What does it cost to live at The Hills Country Club and Flintrock Falls?

Homes inside the The Hills and Flintrock Falls boundary around The Hills and Flintrock sold for a median of $915,000 over the 12 months ending September 2026, across 86 sales, versus $875,000 the year before. Houses, 76 of the sales, had a median of $969,500, and condos, 10 sales, $537,500. 25 listings are for sale today. The right number for a specific home comes from recent sales of the same type and size on nearby streets.

Rick's read is an initiation in the moderate five figures, plus monthly dues and a food-and-beverage minimum, which makes The Hills one of the more accessible ways into a Nicklaus club. Membership is usually open, and a member sponsor helps. There are several categories with generous guest privileges and a busy junior program. Invited operates the club, so ask what privileges at other Invited clubs come with your class, and confirm current numbers with the membership office.

No. At The Hills and Flintrock, like most Austin clubs, buying a home and joining the club are separate decisions. Owning a house on the course does not make you a member, and you can usually join without living in The Hills and Flintrock Falls. Your property HOA is separate from the club and has its own dues. If membership matters to you, start the club conversation at the same time as the home search, because the club's timeline, not the closing, is usually the slower one.

Jack Nicklaus designed The Hills' Signature course, which opened in 1981, and Jack and Gary Nicklaus designed Flintrock Falls, which opened in 2002. Live Oak (1965) and Yaupon (1977), the original Lakeway courses, round out the 72 holes, and the Signature course reopened in 2021 after a renovation. Invited operates the club. Rick's shorthand: the Signature course is the tighter test and Flintrock is the showpiece.

The median home around The Hills and Flintrock went under contract in 36 days over the last 12 months, versus 51 days the year before, counted on cumulative days on market so relisted homes are not reset. It sold for 95.7% of its original list price, and 43% of the homes that sold had cut their price. Add about 30 to 45 days from contract to closing. A home priced in line with recent sales on launch day usually beats the median.

Over the last 12 months, The Hills and Flintrock had 86 sales at a median of $915,000 and 36 days on market. For comparison, over 12 months, Falconhead had 46 sales at a median of $862,500 and 31 days on market, and Spanish Oaks had 17 sales at a median of $3,750,000 and 68 days on market. Each club's median reflects its own mix of condos, older houses and new construction, so compare the same home type and size. Rick can pull side-by-side sales for the specific homes you are weighing, and walk you through how the clubs themselves differ.

The MLS does not flag course frontage reliably, so we do not publish a course-lot premium for The Hills and Flintrock. In practice, a lot on the course sells for more than a similar house a street away when the view is good and the lot sits away from the landing areas. What matters is which side of the fairway, how close to a tee or green, and how much the lot sits above the course. Rick knows which streets back to the course and can tell you how each lot plays.

Start with the documents: the HOA and any sub-association rules, leasing and short-term rental limits, golf-ball easements on course-side lots, and whether a seller's club membership can transfer. The Hills is its own city with its own rules, and the gated sections carry an association budget for the guard gate, so read the city and HOA rules and the budget together. Rick adds one more: ask the club, not only the seller, about the current membership timeline before you plan around playing the day you move in.

Of the 76 houses with a recorded build year that sold around The Hills and Flintrock in the last 12 months, 12 were built before 1990, 55 between 1990 and 2009, and 9 in 2010 or later. The median house measured about 3,408 square feet and sold for about $309 per square foot, and the median lot was 0.28 acres. By price, 18 sales closed under $750,000, 58 from $750,000 to $1.5 million, 10 from $1.5 to $3 million and 0 at $3 million or more.

Tell Rick what you want in a club and a home. He can arrange a clubhouse tour and an honest membership conversation at The Hills and Flintrock, and walk you through the homes around the course, including ones he hears about before they list. If you are seriously looking, he will also host you for a round at Westlake Country Club, his home club, to compare notes. Meanwhile, save a search inside the The Hills and Flintrock Falls boundary so new listings reach you first.