Your Agent
Luke Allen
Austin Real Estate Agent · Hill Country & Lake Travis Specialist
Where Lake Travis meets the Hill Country. Spicewood offers cedar-covered ranchettes, Lake Travis waterfront, Pedernales River access, and a wine country destination scene — all within a 40-minute drive of downtown Austin.
Austin Real Estate Agent · Hill Country & Lake Travis Specialist
Spicewood has a dual identity that no other western corridor community can claim: a genuine Lake Travis waterfront market combined with a Hill Country destination scene that draws visitors from across Texas. If you live here, both are in your backyard.
One of Texas's most celebrated craft distilleries — and a full destination with a restaurant, events space, and sprawling Hill Country grounds. Treaty Oak puts Spicewood on the map for visitors from Austin and beyond, and adds a cultural anchor that gives the area a distinct identity. Located on Haynie Flat Road, just minutes from most Spicewood neighborhoods.
A beloved natural springs swimming hole and campground that has drawn Austinites to Spicewood for generations. Multiple natural pools, cypress trees, and cold spring-fed water flowing to Lake Travis. Private property open to the public — a rare Hill Country treasure that defines the Spicewood lifestyle and makes the address genuinely special for buyers who care about natural amenities.
Spicewood's western shore of Lake Travis offers waterfront and community access properties at competitive prices relative to the eastern corridor communities. LCRA-permitted docks, boat ramps, and direct lake access define the top tier of the market. Water levels fluctuate seasonally — evaluating dock elevation and shoreline gradient is essential when buying.
The Pedernales River flows through the northern reaches of the Spicewood area before joining Lake Travis. Properties with Pedernales frontage are rare, highly valued, and offer a completely different water experience than the lake — slower moving, spring-fed, lined with cypress and limestone bluffs. A handful of ranchette and estate properties access this corridor.
Spicewood occupies a unique position in the Austin real estate market. It's far enough west to feel genuinely rural — cedar-covered hills, limestone outcroppings, long views, and real quiet — but close enough to Austin that a 9am meeting downtown is entirely manageable.
The community's diversity of property types is unmatched in the western corridor. You can find a half-acre lake view home in a subdivision, a 10-acre ranchette with a wet-weather creek, or a two-acre custom build with a pool and Hill Country panorama — all within a few miles of each other.
For buyers who've been priced out of Lakeway and Bee Cave, or who want more land and less neighborhood, Spicewood is the answer. The tradeoff is more rural infrastructure — septic systems, water wells or MUDs, and longer drives for daily errands. For buyers who've made that calculation, Spicewood almost always wins.
Spicewood has the most varied inventory on the western Lake Travis corridor. Here's a breakdown of the major property categories and what to expect from each.
Direct shoreline frontage with private dock potential. Subject to LCRA permitting. Limited supply, $1.2M–$2.5M+. Views and lake access are the premium. Water level awareness is essential.
2–20 acre parcels with custom homes, long views, and cedar/oak canopy. The heart of Spicewood's market. $550K–$1.5M depending on acreage, improvements, and finishes.
Active builder market on larger lots. Modern open plans, outdoor living decks, infinity pools. $750K–$1.6M. Best selection in the 2–5 acre range in planned rural communities.
Established subdivisions like Briarcliff, Windmill Ranch, and others offer more traditional neighborhood character. $450K–$900K. Often the best value in the area for families.
The rarest category — river frontage properties with limestone bluff access. A completely different character from lake properties. Extremely limited supply. $800K–$3M+ for improved parcels.
Vacant tracts for custom builds or land banking. 5–50 acres available periodically. Well and septic required. A long-term play for buyers who want to build their own Hill Country compound.
Active listings in Spicewood and the surrounding 78669 zip code, pulled live from the Austin MLS and updated daily.
Spicewood is one of my favorite markets in the Austin area — not because it's the flashiest, but because it's the most genuinely Hill Country you can get while still being within reach of the city. The buyers who find it tend to not look anywhere else.
I work this corridor regularly: Spicewood, Briarcliff, Lago Vista, Driftwood. I know the MUD districts, the school boundary lines, which ranchette roads flood, and where the builder inventory is priced right versus where it's not. If you're buying land or acreage, I can walk the property with you and give you an honest read on what you're getting.
If you're selling, I know the Austin buyer pool that's been priced out of Lakeway and is actively looking west — and I know how to reach them.
Tell me what you're looking for — lake access, ranchette, custom build, or just exploring the area — and I'll put together exactly what's available.
Spicewood is an unincorporated community straddling Travis and Burnet counties, approximately 35 miles west of downtown Austin along the RR 2222 / RM 1431 corridor. Known for Krause Springs swimming hole, Treaty Oak Distilling, Lake Travis waterfront, and the Pedernales River, Spicewood attracts buyers seeking Hill Country lifestyle with reasonable Austin proximity.
Spicewood home prices range from roughly $400K for inland Hill Country properties on smaller lots to $2M+ for Lake Travis waterfront estates. Hill Country ranchettes and acreage tracts typically range $500K–$1.2M depending on acreage, improvements, and views. New construction in the area ranges from $600K to $1.6M. The wide range reflects Spicewood's diverse inventory — from modest cabins to luxury lake estates.
Most of Spicewood falls within Lake Travis Independent School District (LTISD) — one of Texas's highest-ranked school districts. Portions further west near Burnet County may fall within Marble Falls ISD. Lake Travis High School is consistently ranked among the top schools in the Austin metro. Confirming the specific school district for a given parcel is an important step before buying.
Yes — Spicewood is one of the best markets in the Austin area for buyers seeking acreage within commuting distance. Ranchettes from 2 to 20 acres are available, often with creek frontage, Hill Country views, or Pedernales River access. The acreage market has tightened considerably in recent years. Working with a knowledgeable agent is essential to navigating water rights, septic requirements, and deed restrictions on rural parcels.
Spicewood is approximately 35 miles west of downtown Austin, typically a 40–50 minute drive via RM 2222 or FM 1431 west. The drive winds through Hill Country terrain with no major freeway connection, which preserves the community's rural character and keeps traffic manageable compared to congested suburban corridors. Most Spicewood residents consider the commute a reasonable trade for the lifestyle.
South shore Lake Travis community — HOA marina access, no city taxes, Lake Travis ISD. Established neighborhood character.
North shore of Lake Travis — 30 miles from Austin with distinct lake community identity and its own school district.
Hill Country ranches, the Driftwood Golf & Ranch Club, and vineyard-adjacent estates 25 miles southwest of Austin.
Selling your Lake Travis or Lake Austin property? Dock valuation, LCRA permits, and buyer network.