Off Hwy 71; on-site Lake Travis ISD elementary and rec center; D.R. Horton Sola Vista has 1-acre sites
- Builders
- Pulte Homes, D.R. Horton
- School district
- Lake Travis ISD
- Tax district
- MUD
West Suburbs
SpicewoodSpicewood
West of Lake Travis along Hwy 71. Acreage, lake and river living with a rural feel.
High schoolsLake TravisMarble Falls
PopulationAbout 12,0002020 Census: 12,415 (ZIP 78669; not a city)
Median sale price$669KJan–Sep 2026 median · Up 0.6% vs 2025 · Unlock MLS
Price per sq ft · pace$286 /sqftMedian 100 days to sellSep 2026 · Unlock MLS
To downtown45–60 minNew-home communities2Development projects0Not sure Spicewood is the one? Take the 1-minute neighborhood match →
01 — AT A GLANCE
Between the lake and the river,room to breathe.
WhereLocationAbout 35 miles west of downtown Austin along Hwy 71, from west of Bee Cave to just short of Marble Falls, across Travis and Burnet counties.
FeelVibeUnincorporated, with acreage homes, lakeside neighborhoods and wineries — and new master-planned communities starting to arrive.
ForBest forFamilies who put land, the lake and a quiet life ahead of a short commute.
02 — HOME PRICES
What homes sell forin Spicewood 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$669KUp 0.6% vs 2025
Homes sold · Sep 202629
Price per sq ft · Sep 2026$286
Median days on market · Sep 2026100 days
Median sale price by year
2021$721K
2022$855K
2023$789K
2024$740K
2025$665K
2026*$669K
* 2026 is January–SeptemberMedian by bedrooms · 2026
3 bed$575K
4 bed$800K
5 bed$1M
Price range — what sold in September 2026 (29 sales)
Under $200K 3%$200–299K 7%$300–399K 10%$400–499K 14%$500–599K 17%$600–699K 7%$700–799K 7%$800–999K 10%$1–1.19M 14%$1.2–1.39M 3%$1.4M+ 7%
Source: Unlock MLS Residential Market Snapshot (Spicewood, residential), retrieved Oct 14, 2026. Deemed reliable but not guaranteed.
03 — SCHOOLS
Two school districts.Check the address first.
Elementary
West Cypress Hills (LTISD)
Spicewood (MFISD)
Middle
Lake Travis (LTISD)
Marble Falls (MFISD)
High
Lake Travis (LTISD)
Marble Falls (MFISD)
Eastern and central Spicewood is mostly Lake Travis ISD; the western side is Marble Falls ISD. The same 78669 ZIP can fall in either, so check the LTISD street directory or Marble Falls ISD (marblefallsisd.org) for every address. Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). “New” marks campuses that opened after the ratings year.
Check zoned schools ↗04 — COMMUTE
About 50 minutes to downtown.In exchange, land.
Typical drive times from central Spicewood. Allow more at rush hour.
DowntownDowntown Austin45–60 min
AppleNorth Austin campus50–65 min
DellHQ · Round Rock55–70 min
TeslaGiga Texas · Southeast55–70 min
SpaceXBastrop plant70–85 min
SamsungTaylor fab80–95 min
05 — EVERYDAY LIFE
Quiet weekdays.Weekends on the lake and river.
Getting around
- Hwy 71east-west to Bee Cave & Austin
- US 281toward Marble Falls
- Paleface Ranch Rd & Pace Bend Rdlakeside local roads
Weekends
- Krause Springsspring-fed swimming hole
- Pace Bend ParkLake Travis shoreline park
- Reimers Ranch Parkalong the Pedernales River
Shopping
- Spicewood General Store
- Hill Country Galleria in Bee Cave
- Marble Falls shopping
06 — WHAT’S COMING
A big new communityand a new high school.
A large master-planned community along Hwy 71 is close to its first move-ins, with school and road work following.
THOMAS RANCHEarly 20272,200 acres, 3,500 planned homesIncludes the Loraloma golf community. A 500-unit apartment community (The Oakley) expects first residents in late 2027.
HIGHLAND LAKES HIGH SCHOOLAugust 2029Lake Travis ISD’s second high schoolOff Reimers-Peacock Road near Hwy 71. High school zones will be redrawn before it opens.
HWY 71 WIDENINGBid planned 2026About 5 miles, Double Horn Creek to Spur 191A $16 million TxDOT project adding wider lanes, a center turn lane and shoulders.
Timelines are as announced and may change.
All Austin-area development news →07 — COMMUNITIES
Same ZIP.Very different neighborhoods.
Subdivision boundaries, price ranges and recent sales are coming next.
Thomas RanchMaster-planned, first move-ins expected 2027Community guide coming soon
West Cypress HillsCommunity south of Hwy 71Community guide coming soon
Lakecliff on Lake TravisLakeside, off Paleface Ranch RdCommunity guide coming soon
Barton Creek LakesideLakeside acreageCommunity guide coming soon
Spicewood BeachOlder lakeside neighborhoodCommunity guide coming soon
08 — NEW HOMES
New-home communitiesin Spicewood.
2 communities where builders are selling new homes now. Builders and phases change often — confirm before you visit.
Gated acreage community in Burnet County; builder lists final opportunities
- Builders
- David Weekley Homes
- School district
- Marble Falls ISD
- Tax district
- None known
09 — MELISSA’S PRO TIPS
Buying in Spicewood?Check these first.
School district, water, septic and wildfire risk vary by address. Five things to confirm before you sign.
Melissa Jung, REALTOR®
PRO TIP
Two school districts. Spicewood splits between Lake Travis ISD (rated A in 2026) and Marble Falls ISD (rated C). School tax rates differ too: $1.0329 for LTISD (2026–27) and $0.8855 for MFISD (2025).
PRO TIP
Where does the water come from? Many homes use private wells or small water companies. Spicewood Beach, on groundwater only, came within days of running dry in 2012 — ask for the provider and well records.
PRO TIP
Confirm the septic permit. Within 2,000 feet of Lake Travis, LCRA permits septic systems; elsewhere the county does. Get the permit and inspection history.
PRO TIP
Plan for wildfire. The 2011 Spicewood fire burned about 6,500 acres and damaged more than 60 structures. Check insurance costs and the brush around the home.
PRO TIP
County lines and river flooding. There is no city tax, but Travis or Burnet County changes taxes and permits. Near the Pedernales River, check the flood map too.
10 — FREE GUIDES