Horseshoe Bay Market Report

Where the market sits today.

Aggregated from MLS data and recent comparable sales across Horseshoe Bay's primary submarkets.

Median Sold Price

$925K

Up ~2% YoY. Held while Austin proper softened 8 to 15%.

Active Inventory

~110

Typical mid-spring level. Skewed waterfront and golf.

Median Days on Market

Out-of-market buyer pool drives longer DOM than urban Austin.

Sale-to-List Ratio

96%

Buyers expect to negotiate. Listings price above market underperform.

Months of Inventory

5.2

Balanced market. Slight tilt toward buyers above $2M.

Waterfront Premium

+38%

Waterfront vs. off-water price-per-sqft, controlling for size and finish.

Price by Submarket

Where Horseshoe Bay prices are at.

Pricing varies sharply across Horseshoe Bay's submarkets. Lake LBJ open-water frontage and Apple Rock golf-course homes carry the highest median prices; off-water non-golf and resort condos make up the affordable entry tier. Here's the current snapshot:

Submarket	Median List	Price Range	Typical DOM
Lake LBJ Open Waterfront	$2.4M	$1.5M, $10M+	90 to 150 days
Lake LBJ Protected Cove	$1.4M	$900K, $2.8M	60 to 120 days
Apple Rock Golf Frontage	$1.1M	$700K, $3M	60 to 100 days
Slick Rock Golf Frontage	$950K	$650K, $2.5M	75 to 120 days
Ram Rock Golf Frontage	$850K	$600K, $2.2M	75 to 120 days
Cape Esperanza / Summit Rock	$725K	$500K, $1.5M	60 to 100 days
Off-Water / Off-Course	$525K	$350K, $900K	45 to 90 days
Resort Condos	$575K	$400K, $1.1M	30 to 75 days

Figures aggregated from Central Texas MLS and recent comparable sales. Median list prices reflect currently active inventory; sold prices typically run 4 to 8% below list. Last updated April 30, 2026.

What's Driving the Market

Three trends shaping Horseshoe Bay right now.

Trend #1

Waterfront held when Austin softened.

The 2023 to 2025 cycle saw Austin proper drop 8 to 15% from peak. Horseshoe Bay waterfront held essentially flat, protected by structurally finite Lake LBJ frontage and a buyer pool less leveraged to interest rates than typical primary-residence buyers. The premium for "true" waterfront vs. off-water expanded over the same period.

Trend #2

Country club membership scrutiny.

Buyers are paying more attention to club-membership conveyance details. Premier vs. Cap Rock, transfer fees, capital assessments, buyers ask sharper questions and price below the market rate when membership terms aren't crystal-clear at offer time. Sellers who can't document membership status cleanly take longer to sell or cut price.

Trend #3

Short-term rental inventory grew, then plateaued.

Resort-area STR supply expanded heavily 2021 to 2023, then plateaued as owners priced for rental yields they couldn't actually achieve. Properties bought specifically for STR income at peak pricing are starting to come back to market. STR-friendly sub-developments still see decent demand; HOA-restricted areas don't.

Market Outlook

What to expect through 2026.

Waterfront stays scarce.

Lake LBJ has roughly 21 miles of shoreline; only a fraction of that is buildable inside Horseshoe Bay city limits, and almost all of it is already developed. New waterfront supply is essentially zero. Combine that with the constant-level lake's recreational appeal and you have a structural floor under waterfront values that doesn't depend on the broader market cycle.

Out-of-market buyer pool stays steady.

Austin tech, Houston energy, and Dallas finance continue to be the primary buyer pools. None of those sectors look likely to soften enough to materially affect the high-end second-home market in 2026. If anything, work-from-home flexibility remains a tailwind for second-home demand.

Off-water inventory is a buyer's market.

Off-water non-golf inventory above $700K is the softest pocket of the Horseshoe Bay market. Buyers in this tier have the most negotiating power, especially on listings that have been on the market 90+ days. Sellers in this segment should price at or below comps to compete with the more compelling waterfront and golf-course inventory.

Watch the daily-rate STR data.

Short-term rental gross yields will be the leading indicator of any softening in resort-area condo pricing. If average daily rates compress further into 2026, expect to see condo inventory expand as investor-owners rotate out. That creates buying opportunities in the $400K to $700K condo tier.

Common questions.

Are Horseshoe Bay home prices going up or down? +

Horseshoe Bay home prices have been resilient through the post-2022 normalization that saw Austin proper soften 8 to 15% off peak. Median prices in Horseshoe Bay have been roughly flat year-over-year, with waterfront and golf-course frontage holding value better than off-water inventory. The constant-level lake and finite waterfront supply create structural price support that purely speculative markets don't have.

How long do homes take to sell in Horseshoe Bay? +

Days-on-market in Horseshoe Bay typically runs 60 to 120 days, longer than urban Austin neighborhoods because the buyer pool is mostly out-of-market second-home buyers who shop on weekend trips. Well-priced homes with strong photography move faster (30 to 60 days); off-water inventory or homes priced above market can sit 120 to 180+ days.

What's the best time to buy in Horseshoe Bay? +

Late summer through early fall is historically the best buying window. Listings that started the spring season at peak prices and didn't sell often see meaningful price reductions in August, October as sellers look toward year-end. Inventory is also typically deepest in fall as part-time owners decide to list before the holidays.

Is now a good time to sell in Horseshoe Bay? +

Spring (March, June) is the strongest selling season, out-of-market buyers actively shop weekend visits during good weather, and the market is most active. Pricing strategy and presentation matter more here than in any Austin submarket because the buyer pool is sophisticated and inventory is luxury-skewed. A specialist agent who prices to the actual buyer pool (not just last quarter's comps) makes a meaningful difference on net.

Where the market sits today.

Where Horseshoe Bay prices are at.

Three trends shaping Horseshoe Bay right now.

Waterfront held when Austin softened.

Country club membership scrutiny.

Short-term rental inventory grew, then plateaued.

What to expect through 2026.

Waterfront stays scarce.

Out-of-market buyer pool stays steady.

Off-water inventory is a buyer's market.

Watch the daily-rate STR data.

Common questions.

Want a property-specific market read?

Horseshoe Bay Market Report

Where the market sits today.

Where Horseshoe Bay prices are at.

Three trends shaping Horseshoe Bay right now.

Waterfront held when Austin softened.

Country club membership scrutiny.

Short-term rental inventory grew, then plateaued.

What to expect through 2026.

Waterfront stays scarce.

Out-of-market buyer pool stays steady.

Off-water inventory is a buyer's market.

Watch the daily-rate STR data.

Common questions.

Want a property-specific market read?

Keep exploring.