hollow mail says Lakeway, but much of it sits outside Lakeway city limits under a development agreement. Check the taxing units on the tax bill.
PRO TIP
Ask for the MUD rate. Master-planned areas add a utility district tax: Travis County MUDs 11–13 in Rough Hollow, Lazy Nine MUD in Sweetwater, Lake Pointe MUD. Add it to your payment math.
PRO TIP
Gates and clubs cost extra. In The Hills, private roads and gates are run by the property owners association, not the village. At Spanish Oaks, golf membership is a separate decision from buying the home.
PRO TIP
Plan for water limits and wildfire. West Travis County PUA moved to Stage 3 in August 2026: lawn watering once a week. Much of 78738 is wildland-urban interface, so get insurance quotes early.
PRO TIP
File your homestead exemption. Texas raised the school-tax exemption to $140,000 in 2025. File with the Travis Central Appraisal District by April 30.
09 — FREE GUIDES

Considering Bee Cave?

Austin School Guide 2026–27PDF ↓Austin Neighborhoods GuidePDF ↓Resale Home ChecklistPDF ↓

Tour Bee Cavethis week.

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