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Market Overview for Lake Travis
There are 833 active listings in Lake Travis with a median list price of $745K and a median sold price of $649K.
Homes average 82 days on market.
Most homes that closed in the last 90 days sold in the $500K-$750K range (23% of 322 closings), taking a median 39 days to go under contract; 68% of closings were $500K or more.
Over the past 30 days, 84 homes have sold, with 1205 sales in the past 12 months.
The average price per square foot is $373.
About Lake Travis
Lake Travis is a reservoir on the Colorado River in western Travis County, stretching about 64 miles upstream into Burnet County toward Marble Falls. The lake was formed by Mansfield Dam, completed in 1942, and is operated by the Lower Colorado River Authority as the only reservoir in the Highland Lakes chain designed to hold back floodwaters. At its full pool elevation of 681 feet above mean sea level, the lake covers about 19,000 surface acres along roughly 270 miles of shoreline. This page covers the ring of communities along that shoreline rather than a single subdivision — the Lake Travis area functions as a collection of distinct towns and villages connected by the water.
The south shore holds the largest population centers. Hudson Bend occupies a peninsula-like bend of the lake off RM 620, Lakeway is a city of about 19,200 residents (2020 census) with marinas and golf courses along the shoreline, and the smaller incorporated villages of The Hills and Briarcliff sit nearby. Farther west, Spicewood is an unincorporated community in ZIP 78669 that straddles the Travis-Burnet county line, and Smithwick continues along the upper lake toward Marble Falls. The north shore is less densely developed and reached by FM 1431: the village of Volente sits on the lake's northeastern arm, Jonestown (about 2,400 residents) occupies a cove near the Sandy Creek confluence, Point Venture (about 1,300 residents) fills its own peninsula, and Lago Vista, a city of roughly 8,900 residents at the 2020 census, anchors the north shore with the city-owned Lago Vista Golf Course and a large inventory of platted lots.
Housing stock varies as much as the shoreline does. Lakeway and The Hills are built around golf courses and country-club amenities dating to the 1970s and 1980s; Hudson Bend mixes mid-century lake cabins with newer custom construction between the marinas on the RM 620 peninsula; and Spicewood and Smithwick run to acreage tracts and ranch parcels on the upper lake. Lago Vista and Point Venture were platted as recreational subdivisions in the 1960s and 1970s, which left both with large inventories of undeveloped lots alongside their built-out streets — buyers there should verify utility availability and build feasibility lot by lot, since many parcels were platted decades before current infrastructure. Current listing counts, median prices and days on market for the area are shown on the Market Overview tab.
Four school districts divide the shoreline, and district lines — not mailing addresses — determine where students enroll. Lake Travis ISD serves the south shore, including Hudson Bend, Lakeway, The Hills, Briarcliff, and the Travis County portion of Spicewood, operating 11 campuses with 10,771 students (2025-26) and a single high school. Leander ISD, a 49-campus district of roughly 42,000 students, serves the northeastern shore, where Volente students attend Grandview Hills Elementary, Four Points Middle, and Vandegrift High School; parts of the Jonestown area also fall inside Leander ISD, and the campus assignment there should be checked against the district's attendance-zone lookup. Lago Vista ISD, a four-campus district of approximately 1,887 students (2025-26), covers nearly all of Lago Vista, all of Point Venture, and much of Jonestown. Marble Falls ISD serves the western end of the lake — the Burnet County portion of Spicewood plus Smithwick — through Spicewood Elementary on Spur 191 and Marble Falls Middle and High School. The county-line split matters: communities such as Lakecliff on Lake Travis carry Spicewood-area addresses but enroll in Marble Falls ISD, while several Lake Travis ISD campuses themselves have Spicewood mailing addresses.
Access follows the two shores. South-shore residents reach Austin on RM 620 and State Highway 71, with downtown 20 to 25 miles from Lakeway and drive times of 30 to 45 minutes depending on traffic. North-shore residents connect through FM 1431 to Cedar Park and US 183, putting downtown Austin 30 to 40 miles from Lago Vista. Employment concentrates at the Baylor Scott & White hospital and RM 620 commercial corridor in Lakeway, the Hill Country Galleria in Bee Cave, and the Cedar Park employment base east of the north shore; Marble Falls serves as the retail and healthcare hub for the upper lake.
Lake Travis water levels fluctuate because the LCRA manages the reservoir for flood control and downstream water supply, and multi-year swings of 30 feet or more have occurred during drought cycles. Waterfront buyers typically weigh a lot's elevation relative to historical lake levels, whether a dock exists under an LCRA permit, and whether the property has deeded water access or relies on community marinas and boat ramps.
Living in Lake Travis
Daily life differs noticeably between the two shores. The south shore is more built out: Lakeway has its own hospital, police department, and a commercial corridor along RM 620, The Hills is organized around The Hills Country Club and its 72 holes of golf across four courses, and Hudson Bend mixes long-time lake houses with newer construction between the marinas. The north shore trades retail depth for space — Lago Vista residents shop at the Brookshire Brothers off FM 1431 and play the city-owned Lago Vista Golf Course, while the Lago Vista Property Owners Association separately maintains nine lakefront parks, a marina, and boat ramps open to LVPOA members and their guests. Jonestown, Point Venture, and Volente each keep a small-town footprint measured in hundreds rather than thousands of households.
The lake sets the weekly rhythm. Boats go in at public ramps in Jonestown, Lago Vista, and the county parks, or stay in slips at marinas around Hudson Bend, Point Venture, and Briarcliff. Larger shopping runs go to the Hill Country Galleria in Bee Cave, a 1.3-million-square-foot open-air mixed-use center anchored by Whole Foods, Dillard's, and a Cinemark theater, or east through Cedar Park for north-shore households. Terrain shapes the rest: the Edwards Plateau hills rise several hundred feet above the water, so most lots are sloped, wooded with live oak and juniper, and visited regularly by deer. Commutes are the main trade-off — 30 to 45 minutes to central Austin from the south shore, longer from the north shore and Spicewood.
Things to Do in Lake Travis
- Pace Bend Park: Travis County park covering 1,368 acres on a Lake Travis peninsula with more than 9 miles of shoreline. The east side has swimming coves and cliff areas; the interior holds hiking and mountain-biking trails and primitive campsites.
- Krause Springs: Privately owned swimming hole in Spicewood fed by 32 springs on a 115-acre property, with natural and man-made pools, campsites, and a butterfly garden. Added to the National Register of Historic Places in 1978.
- Muleshoe Bend Recreation Area: LCRA recreation area on the lake's south shore near Spicewood, known for its spring bluebonnet fields, a mountain-biking trail network, and primitive lakeside camping.
- Volente Beach Resort & Waterpark: Seasonal waterpark and resort on the lake's northeastern shore with water slides, a private beach and swim area, pools, and lakeside dining.
- Jones Brothers Park: City of Jonestown park on the Sandy Creek arm of Lake Travis with three public boat ramps, ball fields and sport courts, playscapes, a sculpture garden, and covered picnic areas. Parking and launch fees apply.
- Mansfield Dam Park: 71-acre Travis County park at the dam with the deepest boat ramp on Lake Travis, a swim cove, an underwater dive park, paved multi-use trails, and picnic shelters.
Major Employers in Lake Travis
- Lake Travis ISD (Education): The largest employer on the south shore, operating 11 campuses for 10,771 students (2025-26) with district administration on Ranch Road 620 South.
- Leander ISD (Education): One of the largest school districts in Texas, employing roughly 6,000 educators and staff across 49 campuses in the Cedar Park-Leander area east of the north shore.
- Baylor Scott & White Medical Center – Lakeway (Healthcare): 106-bed acute-care hospital at 100 Medical Parkway in Lakeway with a 23-bed emergency department, part of Baylor Scott & White Health since 2016 and Magnet-recognized by the American Nurses Credentialing Center.
- Hill Country Galleria (Retail & Hospitality): 1.3-million-square-foot open-air mixed-use center in Bee Cave holding about 713,000 square feet of retail, anchored by Whole Foods, Dillard's, and Cinemark; the main retail employment hub for the south shore.
- Lakeway Resort and Spa (Hospitality): Full-service lakefront resort on Lake Travis with a marina and 24,000 square feet of event space, and a long-running hospitality employer in Lakeway.
Lake Travis Schools
Four districts serve the Lake Travis shoreline: Lake Travis ISD on the south shore (11 campuses, 10,771 students in 2025-26), Leander ISD on the northeastern shore (49 campuses, about 42,000 students), Lago Vista ISD on the north shore (4 campuses, approximately 1,887 students in 2025-26), and Marble Falls ISD on the western end (7 campuses, 4,066 students in 2025-26). District boundaries follow survey and county lines rather than addresses, so buyers should verify the district for a specific property.
School District: Lake Travis ISD, Leander ISD, Lago Vista ISD, Marble Falls ISD
Public Schools
Lake Travis Independent School District
Leander Independent School District
Marble Falls Independent School District
Lago Vista Independent School District
Pre-Schools
- Bluebonnet Montessori School of Lakeway - Montessori school at 15099 Debba Drive in Lakeway, open since 2001 and serving children from age three.
- The Goddard School - Lakeway - Franchise preschool at 301 Medical Parkway in Lakeway enrolling children six weeks to six years with a play-based curriculum.
- Lago Vista Academy - Independent early-childhood program in Lago Vista serving preschoolers through elementary-age children, with transportation to Lago Vista ISD campuses.
Private Schools
- Spicewood Christian Academy - K-12 school at 9660 E. Highway 71 in Spicewood enrolling roughly 80 students (2024-25).
- Lake Travis Christian Academy: An Acton Academy - Acton Academy affiliate at 5414 Reimers Peacock Road in Spicewood serving Pre-K 4 through grade 8, with about 50 students (2024-25).
Higher Education
- Austin Community College - Cypress Creek Campus - The nearest community college campus, at 1555 Cypress Creek Road in Cedar Park about 20 minutes east of the north shore, offering associate degrees and dual credit.
Frequently Asked Questions
What school districts serve the Lake Travis area?
Four districts divide the shoreline. Lake Travis ISD serves the south shore (Hudson Bend, Lakeway, The Hills, Briarcliff, and Travis County Spicewood), Leander ISD serves Volente and parts of the Jonestown area, Lago Vista ISD serves Lago Vista, Point Venture, and much of Jonestown, and Marble Falls ISD serves the western end including Burnet County Spicewood and Smithwick. Because district lines follow county and survey boundaries rather than addresses, some Spicewood-address homes are in Marble Falls ISD — verify the district for any specific property.
What do homes cost in the Lake Travis area?
Prices vary widely by community and by whether a property is waterfront, water-view, or off-water, and the lake area spans everything from platted lots in Lago Vista to acreage on the upper lake. Current median list price, price per square foot, days on market, and the active price range for this area are shown on the Market Overview tab, which refreshes from live MLS data.
What communities are on Lake Travis?
The south shore includes Hudson Bend, Lakeway, The Hills, Briarcliff, Spicewood, and Smithwick, with Bee Cave just inland. The north shore includes Volente, Jonestown, Point Venture, and Lago Vista. Lakeway (about 19,200 residents) and Lago Vista (about 8,900) are the largest; the villages of Volente and Point Venture each have fewer than 1,500 residents, and Briarcliff had 2,062 at the 2020 census.
How far is Lake Travis from downtown Austin?
Lakeway on the south shore is 20 to 25 miles from downtown Austin via RM 620 and State Highway 71, a 30-to-45-minute drive depending on traffic. Lago Vista on the north shore is 30 to 40 miles out via FM 1431 and US 183, and Spicewood on the upper lake is about 35 miles west via Highway 71.
Are there lots for sale near Lake Travis?
Yes. Lago Vista and Point Venture were platted as recreational subdivisions in the 1960s and 1970s, and both still carry substantial inventories of undeveloped lots alongside their built-out streets; acreage tracts are more common on the Spicewood and Marble Falls end of the lake. Because many of these parcels were platted decades before current infrastructure, buyers should verify utility availability, septic feasibility, and build restrictions on any individual lot. Current lot listings and pricing appear on the Market Overview tab.
Does the water level of Lake Travis change?
Yes. The LCRA operates Lake Travis as the flood-control reservoir of the Highland Lakes, so its level fluctuates with rainfall and downstream releases; the lake is full at 681 feet above mean sea level, and multi-year drought swings of 30 feet or more have occurred. Waterfront buyers typically check a lot's elevation against historical lake levels, LCRA dock permits, and whether access is deeded or through community facilities.