Nestled in the heart of Southwest Austin, the Sweetwater community offers Texas Hill Country scenery, community amenities, and miles of hike and bike trails. Sweetwater has rolling hills, a beach-entry pool, miles of hike and bike trails, an active HOA, Lake Travis ISD schools (see the Schools section for current ratings), and open floor plans built by a range of Austin builders. Currently, Sweetwater has six villages located within the 1,400 acre community (Davenport Summit, Creekside, Canyonwood, Highland Lakes, Stonecreek and Hillcrest) with more planned as the neighborhood grows. Homes in Sweetwater range from the low $400k’s to the $3.2MM’s, so you’ll find a variety of floor plans, lot sizes and finish outs. This Sweetwater neighborhood guide is packed with practical insights to help prospective homebuyers understand what it’s like living in Sweetwater, from what the homes look like to the area’s highlights, local favorites, and more. Scroll Down to Read our Sweetwater Neighborhood Guide.
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Sweetwater Homes for Sale
SEARCH ALL SWEETWATER HOMES FOR SALENo Email Required! Where Is the Sweetwater Community Pool?
Sweetwater has a community pool. The master-planned community includes a resort-style pool with a beach entry and a splash pad. The pool is at the Sweetwater Club amenity center, 17921 Sweetwater Club Cir, Austin, TX 78738.
Sweetwater Neighborhood Map
Sweetwater is located at Highway 71 and Pedernales Summit Parkway. The map is interactive, so use it to explore the area. Explore other Southwest Austin neighborhoods in our Southwest Austin Neighborhood Guide. Scroll down to continue reading our Sweetwater neighborhood guide.
What Does the Neighborhood Look Like?
Sweetwater is a 1,400-acre master-planned community that blends thoughtfully designed homes with lush natural surroundings. Imagine rolling hills blanketed in greenery, mature live oaks shading winding streets, and plenty of wide-open spaces. With over 700 acres of preserved land and nature trails, the neighborhood truly embraces its Hill Country surroundings.
Sweetwater’s location near Bee Creek Road and Highway 71 means easy access to Austin’s city amenities while allowing residents to enjoy canyon views.
What Do Homes in Sweetwater Look Like?
Sweetwater offers a wide array of homes in different sizes and styles. Homes range in size from 3-bedroom, 1,500 sq. ft. options to sprawling estates with up to 7 bedrooms and 7,700 sq. ft. of living space. Here’s what you’ll find in this community:
- An array of styles with modern and traditional architecture.
- Spacious lots ranging from 0.1 to 0.8 acres.
- Homes built from 2012 to present (2025), providing options from fresh builds to more established properties.
- Options in the gated sections, with 3- to 4-car garages.
4 bedrooms, 3 bathrooms, 2,821 sq. ft. of living space, and sits on a 0.18-acre lot. Builders including Taylor Morrison, David Weekley, and Newmark Homes have built in the community.
What’s It Like Living in Sweetwater?
Residents enjoy a peaceful retreat from the hustle of Austin while staying closely connected to everything the city has to offer. Wide-open spaces and community amenities foster an active and social lifestyle.
Here are some notable highlights of living in Sweetwater:
- Active outdoor experiences with over 10 miles of trails and 700 acres of protected land.
- Planned resident activities like yoga classes, social clubs, and seasonal events.
- Shopping and dining options at Hill Country Galleria.
Scroll down to continue reading our Sweetwater neighborhood guide.
Sweetwater Amenities
Sweetwater has an amenity center with pools, a clubhouse, and sports facilities. The pool has a beach entry and a splash pad. If you want to swim for exercise, you'll be able to do so in the dedicated lap lanes. The Hill Country inspired clubhouse with indoor event space is perfect for a get together with friends, yoga class or book club meeting. The outdoor pavilion is a place to relax in the shade by the pool. There are also athletic fields, sports courts and an events lawn. The Sweetwater HOA has a dedicated events manager to plan classes, special events, clubs, interest groups and meetings.
Sweetwater’s amenities are designed to elevate daily life. From recreation to relaxation, this community offers something for everyone:
- Sweetwater Club: A 10-acre resort-style clubhouse featuring three pools, athletic fields, an outdoor pavilion, and space to host social events.
- Parks and Trails: Explore miles of hiking and biking trails connecting scenic ridges and canyons.
- Fitness and Wellness: Enjoy a fully equipped fitness center, yoga classes, and sports courts.
- Outdoor Fun: Multipurpose ballfields, splash pads, and scenic overlooks provide plenty of opportunities for leisure and adventure.
The HOA also supports an active social calendar, ensuring there’s always something happening, whether it’s a community barbecue or a holiday gathering.
Why Do Home Buyers Choose Sweetwater?
There are plenty of reasons why Sweetwater buyer’s agents often recommend this community. Here are just a few compelling factors:
- Proximity to Nature: With protected landscapes and miles of trails, it’s ideal for anyone who enjoys the outdoors.
- Flexibility for Buyers: Homes that span various sizes, price points, and finishes mean there's a property for every lifestyle.
- Convenient Commutes to Austin’s city center, Bee Cave, and Lake Travis.
- Amenities including a clubhouse, pools, and trails.
Commute and Accessibility
Located just off Highway 71, Sweetwater is ideally positioned to make your commute hassle-free.
- Downtown Austin is approximately 22 miles away, for professionals who need city access.
- You’re only 5 minutes from Bee Cave for shopping, restaurants, and more conveniences.
- The Austin-Bergstrom International Airport is just a 27-mile drive.
Sweetwater’s location puts everything you need comfortably within reach. Scroll down to continue reading our Sweetwater neighborhood guide.
Sweetwater Photos
Builders in Sweetwater
Here are the builders who built or are building in Sweetwater.
- Ashton Woods
- David Weekley
- Drees
- Chesmar Homes
- Coventry Homes
- Lennar Homes
- M/I Homes
- Newmark Homes
- Perry Homes
- Pulte Homes
- River Oaks
- Ryland
- Taylor Morrison
- Westin Homes
Sweetwater Property Tax Rate
The property tax rate in Southwest Austin's Sweetwater neighborhood is 2.5565% as of the 2025 tax year, up from 2.5006% as of the 2024 year. It was 2.4576% as of the 2023 tax year, down from 2.6357% as of the 2022 tax year. The property tax rate was 2.7843% as of the 2021 tax year.
Sweetwater HOA Dues
Most Sweetwater neighborhoods pay the standard rate. The gated Davenport Summit and The Summit at Sweetwater pay a higher rate.
| Sweetwater Master Community (most neighborhoods) | $260 / quarterly |
| Sweetwater Master Community (gated Davenport Summit & The Summit) | $390 / quarterly |
Dues shown as reported and deemed reliable but not guaranteed. HOA fees, special assessments, and terms can change at any time. Buyers should confirm current dues directly with the HOA or management company before making an offer.
Sweetwater Schools
Homes in Southwest Austin’s Sweetwater neighborhood are zoned to Lake Travis ISD, and students will likely attend the following schools:
- Rough Hollow Elementary - 10/10
- Lake Travis Middle - 10/10
- Lake Travis High - 8/10
School ratings reflect Great Schools ratings as of November 2026. Ratings are subject to change at any time. Please verify ratings and boundaries with the school district.
Sweetwater Sold Data - What Sweetwater Homes Actually Sold For
What sold recently in Sweetwater and for how much? Where can I find pictures of homes that actually sold? How many days does it take to sell a home in Sweetwater? How many homes are currently for sale in Sweetwater? What’s the median sold price in Sweetwater? What does the 90 day historic market trend look like in Sweetwater? How’s the Sweetwater market trending?
All of these questions (and more!) can be answered on our Sweetwater Sold Data Report.
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Sweetwater Market Stats — 12 Months (10/1/2025 – 9/30/2026)
| Homes Sold | 105 |
| Bed / Bath Range | 3–5 beds, 2–7 baths |
| Median Sale Price | $690,000 |
| Price Range | $443,000 – $2,600,000 |
| Median Price Per Sq Ft | $259 |
| Median Home Size | 2,732 sq ft |
| Median Days on Market | 32 days |
| Sale-to-List Ratio | 97% |
Data sourced from Unlock MLS. 12 months ending September 2026. Statistics deemed reliable but not guaranteed.
Sweetwater Home Price History
Curious how home prices in Sweetwater have trended? Here’s a five-year look at closed sales from 2022 through 2026 YTD.
| Year | Homes Sold | Median Sale Price | YoY | Price Range | Median $/SqFt | Median Home Size | Median Beds/Baths | Median DOM | Sale-to-List |
|---|---|---|---|---|---|---|---|---|---|
| 2022 | 110 | $776,400 | — | $475,000–$3,185,000 | $296 | 2,737 sq ft | 4bd/3ba | 9 days | 100% |
| 2023 | 143 | $706,990 | ▼ 8.9% | $490,000–$2,220,924 | $275 | 2,695 sq ft | 4bd/3ba | 43 days | 98% |
| 2024 | 155 | $734,236 | ▲ 3.9% | $490,000–$1,850,000 | $268 | 2,821 sq ft | 4bd/4ba | 57 days | 98% |
| 2025 | 124 | $700,000 | ▼ 4.7% | $459,000–$3,900,000 | $264 | 2,780 sq ft | 4bd/3ba | 49 days | 97% |
| 2026 YTD | 76 | $700,000 | ▲ 0.0% | $443,000–$2,600,000 | $256 | 2,792 sq ft | 4bd/3ba | 29 days | 98% |
Data sourced from Unlock MLS (ACTRIS). 2026 figures reflect year-to-date sales through 10/13/2026. Year-over-year change is calculated against the most recent prior year with recorded sales. Statistics deemed reliable but not guaranteed.
Sweetwater Days on Market Trend
How fast are Sweetwater homes selling? Here's a five-year look at how long homes sat on the market before going under contract, from 2022 through 2026 YTD.
| Year | Homes Sold | Median Days on Market | Avg Days on Market |
|---|---|---|---|
| 2022 | 110 | 9 days | 34 days |
| 2023 | 143 | 43 days | 78 days |
| 2024 | 155 | 57 days | 93 days |
| 2025 | 124 | 49 days | 74 days |
| 2026 YTD | 76 | 29 days | 47 days |
Data sourced from Unlock MLS. 2026 figures reflect year-to-date sales through October 2026. Statistics deemed reliable but not guaranteed.
Best Coffee Shops and Restaurants
Sweetwater’s proximity to Bee Cave and its surrounding areas makes it a foodie’s haven. Here are top picks for coffee and dining close to the neighborhood:
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Coffee Shops
- Winstons: A unique spot offering coffee, provisions, and delicious pizza, perfect for a laid-back lunch or an evening with friends.
- Guernica Cafe: Known for its cozy atmosphere and expertly brewed espresso, it's an ideal place to relax or catch up on work.
- What's Up Brew: A local favorite with a diverse menu of specialty coffee drinks and tasty snacks to keep you energized.
- Summer Moon Coffee (Bee Cave): Famous for their Moon Milk and cozy interiors.
Restaurants and Bars
- Halal Fusion Cuisine: A go-to spot for flavorful dishes that blend traditional halal cooking with modern culinary influences, offering a diverse menu sure to please any palate.
- The Grove Wine Bar & Kitchen (Bee Cave): Perfect for wine lovers and casual dining.
- Chicknic: A laid-back eatery specializing in crispy, perfectly seasoned fried chicken and hearty sides, ideal for comfort food lovers.
- ZZA Pizza + Salad: Casual dining with a creative twist, featuring artisan pizzas and fresh, customizable salads made with high-quality ingredients.
- Maple Street Biscuit Company: Known for its innovative take on Southern comfort food, offering biscuit-based dishes that are both delicious and comforting.
- Artemis Mediterranean Grill: A charming spot serving authentic Mediterranean flavors, from fresh hummus and falafel to tender kabobs.
Staying Active in Sweetwater
Whether you’re into structured workouts or outdoor adventures, Sweetwater has you covered:
- Fitness Centers: Train at the Sweetwater Club’s fully equipped gym, or opt for their yoga and Zumba classes.
- Nature Trails: Sweetwater’s hiking and walking trails are second to none, offering serenity and the perfect cardio session.
- Lake Travis Fun: Just a short drive away, Lake Travis offers boating, paddleboarding, and kayaking opportunities for those who enjoy water sports.
Fun Things to Do Near Sweetwater
The Sweetwater neighborhood offers easy access to top attractions, including:
- Hamilton Pool Preserve: A nearby natural wonder perfect for swimming and picnics.
- Hill Country Galleria: A high-end outdoor shopping destination.
- Lake Travis Zipline Adventures for adrenaline seekers.
- Live music and events in both Bee Cave and Austin!
Thanks for reading our Sweetwater neighborhood guide.
Pros and Cons of Living in Sweetwater
Pros
- A 1,400-acre master-planned community with over 700 acres of preserved land and over 10 miles of trails.
- The Sweetwater Club amenity center has three pools, including a beach-entry pool with a splash pad and lap lanes, plus a clubhouse with indoor event space, athletic fields, sports courts, and a fitness center.
- Homes range from 3-bedroom, 1,500 square foot floor plans to estates with up to 7 bedrooms and 7,700 square feet, built from 2012 to the present by a wide range of builders, with gated sections available.
- Located off Highway 71, about 5 minutes from Bee Cave shopping and restaurants and about 22 miles from downtown Austin.
- Zoned to Lake Travis ISD schools: Rough Hollow Elementary (10/10), Lake Travis Middle (10/10), and Lake Travis High (8/10).
- Sales over the past 12 months ranged from $443,000 to $2,600,000, giving buyers options across a wide price range.
Cons / Trade-offs
- HOA dues are $260 per quarter for most Sweetwater neighborhoods and $390 per quarter in the gated Davenport Summit and The Summit at Sweetwater.
- The property tax rate is 2.5565% as of the 2025 tax year, up from 2.5006% as of the 2024 tax year.
- Downtown Austin is about 22 miles away and Austin-Bergstrom International Airport about 27 miles, so most trips into the city involve a drive.
- Homes took a median of 32 days to sell at 97% of list price over the past 12 months, compared with a median of 9 days at 100% of list price in 2022.
- Homes were built from 2012 to the present across six villages, with more planned, so lot sizes (0.1 to 0.8 acres) and home styles vary by village.
Who it fits: Buyers who want a master-planned community with a large amenity center, miles of trails, and Lake Travis ISD schools, with Bee Cave shopping about 5 minutes away. Who should look elsewhere: Buyers who want no HOA, a lower property tax rate, or a shorter drive to downtown Austin.
Frequently Asked Questions About Sweetwater
Yes. Sweetwater has a resort-style community pool with a beach entry and a splash pad.
Most Sweetwater neighborhoods pay $260 per quarter to the Sweetwater Master Community. The gated Davenport Summit and The Summit at Sweetwater pay $390 per quarter.
Sweetwater is zoned to Lake Travis ISD. Students will likely attend Rough Hollow Elementary (10/10), Lake Travis Middle (10/10), and Lake Travis High (8/10).
The property tax rate is 2.5565% as of the 2025 tax year, up from 2.5006% as of the 2024 tax year.
Sweetwater is about 22 miles from downtown Austin and about 27 miles from Austin-Bergstrom International Airport. Bee Cave is about 5 minutes away.
Sweetwater has six villages: Davenport Summit, Creekside, Canyonwood, Highland Lakes, Stonecreek, and Hillcrest, with more planned as the community grows. Davenport Summit and The Summit at Sweetwater are gated.
Over the past 12 months (10/1/2025 – 9/30/2026), 105 Sweetwater homes sold at a median of $690,000, with sales ranging from $443,000 to $2,600,000. Homes sold at a median of 32 days on market and 97% of list price.
Explore Sweetwater with the Right Team
Buying a home is more than a transaction; it’s about finding the right community to match your lifestyle. With its unbeatable blend of natural wonders, stellar homes, and vibrant social life, the Sweetwater neighborhood may just be the perfect place for you.
Want to know more about available homes or schedule a tour? Contact our Sweetwater buyer’s agents today and take the next step toward finding your dream home!
Southwest Austin Realtor Specializing in Sweetwater
Rebecca Jacks and Raymond Stoklosa are Southwest Austin Realtors specializing in Sweetwater homes. Whether you're looking to buy or sell a home in Sweetwater, Rebecca and Raymond know the area well and have the experience and tools necessary to make your next real estate transaction stress free. For more info about who we are and how we work, check out Buying a Home in Sweetwater and Selling a Home in Sweetwater.
