Spicewood sits along the northern shore of Lake Travis, about 35 miles west of Austin on Highway 71. It’s an unincorporated community in Travis County, which means no city taxes, no city ordinances to contend with, and lot sizes that typically run from one to several acres. The Hill Country landscape, lake access, and a quieter pace of life draw buyers who want space and privacy without leaving the Austin metro entirely. If you’ve been looking for room to breathe and a connection to the water, Spicewood consistently ends up on the short list.
The market here has shifted noticeably over the past few years. Homes are sitting longer and sellers are more negotiable than they were in 2021 and 2022. The median Spicewood home sold for $672,039 over the past year, with buyers securing prices at about 96 cents on the dollar on average. The pace has slowed, but the area’s appeal hasn’t.
Spicewood at a Glance
- County: Travis County
- Zip Code: 78669
- School District: Lake Travis ISD (portions also served by Marble Falls ISD)
- Community Type: Unincorporated (no city taxes)
- Commute to Downtown Austin: ~65 minutes (peak)
- Commute to The Domain: ~70 minutes (peak)
- Nearest Grocery: Bee Cave (HEB, Whole Foods, Trader Joe's) | Marble Falls (HEB, Walmart)
Spicewood Homes for Sale
SEARCH ALL SPICEWOOD HOMES FOR SALENo Email Required! Spicewood Home Prices
Over the past 12 months, 208 single-family homes sold in Spicewood. Here’s a snapshot of where the market stands:
- Homes Sold (May 2025 – May 2026): 208
- Median Sale Price: $672,039
- Average Sale Price: $881,212
- Median Price Per Sq Ft: $263.96
- Average Price Per Sq Ft: $307.68
- Median Home Size: 2,719 sq ft
- Average Home Size: 2,804 sq ft
- Median Lot Size: 0.84 acres
- Average Lot Size: 1.68 acres
- Median Days on Market: 80
- Average Days on Market: 104
- Average Sale-to-List Price Ratio: 96.45%
The wide spread between the median ($672K) and the average ($881K) reflects the range of homes Spicewood actually contains, from Hill Country properties in the $400s to lakefront estates well into the millions. Your search will look very different depending on which end of that range you’re in, which is why the neighborhood breakdown below matters.
How does that compare to recent years?
Over the past five years (May 2021 – May 2026), 1,143 Spicewood homes sold at a median price of $799,000. That five-year median is $127,000 higher than what buyers paid over the past 12 months, which tells you the market corrected meaningfully from the 2021–2022 peak. Days on market shifted as well, from a five-year median of 35 days to 80 days today.
- Total Homes Sold (5 Years): 1,143
- 5-Year Median Sale Price: $799,000
- 5-Year Average Sale Price: $954,854
- 5-Year Median Price Per Sq Ft: $287.75
- 5-Year Average Days on Market: 67
For buyers, more time on market generally means more room to negotiate on price, repairs, and closing costs.
What’s available right now?
As of May 2026, there are 281 homes actively listed in Spicewood with a median list price of $962,500 and an average of 126 days on market. Another 27 are under contract and 14 are pending. That level of active inventory gives buyers real options, and the extended time on market suggests sellers are open to conversations.
If you’d like a list of everything currently available, the search below pulls live Spicewood listings updated daily. For a detailed look at what's sold recently and for how much, visit our Spicewood Sold Data Report.
Spicewood Neighborhood Map
Spicewood is located west of Austin off Highway 71. To get to Spicewood, take 71 west until just before you get to Marble Falls. Spicewood neighborhoods are shaded on the map below, with boundaries drawn from Travis County plat records. Click a shaded area for the neighborhood name and a link to its guide.
Spicewood Neighborhoods
Below you'll find the Spicewood neighborhoods we've profiled. The price ranges are as of October 2026.
Barton Creek Lakeside
2-6 beds, 2-7 baths, 1,500-8,000 sqft, Mid $400,000s – $2.6MMs
Bee Creek Estates
3-6 beds, 3-7 baths, 3,000-7,600 sqft, $2MM – $4MM
Coves on Lake Travis
3-9 beds, 2-12 baths, 2,600-16,300 sqft, $2.4MMs – $2.8MMs
Hidden Hills
3-5 beds, 2-6 baths, 1,700-8,000 sqft, Mid $700,000s – $1.5MM
Inverness Point
3-5 beds, 3-4 baths, 2,300-3,600 sqft, High $700,000s – $1.2MMs
La Isla at Angel Bay
4-6 beds, 5-10 baths, 3,800-12,000 sqft, $1.9MMs – $2MMs
Laguna Vista
1-5 beds, 1-5 baths, 400-4,200 sqft, Mid $900,000s – $1.1MMs
Lakecliff on Lake Travis
2-6 beds, 2-8 baths, 1,700-8,300 sqft, High $700,000s – $3.4MMs
Lakehurst
2-6 beds, 2-8 baths, 600-15,000 sqft, Mid $800,000s – $1.8MMs
Lakewood Estates
1-4 beds, 1-4 baths, 900-4,000 sqft, Low $500,000s – Mid $600,000s
Lick Creek Ranch
2-9 beds, 1-9 baths, 1,100-6,800 sqft, Low $500,000s – $1.9MMs
Paleface Homesteads
3-7 beds, 3-8 baths, 3,000-8,900 sqft, Mid $800,000s – $3.2MM
Paleface Ranch
3-5 beds, 2-6 baths, 1,700-5,400 sqft, Mid $500,000s – $2.2MMs
Reserve at Lake Travis
2-6 beds, 2-7 baths, 500-8,000 sqft, Mid $600,000s – $3MMs
Sola Vista
4-6 beds, 3-5 baths, 2,500-4,500 sqft, High $800,000s – High $900,000s
Summit at Lake Travis
3-5 beds, 2-5 baths, 1,842-3,800 sqft, Mid $500,000s – Low $800,000s
Thurman Bend Estates
3-4 beds, 3-6 baths, 3,000-6,400 sqft, $1.2MM – $4MM
Tierra Vista
4-6 beds, 3-5 baths, 3,600-6,000 sqft, $1.6MMs – $2.8MMs
Travis Club
Lots from $900k’s – Homes from $2MM+
Travis Lakeside
3-5 beds, 3-7 baths, 3,000-8,500 sqft, $3MMs – $4MMs
Travis Settlement
2-6 beds, 2-7 baths, 1,800-7,600 sqft, High $400,000s – $2.6MMs
West Cypress Hills
3-6 beds, 2-5 baths, 1,700-4,200 sqft, Mid $400,000s – Low $700,000s
Spicewood Schools
Homes in Spicewood are zoned to the Lake Travis ISD or the Marble Falls ISD, and students will likely attend the following schools:
Spicewood Lake Travis ISD Schools
- West Cypress Hills Elementary - 8/10
- 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.
Spicewood Marble Falls ISD Schools
- Marble Falls Elementary - 4/10
- Spicewood Elementary - 7/10
- Marble Falls Middle - 4/10
- Marble Falls High - 4/10
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.
Things to Do Near Spicewood
Spicewood is home to one of Austin's best kept secrets - Krause Springs. With 115 acres of nature activities like swimming, camping, hiking and exploring, it is perfect for someone who loves the outdoors. And with both tent and RV camping sites (with water and electricity), you can spend the entire weekend there. Though Hamilton Pool and Barton Springs are more well known, Krause Springs is definitely the more picturesque swimming hole. So much so that most locals want to keep it to themselves and tell visitors to check out Hamilton Pool instead. For another fun activity, local coffee roaster Cuvee Coffee hosts tours and tastings periodically. If you've gotten coffee out around Austin, chances are it is from Cuvee and it is fantastic.
Eating and Drinking in Spicewood
Spicewood's dining scene has shifted in recent years, but there are solid options along the Highway 71 corridor. It's All Good BBQ remains a local staple, serving ribs, brisket, sausage, and BBQ sandwiches. Poodies Hilltop Roadhouse is a Spicewood institution, with live music and a casual Texas vibe. Highway 71 Brewing is worth a stop for craft beer and a laid-back atmosphere. Angels Icehouse is a neighborhood favorite for a quick bite and cold drinks. For something different, Viva Venezuela and La Cabana Mexican Grill both get consistent praise from locals.
Getting Around Spicewood
Spicewood is accessible via Highway 71, which has been widened in recent years and handles east-west travel reasonably well. Getting to downtown Austin during peak hours runs about 65 minutes; getting to the Domain takes closer to 70. If your commute routes toward MoPac or 620, expect that stretch to be the tighter part of the drive. For everyday errands, Bee Cave is the closest stop, with an HEB, Whole Foods, and Trader Joe's all within a short drive. Marble Falls to the west has an HEB and Walmart if you're heading in that direction.
Is Spicewood a Good Place to Live?
That depends on what you're after. Spicewood delivers space, Hill Country scenery, and lake proximity in a way that's hard to find this close to Austin. There are no city taxes, lot sizes tend to be generous, and the pace of life is genuinely quieter than most of the suburbs closer in. The tradeoffs are real: the commute is longer, there are no walkable commercial areas, and most daily errands require a drive to Bee Cave or Marble Falls. For buyers who want acreage, lake access, and room for a custom home and can make peace with the commute, Spicewood is often exactly what they've been looking for.
Spicewood Sold Data - What Spicewood Homes Actually Sold For
Spicewood home prices reflect the larger lot sizes, Hill Country setting, and lake access that define the area. Over the past year, the median sale price was $672,039 and the average was $881,212, though prices vary significantly by neighborhood, lot size, and lake access. What sold recently in Spicewood 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 Spicewood? How many homes are currently for sale in Spicewood? What's the median sold price in Spicewood? What does the 90 day historic market trend look like in Spicewood? How's the Spicewood market trending?
All of these questions (and more!) can be answered on our Spicewood Sold Data Report.
Spicewood Market Stats — 12 Months (10/1/2025 - 9/30/2026)
| Homes Sold | 260 |
| Bed / Bath Range | 1–9 beds, 1–11 baths |
| Median Sale Price | $675,000 |
| Price Range | $140,000 – $5,250,000 |
| Median Price Per Sq Ft | $263 |
| Median Home Size | 2,722 sq ft |
| Median Days on Market | 85 days |
| Sale-to-List Ratio | 97% |
Data sourced from Unlock MLS. 12 months ending 9/30/2026. Statistics deemed reliable but not guaranteed.
Spicewood Home Price History
Curious how home prices across Spicewood 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 | 261 | $874,900 | — | $251,000–$4,300,000 | $314 | 2,834 sq ft | 4bd/3ba | 13 days | 100% |
| 2023 | 184 | $804,500 | ▼ 8.0% | $140,000–$7,000,000 | $283 | 2,834 sq ft | 4bd/3ba | 56 days | 97% |
| 2024 | 178 | $756,282 | ▼ 6.0% | $133,000–$3,500,000 | $276 | 2,876 sq ft | 4bd/3ba | 72 days | 96% |
| 2025 | 200 | $705,000 | ▼ 6.8% | $150,000–$5,000,000 | $267 | 2,711 sq ft | 4bd/3ba | 70 days | 97% |
| 2026 YTD | 220 | $675,000 | ▼ 4.3% | $140,000–$5,250,000 | $263 | 2,724 sq ft | 4bd/3ba | 79 days | 97% |
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.
Spicewood Days on Market Trend
How fast are Spicewood 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 | 261 | 13 days | 32 days |
| 2023 | 184 | 56 days | 75 days |
| 2024 | 178 | 72 days | 99 days |
| 2025 | 200 | 70 days | 101 days |
| 2026 YTD | 220 | 79 days | 107 days |
Data sourced from Unlock MLS. 2026 figures reflect year-to-date sales through 10/13/2026. Statistics deemed reliable but not guaranteed.
Realtors Specializing in Spicewood Homes
Rebecca Jacks and Raymond Stoklosa are Realtors specializing in Spicewood homes. Whether you're looking to buy or sell a home in Spicewood, 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 our Buying a Home in Spicewood and our Selling a Home in Spicewood.
