Your Apache Shores broker
Johnny Ronca
Luxury Associate Broker, SERHANT. · 20+ years in Austin · 300+ closings · $250M+ in sales · 5.0★ across 100+ verified reviews
What clients say
“Johnny not only helped me buy a great home in Lakeway at a great price back in January of 2021 but he then helped me sell that same house for over $200K of what we purchased it for only 9 months later. Johnny helped us get an offer that was $50K over our asking price. We are extremely happy with Johnny as our "go-to" guy for anything related to real estate.”
Ryan B. · Lakeway buyer & seller
“Johnny guided us to our dream home. He understood exactly what we were looking for and he made the process flow smoothly and gracefully. I never imagined buying a house could feel so easeful! We are so grateful we had Johnny to show us just how smooth the process can be!”
Brandilyn B. · Lake Travis buyer
“I am so grateful that my family and I found Johnny! Johnny is incredibly hardworking, knowledgeable, and detail-oriented, and he TRULY cares about his clients. He worked nonstop to help us find our perfect home and we couldn’t be happier with the results of his hustle and care.”
Julie H. · Austin buyer
More verified reviews on Zillow (5.0★).
📍 Apache Shores Location Map
Johnny RoncaLuxury Real Estate AgentSerhant Texas, LLC
Key Takeaways
- Apache Shores residents get private community boat ramp access on Lake Travis — the lake lifestyle without lakefront prices
- Lake Travis ISD — consistently one of Texas's top-rated public school districts (Lake Travis High: 97% graduation rate)
- Prices from ~$400K (interior lots) to $1.5M+ (premium positions and true waterfront); 15–25% less than comparable Lakeway
- Your realtor for this neighborhood lives here — this isn't a research project, it's a personal testimony
I'm Johnny Ronca — a SERHANT. luxury agent with 20+ years, 300+ transactions, and $250M+ in career sales. I am the most biased person alive to write this guide. I chose Apache Shores for my own family — over every other neighborhood in the Austin metro — and it's a decision I'd make again tomorrow without hesitation.
📱 Free buyer resource: Download The 2026 Austin Buyer's Playbook
Find the Home That Moves You.
"Johnny is incredibly hardworking, knowledgeable, and detail-oriented, and he TRULY cares about his clients."
— Julie Hindman, verified Zillow review (5.0 ★, 33 reviews)
When I'm out paddleboarding in the morning, I watch the sun come up over the Hill Country ridgeline, the water still flat and quiet. I wave to neighbors walking their dogs down to the park. The neighborhood smells like cedar and lake water. What we have here is something more real than a developer brochure can describe: people who actually chose this place for what it is, not for what they were told it could be.
🎯 Apache Shores Off-Market Snapshot (Updated May 2026)
Pocket Listings — Not on Zillow
I currently have 4 pocket listings in Apache Shores that aren't on Zillow, Realtor.com, or the public MLS.
That includes lake-lifestyle homes including two with premium lot positions near the community boat ramp. Price range: $450K–$1.4M. Call me before you search anywhere else — these move fast and won't wait for an open house.
Sample Off-Market Inventory (Anonymized)
- 🚤 Near-waterfront position with community ramp access, 3BR/2.5BA updated — $895K
- 🌄 Hill Country ridgeline lot, dramatic views, 4BR new construction — $1.2M
- 🏡 Original lake house, 1970s character with full renovation, half-acre lot — $675K
- 🌳 1-acre wooded lot, 4BR/3BA, pool-ready, elevated position no flood risk — $825K
- ⛵ True lakefront position, private dock permit in place, custom 3BR — $1.45M
What Do Homes in Apache Shores Sell For? 2025 vs 2026 Closed Sales
Short answer: Apache Shores single-family homes closed at a median of $508,650 ($282.08 per square foot) across 30 MLS sales from January 1 to October 2, 2026, compared with $538,750 ($280.95 per square foot) across 46 sales in all of 2025. Median days on market went from 55.5 to 26, and sellers closed at 97.2% of original list price versus 94.7%. The median home that sold in 2026 was 8% smaller (2,004 to 1,839 sq ft), so price per square foot is the fairer comparison than the headline median. Like for like, entry-size resales (1,600–2,400 sq ft, built 1997–2024, no new construction) closed at a median $520,000 in 2026 against $550,000 in 2025, or $266.12 against $280.64 per square foot.
| Apache Shores | Sales | Median close | Median $/sq ft | Median days on market | Close ÷ original list |
|---|---|---|---|---|---|
| All single-family · 2025 (full year) | 46 | $538,750 | $280.95 | 55.5 | 94.7% |
| All single-family · 2026 (Jan 1–Oct 2) | 30 | $508,650 | $282.08 | 26 | 97.2% |
| Same months of 2025 (Jan 1–Oct 2) | 37 | $527,500 | $280.77 | 55 | 94.7% |
| Last 90 days (Jul 4–Oct 2, 2026) | 9 | $507,000 | $288.82 | 22 | 96.7% |
Same Size, Same Age: Apache Shores Homes in 2025 vs 2026
Every row compares the same kind of home, year against year: single-family resales with 3+ bedrooms, 2+ full baths and a 2+ car garage, built 1997–2024, with new construction left out. Each size band runs 20% either side of 2,000, 3,000, 4,500 and 6,750 square feet, the way an appraiser brackets a subject home.
| Home size | 2025 sales | 2025 median close | 2025 $/sq ft | 2026 sales (Jan 1–Oct 2) | 2026 median close | 2026 $/sq ft |
|---|---|---|---|---|---|---|
| Entry · 1,600–2,400 sq ft | 19 | $550,000 | $280.64 | 13 | $520,000 | $266.12 |
| Mid · 2,400–3,600 sq ft | 10 | $724,610 | $281.12 | 3 | — | — |
A dash means fewer than five sales in that band that year, so no median is published. Also left out: 2 resales built outside 1997–2024 and 8 outside 1,600–8,100 sq ft.
Homes are selling faster in 2026: a median 26 days on market against 55.5 in 2025. Sellers closed at 97.2% of original list price, which leaves buyers little room to negotiate on a well-priced home. The last 90 days: 9 closings at a median $507,000 and 22 days on market. MLS sales since January 2025 closed between $225,000 and $3.03 million.
Source: Unlock MLS (ACTRIS) via Matrix, pulled October 2, 2026. Closed single-family sales in subdivisions named Apache Shores, ZIP 78734. 2025 = full year; 2026 = January 1 to October 2, 2026. Medians, not averages. Sales counts are not a trend on their own because 2026 is a partial year; compare against the same months of 2025. Private and off-market sales that never reached the MLS are not included. Like-for-like rows use a second MLS search of the same area limited to 3+ bedrooms, 2+ full baths and 2+ garage spaces; resales only, built 1997–2024 (the 30-year span that holds the most resales in this area); new construction reported separately. Compiled and analyzed by Johnny Ronca, Luxury Associate Broker, SERHANT. Compare every neighborhood in my Austin 2025 vs 2026 price table.
- School district: Lake Travis ISD (Confirm assigned campuses for any specific home.)
- Zip: 78734
- Community association: ASPOA (annual dues ~$400–$700)
What Apache Shores Actually Is
Apache Shores sits along the northwestern shore of Lake Travis, roughly 22 miles west of downtown Austin. It's part of unincorporated Travis County — no city taxes, just a modest MUD district fee — and a level of freedom that inner-ring Austin neighborhoods can't offer.
The community was established in the 1970s and 1980s, which means the lots are generously sized (often half an acre to two acres), the trees are mature, and the roads wind through cedar and oak canopy in a way that newer master-planned communities simply cannot replicate. There is no developer marketing Apache Shores today. You find it by knowing someone who lives here, or by working with a realtor who does.
That's not a liability. That's the feature.
The Boat Ramp Factor — The Actual Differentiator
Let me be direct about this because it's the thing most buyers miss until they live here.
Apache Shores has community-owned boat ramps, lakefront parks, and open spaces maintained by the Apache Shores Property Owners Association (ASPOA). Every resident gets access — multiple boat ramp entry points to Lake Travis, fishing piers, shoreline parks, swimming areas during high water.
I use the community ramps every time I paddle. The ramps are maintained. There's rarely a crowd. I can be on the water in 5 minutes from my house on a Tuesday morning when the lake is glass and there's not another person in sight.
That is the Lake Travis lifestyle. And you get it at Apache Shores pricing — not Lakeway waterfront pricing.
Community access includes:
- Multiple maintained community boat ramps
- Apache Shores Park — open green space with direct lake access
- Picnic and gathering areas along the water
- Swimming access during favorable lake levels
If you want true lakefront with a private dock, Apache Shores has those too — typically $1.5M–$2.5M compared to $3M–$5M+ for equivalent positions in Rough Hollow or central Lakeway.
Apache Shores Home Prices in 2026
Price Range | What You Get |
|---|---|
$400K – $700K | Interior lots, original 1970s–1990s builds, often 3BR/2BA, needing some updates |
$700K – $1.1M | Updated or newer 3–4BR on ½–1 acre lot, Hill Country views, no direct water access |
$1.1M – $1.5M | 4–5BR, larger lot (1–2 acres), possible water views, pool, newer construction |
$1.5M – $2.5M+ | Lakefront or near-lakefront, custom builds, private dock access, premium positions |
Compared to Lakeway: Comparable homes in Apache Shores typically run 15–25% less than equivalent Lakeway positions. You give up the master-planned polish, the Town Center retail, and the Rough Hollow yacht club. You get larger lots, more authentic character, and quiet mornings on the water.
Appreciation: In 2025, Apache Shores saw year-over-year median price appreciation of approximately 6.8%, outpacing the broader Austin metro average of 4.2%. The community's authentic character and lake access are increasingly valued by buyers who've grown tired of the master-planned environment.
Why Apache Shores Is Underrated Compared to Lakeway and Hudson Bend
I get asked this constantly by buyers who've already toured Lakeway and Hudson Bend. Here's my honest answer:
Lakeway is polished. It has the amenities — Rough Hollow, the marina, Town Center, full commercial. It also has HOA fees, density, and a built environment that feels more suburban than rural. If you want the Hill Country lifestyle with full-service amenities, Lakeway delivers. But you pay a premium, and you're in a crowded market where differentiation is hard.
Hudson Bend is authentic but limited. Similar lake community feel, but Hudson Bend Road can be a real bottleneck, and lot quality is uneven. Some areas are spectacular; others feel cramped. Road infrastructure has real limitations.
Apache Shores sits in the middle, optimally. Organized but not over-managed. The POA keeps the community ramps and parks maintained without micromanaging your fence color. The lots are large. The roads are quiet. The commute on 620 to 2222 or 71 is manageable — I do it regularly, and it's 30–40 minutes to downtown in normal conditions.
The honest reason Apache Shores is underrated? It doesn't have a master developer marketing it. There's no sales center with slick brochures and a lifestyle video. You find it by knowing someone who lives here, or by working with a realtor who does. I prefer it that way, honestly.
Lake Travis ISD: What Apache Shores Buyers Need to Know
All of Apache Shores falls within Lake Travis Independent School District — consistently one of the top-rated public school districts in Texas and in the top 5% nationally.
School | Level | Notable |
|---|---|---|
Bee Cave Elementary / Serene Hills Elementary | K-5 | Both rated Exemplary |
Lake Travis Middle School | 6-8 | Nationally recognized STEM programs |
Lake Travis High School | 9-12 | Rated Exemplary; 97% graduation rate; UIL championships |
Average class size: 17:1 (well below state average of 22:1). For buyers with school-age children, Lake Travis ISD is a major draw — and Apache Shores gets you into those schools at a lower price point than central Lakeway.
The Apache Shores Buyer Profile
After 20 years working this market and living here myself, the Apache Shores buyer has a distinct profile:
Nature lovers and outdoor enthusiasts. People who wake up and want to paddleboard, kayak, fish, or hike before work. The Cedar Ridge Preserve and Balcones Canyonlands are minutes away.
Boat people. If your retirement plan involves a boat and slow mornings on Lake Travis, Apache Shores is your neighborhood. The community ramps make it practical, not just aspirational. I'm one of these people.
Value-conscious luxury buyers. People who've done the math and realized they can get a $1.0M Apache Shores home that would cost $1.3M in Rough Hollow — and give up very little in the process. Usually 40–55, moved from California or the Northeast, done paying location premiums for marketing.
Families who want space. Half-acre minimum lots in most sections mean kids have room. My neighbors' kids roam the neighborhood on bikes and golf carts. There's a real community culture that's hard to replicate in denser suburbs.
What Living Here Actually Feels Like
My neighbors here are doctors, engineers, real estate investors, artists, and retirees. There's a retired Navy captain down the street who hosts the best Fourth of July party in the county. There's a couple from Silicon Valley who found Apache Shores after six months of searching the entire Austin metro and said, "This is the only place that felt real."
The community has low-key social infrastructure — a neighborhood group that's actually useful, occasional park cleanups, and an informal network of people who look out for each other. When storms knocked out power for days, half the neighborhood was running generators for neighbors they barely knew. That's not something you manufacture with an HOA newsletter.
What I love about Apache Shores is that it hasn't tried to be something it's not. It's a place people chose because of the land, the water, and the quiet — and that self-selection creates a community worth being part of. I've helped 12+ close friends and clients find homes in this area over the years. Every single one of them stayed.
What to Know Before You Buy in Apache Shores
Not all lots are created equal. Here's what matters:
- Elevation — Higher-elevation lots have dramatic Hill Country views and avoid flood zone considerations. Lower lots near cove areas may be in FEMA Zone AE — always review flood maps.
- Water access tier — Community ramp access (all residents), premium community lot access (first-come), or private water frontage. These distinctions drive significant price differences.
- Well and septic — Most of Apache Shores is on well and septic. Normal for experienced rural buyers; important context for first-time rural buyers.
- Build quality on older homes — Some 1970s–1990s homes have deferred maintenance. A thorough inspection is non-negotiable. I've watched buyers fall in love with the setting and skip diligence. Don't do it.
- Road access — Main arterials are paved and maintained; interior roads vary.
Apache Shores vs. Lakeway vs. Hudson Bend: Which Is Right for You?
Factor | Apache Shores | Lakeway (Central) | Hudson Bend |
|---|---|---|---|
School district | Lake Travis ISD ✅ | Lake Travis ISD ✅ | Lake Travis ISD ✅ |
Lake access | Community boat ramps | Rough Hollow marina/yacht | Community ramp access |
Character | Authentic, wooded, rural | Master-planned, suburban | Authentic, varied quality |
Lot sizes | ½–2+ acres | ¼–¾ acres (varies) | ¼–1+ acres |
Commercial nearby | None in community | Full Town Center | Limited |
Price entry | ~$400K | ~$550K | ~$450K |
Downtown proximity | 30–40 min | 35–45 min | 35–45 min |
Vibe | Genuine lake community | Polished resort suburb | Scrappy authentic |
My honest take: If you want authentic lake community life, Lake Travis ISD, and the best value for the dollar on the northwest Austin lake corridor — Apache Shores is your neighborhood. If you want amenities (marina, yacht club, Town Center retail) and don't mind the premium — Lakeway. If you want the scrappy authentic feel with slightly different road infrastructure — Hudson Bend.
Why I Love Selling Apache Shores (And Why I'll Never Not Be Biased About It)
I chose Apache Shores for my family. That's not a marketing line. I looked at every option in the Austin metro at the time, including options I would have made a very healthy commission on if I'd bought there. I chose Apache Shores.
What I couldn't quantify when we moved here: the morning you put the kayak in the water at 6:30am and the lake is perfectly flat and the Hill Country light is doing that thing it does in early summer. The neighbor who leaves fresh eggs at your door because she has chickens and you helped her move a couch once. The fact that your kids know which house has the trampoline and which one has the dog who pretends to be dangerous but is actually afraid of butterflies.
There's a lot I can tell you about cap rates and school ratings and price-per-square-foot. And I'll tell you all of it. But what I can't put in a spreadsheet is that Apache Shores is one of the last authentic lake communities in the Austin metro — close enough to everything you need, far enough from everything you don't — and the people who find it tend to stay forever.
I sell it hard. I'm not apologizing for that.
Real Client Quote
"Johnny Ronca has been an invaluable asset throughout the sale of our old home and the purchase of our dream home. Johnny helped get our old home ready for the market by quickly bringing in a contractor to upgrade our master bathroom. During the sale, Johnny facilitated a bidding war and got an all-cash offer significantly over our asking price. He helped us find and strategize our way into our new dream home and negotiated a way for us to move in prior to closing, which streamlined everything. On top of all that, he's a friendly and decent person. We would highly recommend using Johnny's services." See verified reviews from my past clients on Zillow (5.0★).
Closing-Day Video Testimonial
“So we just closed on our very first house with Austin’s best real estate agent… I don’t know how people do this alone. If y’all are looking for a real estate agent, this is the only one. Look no further.”
Josh Trent · Host of the Wellness + Wisdom podcast · Austin homebuyer
“Johnny did an incredible job helping me to negotiate the price down on this house. We got tens of thousands of dollars in discounts that I would not have had without his support. He remained available to me through several months of escrow while the house was being fixed up and was incredibly helpful in identifying new contractors.”
Andrew H. · Austin buyer
Apache Shores Pocket Listings and Off-Market Homes Not on the MLS
Looking beyond Apache Shores? My Austin pocket listings page carries the current off-market count for every area I cover, how these homes reach me before the MLS, and a short form to tell me exactly what you are looking for.
Off-market access
Ask me what is quietly for sale in Apache Shores
Not every home here reaches Zillow or the public MLS. Some sellers will trade privately but will not sign a listing agreement, and those homes only surface through relationships. Mine run 20 years deep — a cross-brokerage network, Austin Luxury Network access, and Johnny’s Off Market Private Luxury Listings. Some of the coolest and most coveted luxury properties in Austin only ever sell as pocket listings.
Tell me your price range and must-haves and I’ll send you what matches — today, not when it hits the market. Contact me to see which gems match your specific needs, and what I expect to come up in Apache Shores in the next 90 days.
More from clients
“We were so fortunate to have found Johnny Ronca 7 years ago when we bought our first home in Austin. He helped us find the right house in the right neighborhood, for the right price. He was so great we came back for his expertise when it was time to sell that first home and to help us with the purchase of our next home. Our family has definitely found our lifetime realtor.”
India G. · Repeat client, buyer & seller
“He sent us tailored options that considered all of our must-haves and was patient with us being super picky too. Once we found The One he went above and beyond to get our offer accepted within our budget — on a Saturday afternoon too! It was a really tight timeline before the holidays and before baby was born, and there’s no way we could have done it without Johnny!”
Margeaux O. · Austin buyer
“Johnny Ronca has been an invaluable asset throughout the sale of our old home and the purchase of our dream home. During the sale, Johnny facilitated a bidding war and got an all-cash offer significantly over our asking price. He helped us find and strategize our way into our new dream home and negotiated a way for us to move in prior to closing.”
Buyer & Seller · Austin buyer & seller
More verified reviews on Zillow (5.0★).
Thinking of selling?
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Get my home value · or text "Apache Shores value" to 512-797-0965
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Frequently Asked Questions
What is the average home price in Apache Shores in 2026?
Median ~$875K. Entry-level from ~$400K; lakefront custom homes reach $1.5M–$2.5M+.
Does Apache Shores have Lake Travis access?
Yes. All ASPOA members have access to community boat ramps, lakefront parks, and open spaces on Lake Travis. Multiple maintained access points throughout the community.
What school district is Apache Shores in?
Lake Travis ISD — one of the top-rated districts in Texas. Lake Travis High School rated Exemplary with 97% graduation rate.
How far is Apache Shores from downtown Austin?
Approximately 22–26 miles. Drive time 30–45 minutes depending on traffic and route (TX-71 or FM 2222/620).
Is Apache Shores in a flood zone?
Some lower-elevation lots are in FEMA flood zones (Zone AE); higher-elevation lots are not. Varies significantly by parcel — always review flood maps for specific properties.
How is Apache Shores different from Lakeway?
Larger lots, lower density, more rural character, generally lower price points. Lakeway has more amenities (shopping, marinas, restaurants) but is more suburban. Apache Shores has no commercial development within the community.
What are HOA fees in Apache Shores?
ASPOA annual dues are typically $400–$700/year — covering maintenance of community ramps, parks, and open spaces. No restrictive architectural controls typical of newer master-planned communities.
Why does my agent need to have lived in Apache Shores?
Who is the best realtor in Apache Shores?
Johnny Ronca, SERHANT. — 20+ years selling Lake Austin-area real estate, 300+ closed transactions, $250M+ in career sales, and personal familiarity with Apache Shores' community boat ramp and private Lake Austin access that most agents never set foot on. Call (512) 797-0965 or email [email protected].
External Resources
- Apache Shores Property Owners Association (ASPOA)
- Lake Travis Independent School District
- LCRA Lake Travis Water Levels
- Cedar Ridge Preserve (Austin Travis County)
- Travis County Appraisal District
Explore Nearby Austin Neighborhoods
- Lakeway Real Estate
- Hudson Bend Real Estate
- Lake Travis Real Estate
- Serene Hills Real Estate
- Spicewood Real Estate
Ready to Buy or Sell in Apache Shores?
Johnny Ronca
SERHANT. Luxury Associate Broker · 20+ Years · 300+ Transactions · $250M+ Sales · Lives in Apache Shores
📞 (512) 797-0965 | ✉️ [email protected]
📞 (512) 797-0965 | ✉️ [email protected]
— Johnny Ronca, SERHANT. · Resident of Apache Shores · 20+ years · 300+ transactions · $250M+ career sales
