Paleface Ranch homes sit on large Hill Country lots in Spicewood, in Travis County and Lake Travis ISD, along the Pedernales River. Lots were originally platted at about 5 acres in the interior and about 2 acres on the waterfront. Below is the live MLS search, then the numbers, the HOA rules that matter before you buy, and what to expect when you tour.
Quick Summary for Busy Buyers
- 6 homes listed as of October 19, 2026, from $1,250,000 to $1,995,000, with a median list price of $1,674,500.
- 9 homes sold in the 12 months ending September 30, 2026, at a median of $1,200,000 (range $550,000 to $2,250,000), about $366 per square foot.
- HOA dues are $800 per year, and the 2025 tax rate was 1.7041%.
- Zoned schools (Lake Travis ISD): West Cypress Hills Elementary, Lake Travis Middle School and Lake Travis High School.
- Best known for: acreage lots, private HOA-maintained roads and a Pedernales River access easement with a boat ramp.
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Paleface Ranch Homes Market Snapshot
Here is where the Paleface Ranch market stands, based on MLS data for the 12 months ending September 30, 2026, plus active listings as of October 19, 2026.
Sold homes in the past 12 months had 3 to 5 bedrooms and 2 to 5 baths. Because Paleface Ranch is a small community, a handful of sales can shift the medians, so treat these as a guide and ask us for a comparison tailored to a specific home.
Figures come from MLS data and are deemed reliable but not guaranteed. They do not include private sales that did not go through the MLS.
About Paleface Ranch
Paleface Ranch is a Hill Country community in Spicewood (ZIP 78669), developed by Malcolm Levi Sr. The first 160 lots were sold at auctions held from 1994 to 1996. Interior lots were platted at about 5 acres and waterfront lots at about 2 acres, which is why homes here feel well separated from one another.
For you as a buyer, the setup is straightforward. Roads are private and maintained by the HOA, the community sits in Travis County and Lake Travis ISD, and the deed restrictions shape what you can build and which animals you can keep. For the full neighborhood overview, see our Paleface Ranch Neighborhood Guide.
What Paleface Ranch Homes Look Like
Homes that sold in the past 12 months ranged from 3 to 5 bedrooms and 2 to 5 baths, with a median size of 3,429 square feet. Over the past five years, median home size has ranged from about 2,300 to about 4,200 square feet, which shows how varied the homes are.
The deed restrictions set minimums that shape new construction: at least 2,000 square feet under roof and 1,600 heated square feet, and a minimum of 1,200 heated square feet for an accessory dwelling. Setbacks are 50 feet in front and 25 feet on the sides (20 feet on Section 3 lots 13 to 24). Any plans go through the Architectural Control Committee, which has a $75 fee and a 30-day deemed approval window.
HOA Rules to Know Before You Buy
These points come up most often with buyers, based on the current deed restrictions (amended September 16, 2024). Always confirm details with the HOA and your title company, and read the full documents before making an offer.
| Dues | $800 per year, due January 31, delinquent after February 10 |
| Animals | Up to 2 equine per lot. No goats, sheep, swine, fowl or exotic animals. |
| Rentals | Whole-lot rentals only, with a 6-month minimum |
| Business use | A home office is allowed with Board approval and no client visits |
| Hunting | Hunting and trapping are not allowed |
| River access | Pedernales River Access Easement with a ramp and boat launch |
| Roads | Private roads maintained by the HOA |
For the full rules, see the Paleface Ranch Neighborhood Guide.
Paleface Ranch Schools
Homes in Paleface Ranch are zoned to Lake Travis ISD: West Cypress Hills Elementary School, Lake Travis Middle School and Lake Travis High School. Current ratings are on the neighborhood guide. Confirm attendance zones with the district before you buy.
Market Perspective Since 2022
Paleface Ranch is a small community, so its sales history is thin and shifts with the mix of homes that sell. Here is the MLS record by year.
| Year | Homes Sold | Median Sale Price | Price Range | Median $/Sq Ft | Median Size (Sq Ft) | Median Days on Market | Sale-to-List |
|---|---|---|---|---|---|---|---|
| 2022 | 8 | $2,105,000 | $684,000 to $3,000,000 | $471 | 4,243 | 19 days | 94% |
| 2023 | 2 | $869,500 | $850,000 to $889,000 | $380 | 2,337 | 50 days | 98% |
| 2024 | 5 | $1,540,000 | $775,000 to $2,350,000 | $418 | 3,681 | 91 days | 89% |
| 2025 | 3 | $2,050,000 | $1,665,000 to $2,250,000 | $543 | 3,956 | 81 days | 90% |
| 2026 YTD | 7 | $1,100,000 | $550,000 to $1,400,000 | $342 | 3,376 | 99 days | 93% |
Median prices have ranged from about $870,000 to about $2.1 million in a single year, driven largely by which homes sold. Days on market have lengthened since 2022, and homes sold at about 89% to 98% of list price. For buyers, that means the specific home, acreage and condition matter more than any single average.
What You Get at Each Price Point
Rather than guess at price tiers on this few sales, here is what the MLS shows for the past 12 months and for today’s listings.
Entry of the Sold Range
$550,000The low end of the 12 months ending September 30, 2026. The lowest sale in the 12 months ending September 30, 2026. Individual homes vary widely, so compare condition, acreage and updates closely.
A Typical Sale: About $1,200,000
About 3,429 sq ftThe median sale price and size across 9 sales in the past 12 months, at about $366 per square foot.
Top of the Sold Range
$2,250,000The high end of the past 12 months. The highest sale in the past 12 months. Pricing at this level varies with acreage, location and finish.
Listed Today: Median $1,674,500
$1,250,000 to $1,995,000Six homes are listed as of October 19, 2026. Active asking prices are running above the recent median sale price.
Is It a Good Time to Buy in Paleface Ranch?
Here is what the MLS activity says.
Homes listed on October 19, 2026, so there is a real selection to compare right now.
Median days on market across the past 12 months, which leaves time to tour and do your homework.
Median sale-to-list price, which suggests there has been room to negotiate.
With only 9 sales in a year, one or two closings can move these numbers. We recommend looking at the specific home and similar recent sales instead of relying on a single average. We are glad to pull that comparison for you.
How Buying a Paleface Ranch Home Works
Buying on acreage in Spicewood usually follows these steps.
- Get your financing lined up. Acreage and well and septic properties can have different lender requirements, so talk to a lender early.
- Read the deed restrictions. Check animals, rentals, building rules and ACC approval against your plans.
- Tour with questions. Ask about the well, septic system, road access, fencing and any flood or river-access details.
- Confirm taxes and valuations. Ask whether the property has an ag or wildlife valuation, and what rollback tax could apply if you change the use.
- Make an offer and complete inspections. Include septic, well and survey review along with a standard home inspection.
- Close with your title company. Confirm HOA dues and any transfer fees before closing.
Why Buy a Paleface Ranch Home with Eleven Oaks Realty
We work at your pace. Some buyers tour a few homes and decide quickly, while others compare acreage across Spicewood and Lake Travis over several months. Either way, you get honest answers, including the drawbacks.
Eleven Oaks Realty has been helping buyers and sellers since 1978, and Rebecca Jacks has been licensed since 2007. We know the Spicewood and Lake Travis ISD areas, and we can walk you through deed restrictions, well and septic questions and Travis County valuations.
Our compensation as your buyer’s agent is set out in a written buyer representation agreement. It is often paid by the seller, and if not, it can be negotiated as part of your offer. For more on the neighborhood itself, see our Paleface Ranch Neighborhood Guide.
Frequently Asked Questions About Paleface Ranch Homes
How many homes are for sale in Paleface Ranch?
As of October 19, 2026, six homes are listed for sale in Paleface Ranch, priced from $1,250,000 to $1,995,000, with a median list price of $1,674,500. The search above updates as new homes come to market.
How much do homes cost in Paleface Ranch?
For the 12 months ending September 30, 2026, nine homes sold at a median of $1,200,000, in a range from $550,000 to $2,250,000. With so few sales, the figures move noticeably from year to year.
How big are the lots in Paleface Ranch?
The community was platted with lots of about 5 acres in the interior and about 2 acres on the waterfront. Because buyers are often comparing very different parcels, the acreage matters as much as the square footage of the home.
Can I keep horses or goats in Paleface Ranch?
The deed restrictions allow up to 2 equine per lot and do not allow goats, sheep, swine, fowl or exotic animals. Confirm the current rules with the HOA before you buy.
What are the HOA dues in Paleface Ranch?
Dues are $800 per year, due January 31 and delinquent after February 10. The HOA maintains the private roads. Always confirm current dues and any transfer fees with the HOA and your title company.
Can I rent my home in Paleface Ranch?
The deed restrictions allow rentals of the whole lot with a 6-month minimum term. Confirm the current rules with the HOA before planning around rental income.
Which schools serve Paleface Ranch?
Paleface Ranch is in Lake Travis ISD. Zoned schools are West Cypress Hills Elementary, Lake Travis Middle School and Lake Travis High School. Confirm attendance zones with the district before you buy.
Is there river access in Paleface Ranch?
The community has a Pedernales River Access Easement with a ramp and boat launch, described in the deed restrictions. Ask the HOA about current access rules and any conditions on use.
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