Bee Cave vs Lakeway 2026: Prices, Schools and Which Is the Better Buy

I am Johnny Ronca, a SERHANT. Luxury Associate Broker, and I live on the Lake Travis side of town. I get asked to compare these two constantly, and most of the comparisons online are written from a brochure. This one is written from 994 closed sales pulled out of Unlock MLS on September 22, 2026.

One thing to clear up first, because it confuses every buyer and half the agents: most homes people call “Bee Cave” have an Austin mailing address. The City of Bee Cave proper only had 58 closed sales in two years. The 78738 ZIP — Spanish Oaks, Falconhead, Lake Pointe, Sweetwater, the Uplands — had 668 in the last year alone. When I say Bee Cave below, I mean 78738.

Bee Cave vs Lakeway: the numbers side by side

Closed single-family sales, 9/23/2025–9/22/2026, and active listings as of 9/22/2026. Source: Unlock MLS.

Look at the per-foot line. $283 against $280 is a rounding error. These two markets value a square foot of Hill Country house almost identically — the $208,000 gap in median price is almost entirely because Bee Cave’s inventory is newer and bigger, built largely in the last fifteen years, while Lakeway’s housing stock spans five decades.

The lines that actually differ are the trend and the supply. Bee Cave prices rose 4.7 percent while Lakeway fell 3.7 percent, and Lakeway is carrying nearly twice the months of supply. That is the single most actionable fact in this post.

Which neighborhoods make up each market?

Bee Cave runs from Spanish Oaks at a $3,350,000 median down to Sweetwater at $690,000. Lakeway runs from waterfront at $1,700,000 down to the older interior streets.

Closed single-family sales by subdivision, 24 months ending September 22, 2026. Source: Unlock MLS.

Lake Pointe is the speed story in this table: a 24-day median with sellers keeping 97 percent of original list, the tightest numbers of any community here. Spanish Oaks is the price ceiling at $608 a foot and an 85-day median — normal for a gated luxury enclave where every house is different.

Do Bee Cave and Lakeway have the same schools?

Both are Lake Travis ISD, which holds an A from the state at 91 out of 100 for 2025-26.

Campus assignments differ by address, and the ratings differ by campus. On GreatSchools as of September 2026: Lake Pointe Elementary is a 10, Serene Hills and Rough Hollow Elementary are 9s, Bee Cave Elementary, Lakeway Elementary and West Cypress Hills Elementary are 8s, Lake Travis Middle is a 10, Hudson Bend Middle is an 8, and Lake Travis High is an 8. Confirm assigned campuses for any specific home with the district.

If school ratings are the deciding factor rather than the district name, that Lake Pointe Elementary 10 is worth knowing about — and Lake Pointe homes closed at an $850,000 median with the fastest market time in this comparison. More on how the districts compare across the metro in my Austin school district comparison.

Which one is the better buy right now?

Lakeway, if you are a buyer who will negotiate. Bee Cave, if you want newer construction and are willing to pay closer to asking.

The inventory math is stark. Lakeway has 197 active listings against a pace of about 27 closings a month — 7.3 months of supply, which is a buyer’s market by any standard definition. Bee Cave has 210 actives against about 56 closings a month, or 3.8 months, which is still a seller’s market.

In practice that means: in Lakeway you can reasonably ask for price, closing costs and a rate buydown, especially on a home that has been listed more than 60 days. In Bee Cave, the well-priced homes are gone in five weeks and your leverage is in terms, not price.

One more wrinkle. Lakeway’s median fell 3.7 percent year over year while Bee Cave’s rose 4.7 percent. I do not read that as Lakeway being a worse place to own. I read it as a market working through older inventory while Bee Cave sells newer product to buyers who want it move-in ready.

What about commute times and daily life?

Both sit on the 620 and 71 corridor, and both are a real drive from central Austin — plan on 35 to 50 minutes to downtown depending on the hour and which side of 620 you are on. Bee Cave is closer to the Galleria, HEB and the newer retail. Lakeway has the older, more established services plus the lake itself, the marinas and the golf at The Hills and Flintrock Falls.

If the commute is the binding constraint, look at Westlake or Barton Creek instead and accept the higher price per foot: 78746 runs $582 and 78735 runs $373, against $283 and $280 out here. You are paying for minutes.

Frequently asked questions

Is Bee Cave more expensive than Lakeway?

By median price, yes: $889,763 against $681,000 over the trailing 12 months. By price per square foot they are nearly identical at $283 and $280. The gap is house size — a 3,346-square-foot median in Bee Cave against 2,515 in Lakeway.

Are Bee Cave and Lakeway in the same school district?

Yes, both are served by Lake Travis ISD, which earned an A (91/100) in the 2025-26 TEA accountability ratings. Individual campus assignments vary by address, so confirm with the district for any specific home.

Which has better resale value, Bee Cave or Lakeway?

Over the last year Bee Cave rose 4.7 percent and Lakeway fell 3.7 percent, and Bee Cave sellers kept 95 percent of original list against 94 percent in Lakeway. Bee Cave’s newer housing stock has held value slightly better, but Lakeway’s waterfront segment is its own market and behaves differently.

How long do homes take to sell in Bee Cave and Lakeway?

37 median days in 78738 and 42 in 78734 over the trailing 12 months. Lake Pointe was the fastest community at 24 days; Spanish Oaks was the slowest at 85, which is typical for gated luxury.

Is Lakeway a buyer’s market?

Right now, yes. 197 active listings against a trailing pace of about 27 sales a month works out to 7.3 months of supply. Anything above six months generally favors buyers on price.

What is the cheapest neighborhood in the Bee Cave area?

Of the communities in this comparison, Sweetwater at a $690,000 median and $259 per square foot, followed by Falconhead at $800,000 and $262 per foot.

What is the most expensive neighborhood in Bee Cave?

Spanish Oaks, at a $3,350,000 median and $608 per square foot over the last 24 months, on a 4,994-square-foot median home.

Can I get Lake Travis waterfront in Lakeway?

Yes, and it is the main reason buyers choose Lakeway over Bee Cave. Waterfront homes in 78734 closed at a $1,700,000 median and $474 per square foot over the last 24 months, across 39 sales, with a 107-day median market time.

How far is Bee Cave from downtown Austin?

Plan on roughly 35 to 50 minutes depending on traffic and exactly where you are, using 71 or 620. Lakeway is comparable, sometimes longer from the far side of the lake.

Should I buy in Bee Cave, Lakeway or Westlake?

It comes down to price per foot and drive time. Westlake 78746 runs $582 per square foot with a 20-minute downtown drive; Bee Cave and Lakeway run about $280 with a 35-to-50-minute drive. Tell me your budget and your commute tolerance and I will show you what each one buys.

Source: Unlock MLS (ACTRIS) closed-sale data, pulled September 22, 2026. Figures are medians for closed single-family sales unless stated otherwise. Community-level figures group closed sales by MLS subdivision name; subdivision names in the MLS are entered by listing agents and can vary in spelling, so treat community counts as close approximations. Market statistics are reported in aggregate and are not a substitute for a written valuation of a specific home.