On Hamilton Pool Rd near Bee Cave; pool, pavilion and hike-and-bike trails
- Builders
- Drees Custom Homes, Westin Homes
- School district
- Lake Travis ISD
- Tax district
- Check by address
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.
CITYBee CaveVILLAGEThe HillsRough HollowGATEDSpanish OaksSweetwaterHwy 71RM 620Hill Country GalleriaLake TravisZIP areas: U.S. Census ZCTA 2020 · Roads & water: U.S. Census TIGERZIP codes78738
WalkabilityMostly by carWalk Score 3–56 out of 100 · Austin average 42
Median sale price$895KJan–Sep 2026 median · Up 5.3% vs 2025 · Unlock MLS
Price per sq ft · pace$307 /sqftMedian 36 days to sellSep 2026 · Unlock MLS
School ratings90% rated ATEA 2026 · 10To downtown25–40 minNew-home communities1Development projects6Not sure Bee Cave is the one? Take the 1-minute neighborhood match →
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–Sep 2026 median compared with last year. Single-month numbers swing with the number of sales.
Median sale · Jan–Sep 2026$895KUp 5.3% vs 2025
Homes sold · Sep 202654
Price per sq ft · Sep 2026$307
Median days on market · Sep 202636 days
Median sale price by year
2021$849K
2022$965K
2023$865K
2024$850K
2025$850K
2026*$895K
* 2026 is January–SeptemberMedian by bedrooms · 2026
3 bed$630K
4 bed$899K
5 bed$1.24M
Price range — what sold in September 2026 (54 sales)
$400–499K 2%$500–599K 7%$600–699K 13%$700–799K 6%$800–999K 31%$1–1.19M 15%$1.2–1.39M 15%$1.4M+ 11%
PRO TIP
One ZIP, very different price points. In September, 17 of 54 sales (31%) were $800K–999K, 22 (41%) were $1M or more, 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 Oct 13, 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.
How to read Walk Score (0–100: how many daily errands you can do on foot)90+ Walk everywhere70–89 Most errands on foot50–69 Some errands on foot25–49 Car for most errands0–24 Car for almost everything
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 Galleria56Some errands on footBee Cave Pkwy30Car for most errands
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 Pkwy19Car for almost everything
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 Cove13Car for almost everythingHighlands Blvd3Car for almost everything
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 Blvd18Car for almost everything
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 Dr14Car for almost everything
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 Blvd42Car for most errands
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.
Outdoors
- Hamilton Pool Preservereservations required
- Milton Reimers Ranch Parkclimbing, biking
- Lake Travisboating and swim docks
- Bee Cave Central Parktrails, playground
Shopping
- Hill Country Galleria100+ shops
- Whole Foods Market at the Galleria
- Dillard’s, Barnes & Noble, Cinemark
- Target near the Galleria
Everyday
- H-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.
All Austin-area development news →08 — NEW HOMES
New-home communitiesin Bee Cave.
1 communities where builders are selling new homes now. Builders and phases change often — confirm before you visit.
09 — 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.
10 — FREE GUIDES