Beecave Woods
Beecave Woods is the realistic way into 78746 — a $1,200,000 median and $531 per square foot against a $2,050,000 ZIP median, same Eanes ISD schools, on wooded Westlake lots. Smaller houses, better price, real district.
Beecave Woods is the realistic way into 78746 — a $1,200,000 median and $531 per square foot against a $2,050,000 ZIP median, same Eanes ISD schools, on wooded Westlake lots. Smaller houses, better price, real district.
Key Takeaways
Beecave Woods is one of the few genuine entry points into 78746, which means demand always outruns supply. Homes that are priced correctly here often have interest before they are photographed. Through Johnny's Off Market Private Luxury Listings I can reach owners and agents in this pocket before a listing goes live. If you want first look, let's talk.
Johnny Ronca · (512) 797-0965 · [email protected]
Pocket Listings — Not on Zillow
The best Beecave Woods homes often trade before they ever hit Zillow, Realtor.com or the public MLS.
This is the price band in Westlake where buyers most outnumber sellers, and it is exactly the kind of neighborhood where a quiet, pre-market deal happens. Call me before you search anywhere else — the good ones move fast and will not wait for an open house.
Source: Unlock MLS (ACTRIS) closed sales, pulled September 22, 2026. Twenty-five closings over two years makes this one of the more liquid small neighborhoods in Westlake, but individual homes still vary widely by lot, slope and how much of the original house is left.
I've been selling Austin luxury real estate for 20 years, and Beecave Woods is one of those addresses where, when someone tells me they live there, I immediately know three things about them: they wanted the 78746 ZIP code and the Eanes schools, they were not willing to overpay for square footage they did not need, and they understood that in Westlake the land is the asset.
The neighborhood sits off Bee Caves Road on the west side of Loop 360, in the older band of Westlake development. Homes are predominantly mid-century through 1980s, generally single-story or split-level, on lots that follow the terrain rather than fighting it. Many have been renovated; plenty have not.
The 2,324-square-foot median size is the key structural fact. This is a neighborhood of normal-sized houses in a ZIP code full of very large ones, which is exactly why it prices where it does and why it draws the buyers it draws.
Bands are my read of how closings group, not official categories.
Beecave Woods is served by Eanes ISD, rated A (94 out of 100) by the Texas Education Agency for 2025-26. The district's elementary campuses are Barton Creek, Bridge Point, Cedar Creek, Eanes and Forest Trail; middle schools are Hill Country and West Ridge; the high school is Westlake. Assignment depends on the exact address. (Confirm assigned campuses for any specific home.)
The first-time Westlake buyer — Wants the district and the ZIP, has a budget in the $1M to $1.4M range, and knows this is one of the few places in 78746 where that budget is real.
The downsizer staying in the neighborhood — Sold a larger Westlake home, wants to stay in the district and the community, and does not want to maintain 5,000 square feet anymore.
The renovator — Buys an original house on a good lot, updates it over a year or two, and ends up in the middle of the 78746 market for well under what a finished comparable would cost.
You live on the Bee Caves Road corridor here: the Westbank shops and restaurants, the HEB at 360, and quick access to everything in central Austin. It is not a walkable neighborhood — few Westlake neighborhoods are — but the drive to almost anything you need is short.
The trade many buyers make in this pocket is house size for location. You are fifteen to twenty minutes from downtown, in the top-rated school district in the metro, on a wooded lot, in a house that is usually under 2,600 square feet. For a lot of people that is exactly the right trade.
My honest read: Beecave Woods and Lost Creek land at virtually the same median, but you are buying different things — location and lot in one, size and greenbelt in the other. I'm happy to tour all three with you in one afternoon.
Because it is where I get to tell a buyer that their number actually works in Westlake. Most of this ZIP code starts above $1.5M. Here, a well-prepared buyer at $1.1M or $1.2M has real options, in the same district, on a real lot. That conversation is a lot more fun than the other one.
An established neighborhood in ZIP 78746 off Bee Caves Road, west of Loop 360, inside the Eanes ISD attendance area. Homes are largely mid-century through the 1980s on wooded, hilly lots, with a 2,324-square-foot median size.
Eanes ISD, rated A (94/100) by the Texas Education Agency for 2025-26. The district's campuses include Barton Creek, Bridge Point, Cedar Creek, Eanes and Forest Trail elementaries, Hill Country and West Ridge middle schools, and Westlake High. Assignment is by address, so confirm with the district.
Twenty-five homes closed over the 24 months ending September 22, 2026 at a $1,200,000 median, about $531 per square foot, on a 2,324-square-foot median home, per Unlock MLS closed-sale data.
It is one of the most accessible parts of 78746 by median price, along with Lost Creek and the Hills of Lost Creek. Inside Eanes ISD as a whole, the lowest medians are in 78733 — Austin Lake Estates at $720,000 and Austin Lake Hills at $1,027,500.
A 24-day median over the last two years, which is faster than the 78746 average of 34 days. Sellers closed at about 92 percent of original list price, reflecting how much condition varies from house to house.
The area straddles jurisdictions in this part of 78746, and city limits and taxing units vary by address. Confirm with the Travis Central Appraisal District for any specific property, because the tax rate differs meaningfully between them.
Usually 15 to 25 minutes via Bee Caves Road or Loop 360, depending on the hour. It is one of the closer Westlake neighborhoods to central Austin.
Because it is small and the price point is the most in-demand in the ZIP code. Twenty-five sales in two years is about a dozen a year. Owners who bought in at these prices generally have little reason to leave the district.
I don't forecast returns. What the data shows: the most accessible price band inside the metro's best-rated school district, in a ZIP code where the median is $2,050,000, with enough sales volume to value a home accurately.
Houses are smaller than the Westlake average, many need updating, lots are sloped, and it is not walkable. If you need 4,000 square feet on a flat lot, this is not the neighborhood.
West Lake Hills Real Estate · Lost Creek Real Estate · Rollingwood Real Estate · Westlake Highlands Real Estate · Camelot Real Estate · Eanes ISD Real Estate
If your budget is between $1M and $1.5M and you want Eanes ISD, this is one of the few places in 78746 where that is a realistic conversation — and I will tell you honestly which houses are worth it. Johnny Ronca · (512) 797-0965 · [email protected] — or book a quick call: calendar.app.google/Mmtr3L3D16VRD7fQ9
Johnny Ronca
SERHANT. Luxury Associate Broker · 20+ Years · 300+ Transactions · $250M+ Sales
📞 (512) 797-0965 | ✉️ [email protected] | 📅 Book a call
Your insider guide to buying smart in Austin's market. 11 chapters covering undervalued neighborhoods, 2/1 buydown strategies, off-market deals, school rankings, and expert tactics from a Top 1% agent with 270+ closed transactions.
I am committed to guiding you every step of the way—whether you're buying a home, selling a property, or securing a mortgage. Whatever your needs, I've got you covered.
7415 SOUTHWEST PKWY BLDG 2 STE 200 AUSTIN TX 78620
