Spicewood · 78669 · 78738 · Highway 71
Spicewood homes sold for a median $799,500 over the last 12 months, across 572 sales. 327 are for sale today, and they take about 11 weeks to go under contract.
Every active listing inside the Spicewood boundary, updated from the MLS.
For Sale
21301 Dill Cir Spicewood, TX 78669
$1,686,820
For Sale
106 Montana Del Oro Way Spicewood, TX 78669
$1,199,000
For Sale
8530 Hwy. 71 Spicewood, TX 78669
$2,500,000
For Sale
21524 Kathy Ln Spicewood, TX 78669
$1,999,500
For Sale
TBD Fall Creek Rd Spicewood, TX 78669
$699,000
For Sale
19586 Sandcastle Dr Spicewood, TX 78669
$3,995,000
For Sale
8530 E Hwy. 71 Hwy Spicewood, TX 78669
$2,500,000
For Sale
LOT 169 - 171 FIRE DANCE Dr Spicewood, TX 78669
$165,000
For Sale
5808 Twin Peaks Trce Austin, TX 78738
$499,000
For Sale
LOT 78 Laurel Wood Ct Spicewood, TX 78669
$189,000
For Sale
19920 Siesta Shores Dr Spicewood, TX 78669
$169,000
For Sale
19910 Siesta Shores Dr Spicewood, TX 78669
$169,000
Spicewood prices rose over the last year, but it remains a market with plenty of inventory and long selling times. Over the last 12 months, 572 homes sold at a median of $799,500, up 6.6% from $750,000 the year before, on 564 sales.
Homes are moving faster. The median home went under contract in 77 days, down from about 89 days. Sellers are getting closer to their first number: the typical home sold for 93.0% of its original list price, up from 92.6%. The share of sold homes that needed a price cut dropped from 62% to 57%.
With 327 homes for sale and about 47.7 sales a month, Spicewood has 6.9 months of supply. That is a buyer's market. Buyers have real choice and negotiating room, and sellers who price above the recent sales tend to sit and cut.
Spicewood is almost all houses, and much of it is new. Of the 572 sales over the last 12 months, 563 were single-family houses at a median of $800,000. The median sold house was built in 2019, and 266 of the 563 were built in 2020 or later. The 63 sales listed with waterfront features had a median of $950,000, against $789,000 for the rest. The median sold house had about 3,059 square feet. The median home for sale today is listed at $985,000, and the most expensive active listing is $17,900,000.
The median Spicewood home took 77 days from listing to contract over the last 12 months, counted on cumulative days on market so a relisted home is not reset to zero. 57 percent of the homes that sold had cut their price at least once, and the typical home closed at 93.0% of its original list price.
Timing splits sharply by ZIP code. Homes in the 78738 part of the boundary had a median of 52 days on market, while homes in 78669 took a median of 103 days. Sellers on the rural side of Spicewood should plan for a longer campaign.
Spicewood is the stretch of hill country along Highway 71 west of Bee Cave, running toward the Pedernales River and the western arms of Lake Travis, roughly 25 to 35 miles from downtown Austin. The boundary our map search uses covers two ZIP codes: 78669, the Spicewood ZIP code itself, and a large part of 78738 along Highway 71 just west of Bee Cave, where most of the new construction is.
These figures are residential closed sales (single-family, condo and townhome) from the ACTRIS MLS whose location falls inside the Spicewood city boundary used by our map search. Leases and sales under $40,000 are excluded. The current period is the 12 months ending September 27, 2026, compared with the 12 months before it. Days on market are cumulative. The for-sale count covers active single-family, condo and townhome listings; the map search also shows lots, land and other listing types, so its total can be higher. We publish area totals only, never an individual home's sale price.
Residential closed sales inside the Spicewood city boundary, ACTRIS MLS.
| Measure | Last 12 months | Prior 12 months | Change |
|---|---|---|---|
| Homes sold | 572 | 564 | +1% |
| Median sale price | $799,500 | $750,000 | +6.6% |
| Median days on market | 77 | 89 | 12 days faster |
| Sale price vs. original list | 93.0% | 92.6% | +0.4 pts |
| Share that cut price | 57% | 62% | -5 pts |
The median home inside our Spicewood boundary sold for $799,500 over the 12 months ending September 2026, across 572 residential sales in the ACTRIS MLS. That is up 6.6% from $750,000 the year before. The median home for sale today is listed at $985,000. The area spans new subdivisions, waterfront homes and acreage, so the recent sales most like a specific home are the right guide.
Over the last 12 months, the 63 Spicewood sales listed with waterfront features in the MLS had a median of $950,000, compared with $789,000 for the other 509 sales. Waterfront listings range from lakefront lots with docks to homes near a creek or river, so read each listing's details. Lake levels on the western arms of Lake Travis also change a great deal, which affects how usable a shoreline is.
Spicewood is a buyer's market, with about 6.9 months of supply as of September 2026. The median home took 77 days to go under contract, and 57% of homes that sold had cut their price, down from 63%. The typical home closed at 93.0% of its original list price. Buyers have time to compare and room to negotiate, especially on homes that have sat for a while.
They are close. Over the same 12 months, homes inside our Spicewood boundary sold for a median of $799,500 across 572 sales, and Bee Cave homes sold for a median of $830,000 across 84 sales. Spicewood has far more inventory and newer homes: the median Spicewood house that sold was built in 2019, against 2010 in Bee Cave. Compare homes of similar size and age.
Pick your side first: the 78738 area near Bee Cave is mostly newer subdivisions, while 78669 has more acreage, waterfront and rural property. Set up a saved search inside that part of the boundary. If a home is on a well, septic system or propane, add those inspections, and order a survey on acreage. For new construction, have an independent inspector check the house before closing.
Underestimating how long it takes. The median home in the 78669 part of Spicewood took 103 days to go under contract, and 57% of homes across the area cut their price before selling. With about 7 months of supply and many new homes competing, a resale home needs a price that holds up against both recent resales and builder incentives nearby.
Yes, measured over the last 12 months. The 311 sales inside our Spicewood boundary with a 78738 ZIP code had a median of $838,500, and 202 of them were built in 2020 or later. The 256 sales in 78669 had a median of $695,000 and a median of 103 days on market, against 52 days in 78738. The 78669 side has more older and rural homes, which explains much of the gap.
The median Spicewood home took 77 days to go under contract over the last 12 months, counted on cumulative days on market so relisted homes are not reset. That is faster than the year before, when the median was about 89 days. Add roughly 30 to 45 days from contract to closing. Rural and acreage homes on the 78669 side usually take longer than the area median.
The Spicewood ZIP code is 78669, but the boundary our map search uses also includes part of 78738 along Highway 71 west of Bee Cave. Over the last 12 months, 311 sales inside the boundary were in 78738 and 256 were in 78669, with a handful in other ZIP codes. The figures on this page come only from sales inside that Spicewood boundary.
Request a home value from us and we will price it against the Spicewood sales that actually match it: same ZIP code, similar size and age, and the same kind of lot, from the last 12 months of ACTRIS MLS closings. For context, the median was $799,500 across 572 sales, and the typical home closed at 93.0% of its original list price. An online estimate cannot see acreage, water access or views.
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All information provided herein has been obtained from sources believed reliable, but may be subject to errors, omissions, change of price, prior sale, or withdrawal without notice. Vince Realty makes no representation, warranty or guaranty as to accuracy of any information contained herein. You should consult your advisors for an independent verification of any properties.
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