I live in the Lakeway/Apache Shores area, 15 minutes from Belvedere, and have worked the 71 West/Spicewood/Bee Cave corridor for two decades.
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Johnny Ronca
SERHANT. Luxury Associate Broker
About Me
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Last updated: October 3, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker
Your Belvedere 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★).
Last Updated: October 2026
Key Takeaways
I'm Johnny Ronca — a SERHANT. Luxury Associate Broker in Austin with 20+ years in the Austin market, 300+ closed transactions, and over $250 million in career sales volume. I live in the Lakeway/Apache Shores area, 15 minutes from Belvedere, and have worked the 71 West/Spicewood/Bee Cave corridor for two decades.
"Johnny is incredibly hardworking, knowledgeable, and detail-oriented, and he TRULY cares about his clients."
— Julie Hindman, verified Zillow review (5.0 ★, 33 reviews)
Belvedere is one of those communities that quietly delivers exactly what high-end buyers are looking for — gated privacy, custom architecture, Hill Country acreage, and top schools — without the noise that comes with the bigger-name developments. If Spanish Oaks is the obvious answer for the golf-and-amenities buyer, Belvedere is the right answer for the privacy-and-land buyer.
Why this guide is different: I've worked transactions in the Belvedere corridor and know this community from real ground-level experience across 20 years of Bee Cave/Spicewood work. When I say I have off-market access here, I mean it.
Looking beyond Belvedere? 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.
Active Off-Market Inventory
~6 Active Off-Market Opportunities in Belvedere Right Now
Belvedere and adjacent 71 West corridor pocket listings — custom estate homes, acreage lots, and pre-construction opportunities not visible on Zillow, Redfin, or the public MLS. Priced $1.1M to $3.8M+. Sourced through Johnny's 20-year brokerage network and Johnny’s Off Market Private Luxury Listings.
Contact Johnny at (512) 797-0965 or [email protected].
Short answer: Belvedere single-family homes closed at a median of $2,142,000 ($477.21 per square foot) across 7 MLS sales from January 1 to October 2, 2026, compared with $2,075,000 ($459.14 per square foot) across 10 sales in all of 2025. Median days on market went from 57 to 21, and sellers closed at 93.1% of original list price versus 87.7%. Like for like, large luxury resales (3,600–5,400 sq ft, built 2006–2024, no new construction) closed at a median $2,096,000 in 2026 against $2,075,000 in 2025, or $469.18 against $459.15 per square foot.
| Belvedere | Sales | Median close | Median $/sq ft | Median days on market | Close ÷ original list |
|---|---|---|---|---|---|
| All single-family · 2025 (full year) | 10 | $2,075,000 | $459.14 | 57 | 87.7% |
| All single-family · 2026 (Jan 1–Oct 2) | 7 | $2,142,000 | $477.21 | 21 | 93.1% |
| Same months of 2025 (Jan 1–Oct 2) | 8 | $2,000,000 | $434.60 | 48.5 | 85.7% |
| Last 90 days (Jul 4–Oct 2, 2026) | 2 (too few for a median) | — | — | — | — |
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 2006–2024, 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 |
|---|---|---|---|---|---|---|
| Mid · 2,400–3,600 sq ft | 1 | — | — | 0 | — | — |
| Large luxury · 3,600–5,400 sq ft | 8 | $2,075,000 | $459.15 | 6 | $2,096,000 | $469.18 |
| ↳ Large luxury with a private pool | 8 | $2,075,000 | $459.15 | 5 | $2,142,000 | $477.21 |
| Estate · 5,400–8,100 sq ft | 1 | — | — | 1 | — | — |
A dash means fewer than five sales in that band that year, so no median is published.
Homes are selling faster in 2026: a median 21 days on market against 57 in 2025. Sellers closed at 93.1% of original list price. MLS sales since January 2025 closed between $1.25 million and $4.7 million.
Source: Unlock MLS (ACTRIS) via Matrix, pulled October 2, 2026. Closed single-family sales in subdivisions named Belvedere, ZIP 78738. 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 2006–2024 (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.
The core Belvedere gated community is built around custom homesites on 1–3+ acre lots with Hill Country view corridors and mature vegetation. The entry gate, private roads, and deed restrictions maintain community quality across generations — there's no HOA micro-management of exterior paint but there are genuine protections against incompatible development.
What makes Belvedere exceptional:
Best for: Buyers who prioritize acreage, privacy, and custom build quality over golf-community amenities or neighborhood walkability. Strong fit for families relocating from California or Pacific Northwest who are accustomed to land and privacy as a given.
Highway 71 West beyond Belvedere features additional custom-estate communities and acreage opportunities in the Spicewood/Bee Cave transition zone. These offer similar Hill Country character at varying price points and sometimes larger land parcels.
Typical pricing: $800K–$3M+ depending on land size and custom build quality.
The best Belvedere realtor understands custom estate transactions — not production-build resales. Johnny Ronca (SERHANT. Luxury Associate Broker) has 20+ years of Austin luxury experience including direct transaction history in the Belvedere/71 West corridor, 300+ career closed transactions, $250M+ in career sales, and active off-market access in Belvedere right now.
Belvedere is precisely the kind of community where off-market matters most — sellers here value privacy and discreet marketing. Johnny Ronca's off-market network and ~33% off-market close rate give Belvedere buyers access to properties before they ever reach the public MLS.
Belvedere sellers need a listing agent who understands custom estate positioning and the buyer profile for 1–3 acre gated properties — which is different from the Sweetwater or Falconhead buyer profile. Johnny Ronca's experience in luxury estate transactions and his $250M+ career volume makes him the right choice for Belvedere sellers at any price point.
Spanish Oaks centers on Coore & Crenshaw golf, gated community, and the premier Austin luxury status address ($2M–$8M+). Belvedere centers on acreage, Hill Country views, and estate privacy without the golf-community premium. For buyers who don't play golf but want the same level of privacy and custom quality, Belvedere often delivers more per dollar. Both have Lake Travis ISD.
Rough Hollow (Lakeway) is lakefront/lake-view luxury with marina amenities. Flintrock Falls (Barton Creek) is Austin-side golf luxury with Barton Creek Greenbelt access. Belvedere is western Hill Country gated estate living with maximum privacy and land. Different buyer profiles, different lifestyle propositions.
He lives 15 minutes away in Apache Shores, has 20+ years of corridor experience, currently has active Belvedere off-market access, and specializes in custom estate transactions where negotiation complexity and network reach matter most.
Belvedere is served by Lake Travis ISD — TEA "A" rated, 90/100. The school district is the primary demand driver for the entire western Travis County corridor and a significant reason families choose Belvedere over comparable Hill Country acreage communities in Hays County.
Primary feeder schools:
Verify the specific attendance zone for any Belvedere property at LTISD's zone tool.
Belvedere's lifestyle is anchored by the Hill Country Galleria ecosystem and the natural character of the 71 West corridor:
The lifestyle is distinctly Hill Country — less about nightlife, more about space, outdoors, and genuine quiet.
Belvedere sits approximately 25–30 miles from downtown Austin via Highway 71 East:
The longer commute is the intentional trade-off for acreage, privacy, and Hill Country views. For buyers who work remotely or part-time downtown, this math works well. For daily CBD commuters, the calculus is honest: you're choosing lifestyle over convenience.
"We were so fortunate to have found Johnny Ronca 7 years ago when we bought our first home in Austin. As our Realtor, 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 he helped us purchase, and to help us with the purchase of our next home. In short, he was always on our side, working to make the buying and selling of our homes as simple and successful as possible. Our family has definitely found our lifetime realtor and would highly recommend Johnny Ronca to anyone interested in buying or selling property in Austin." 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
Off-market access
Ask me what is quietly for sale in Belvedere
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 Belvedere 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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Belvedere home prices range from approximately $1.2M for entry-tier custom homes through $4M+ for premium custom estates on 2–3+ acre view lots.
Yes — Belvedere is a gated community with single-entry access and private roads.
Belvedere is served by Lake Travis ISD (TEA "A", 90/100) — one of Texas's top public school systems.
Most Belvedere homesites are 1 acre or larger, with premium lots ranging to 2–3+ acres. This is the community's primary differentiator from standard Bee Cave subdivisions.
Approximately 25–30 miles from downtown Austin, typically 30–40 minutes drive via Highway 71.
Johnny Ronca (SERHANT. Luxury Associate Broker) lives in the adjacent Lakeway area, has 20+ years of Bee Cave/Spicewood corridor experience, and currently maintains active off-market access in Belvedere. Call (512) 797-0965.
Yes — Johnny Ronca currently has approximately 6 active off-market Belvedere and 71 West corridor opportunities. Contact (512) 797-0965 for current inventory.
Belvedere offers larger lots and more privacy than standard Bee Cave subdivisions (Sweetwater, Falconhead, Lake Pointe) while sitting in the same Lake Travis ISD attendance zone. It's the right pick for buyers who prioritize land and custom quality over neighborhood amenity packages.
Belvedere is the community I recommend when a buyer has toured the bigger-name developments and says something like: "I love the schools and the location, but I feel like these neighborhoods are a little too... managed." That's the Belvedere buyer.
I've worked with a retired couple from California who spent six months looking at Spanish Oaks and Rough Hollow before I took them to Belvedere. The moment they stood on a view lot — 2 acres, Hill Country panorama, total quiet — they stopped talking. Just looked. That was the house.
We found them an off-market property — hadn't been listed anywhere — saved them the premium they'd have paid in a bidding situation, and they got to design a complete remodel to their specifications. It's the kind of deal that happens when you have the right relationships in the right community.
That's what I bring to Belvedere buyers.
Belvedere is one of the more nuanced luxury communities in the Austin metro — and it rewards buyers who work with a realtor who actually knows it. Let's talk about what you're looking for and whether Belvedere is the right fit.
I'll walk you through:
📞 (512) 797-0965 | ✉️ [email protected]
— Johnny Ronca, SERHANT. · Lives in Lakeway/Apache Shores · 20+ years · 300+ transactions · $250M+ career sales
Explore More Austin Luxury Neighborhoods
📘 Free buyer resource: Download The 2026 Austin Buyer's PlaybookFind the Home That Moves You.
— Johnny Ronca, SERHANT. · Belvedere & 71 West Corridor Specialist
Guides, market reports and local reporting from my blog on Belvedere and the surrounding area:
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 300+ 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.
801 BARTON SPRINGS RD AUSTIN, TX 78704
