Lakeway

📍 Lakeway Location Map

Your Lakeway broker

Johnny Ronca

Luxury Associate Broker, SERHANT. · 20+ years in Austin · 300+ closings · $250M+ in sales · 5.0★ across 100+ verified reviews

Call or text 512-797-0965  ·  [email protected]

What Are the Neighborhoods in Lakeway?

Tap any neighborhood for closed-sale data, schools and my honest take on each.

Rough HollowLearn MoreThe Peninsula at Rough HollowLearn MoreLakeway HighlandsLearn MoreFlintrock FallsLearn MoreThe Hills of LakewayLearn MoreSerene HillsLearn MoreThe Ridge at Alta VistaLearn More

Is Lakeway a Buyer's Market or a Seller's Market Right Now?

A buyer's market, and it is not close. This is the single most useful thing I can tell you about Lakeway in September 2026, and almost no other agent page will say it plainly.

The standard rule of thumb: under roughly four months of inventory is a seller's market, four to six is balanced, and over six favors buyers. Lakeway's 78734 is sitting at 7.3 months. For comparison, Bee Cave's 78738 is at 3.8 months and Westlake's 78746 is at 4.4. Among the major western Austin markets, only Spicewood at 16.8 carries more inventory relative to its sales pace — which is simply to say Lakeway buyers have more to choose from and more room to negotiate than buyers in Bee Cave or Westlake do.

What that means in practice, from deals I am actually writing right now: sellers in 78734 closed the trailing twelve months at 94% of original list price, with a median 42 days on market. The median close slipped from $707,500 to $681,000 year over year — down 3.7%. Meanwhile the median list price on the 197 active homes is $930,000. That gap between what sellers are asking and what homes actually close for is the whole opportunity.

Lakeway vs. its neighbors — trailing 12 months

Source: Unlock MLS (ACTRIS), closed single-family sales for the trailing twelve months ending September 22, 2026; active inventory as of the same date.

Read the per-square-foot column carefully, because it is the part buyers miss. Lakeway at $280 and Bee Cave at $283 are effectively the same price per foot. The $208,000 gap in median close price is not a quality gap — it is a size and age gap. Bee Cave's inventory skews newer and larger. If you want square footage per dollar and you do not need new construction, Lakeway is the better buy today.

What Does Waterfront Cost in Lakeway?

Waterfront is its own market and should never be averaged in with inland Lakeway. Over the last 24 months, 39 waterfront single-family homes closed in 78734 at a median of $1,700,000 and $474 per square foot. That is roughly 2.5x the inland median close and 1.7x the inland price per foot.

It is also the most expensive waterfront on Lake Travis. For context over the same 24 months: Lago Vista and Jonestown (78645) closed at a median of $1,337,500 and $406 per foot, Leander (78641) at $970,000 and $393, and Spicewood (78669) at $962,500 and $366. Lakeway commands the premium because of the combination almost nowhere else on the lake offers — deep water on the main basin, Lake Travis ISD, and a fifteen-minute drive to full retail and medical.

The thing to understand before you write an offer on Lakeway waterfront: waterfront sold at 89% of original list and took a median 103 days. These are not homes that trade at list. Patience is the entire strategy, and the buyers who do best here are the ones who are willing to be the only offer on a house that has been sitting.

If waterfront is the priority, read the deeper breakdown on my Lake Travis waterfront guide, which covers dock permitting, lake levels going back to 2006, and cove-by-cove differences.

The Lakeway Price Bands

Lakeway is not one market. These are the five bands I actually trade in, each anchored to a closed-sales figure rather than an asking price.

• Entry ($400K–$650K): Attached and patio homes and the smallest original-era houses. The Preserve at Lakeway runs a $468,000 median at $235 per square foot, and Cardinal Hills Estates starts near $326,500 — the most attainable way into Lake Travis ISD inside the city limits.
• Mid ($650K–$900K): The heart of the market. ZIP 78734 closed 326 single-family homes in the last twelve months at a median of $681,000 and $280 per square foot. Cardinal Hills Estates medians $647,500 on a 2,620-square-foot house with no mandatory HOA.
• Premium ($900K–$1.5M): Gated and golf. The Ridge at Alta Vista medians $1,126,500 at $270 per square foot on a 4,197-square-foot median home — more house per dollar than the ZIP, not a higher rate. This is also where today’s inventory sits: the median asking price across Lakeway’s 197 active listings is $930,000.
• Waterfront, entry ($1M–$2M): 37 of the 72 waterfront homes that closed in 78734 over the last 24 months sold under $2 million. At this level you are usually buying an older house, a shallower cove, or a steep lot — real frontage, but rarely the deep-water, usable-dock property most buyers have in mind.
• Waterfront, deep water ($2.5M–$5M): Where the quality inventory actually trades. 22 closings in 78734 landed between $2.5M and $5M over the same period, 16 of them between $3M and $5M. Real deep water, a usable dock, and a house that does not need a rebuild first.
• Trophy ($5M+): 6 closings in two years. Gated deep-water estates, concentrated in Costa Bella, Vineyard Bay and The Peninsula at Rough Hollow. Thin, slow, and almost never a list-price trade.

Under $2 million buys a lot of house in Lakeway — but not much dock. Half of Lakeway’s waterfront closings over the last two years were $2 million or more, and the deep-water homes with a usable dock mostly trade between $2.5 and $5 million.

Across the wider Lake Travis corridor the arithmetic looks different, and it is worth understanding why: 271 of 380 waterfront closings in the last 24 months were under $2 million. But those are concentrated in Lago Vista, Jonestown, Leander and Spicewood — not in Lakeway, and not on the deep-water side of the lake. Only 83 waterfront homes on the whole lake closed at $2.5 million or more in two years. If frontage is the point and the budget is under $2 million, expect to trade down on the house, the water depth, or the lot.

Source: Unlock MLS (ACTRIS) closed single-family sales, Unlock MLS originating only. Waterfront bands pulled October 6, 2026 for closings 10/06/2024–10/06/2026; non-waterfront figures pulled September 22 and September 24, 2026.

Lakeway Pocket Listings and Off-Market Homes Not on the MLS

Looking beyond Lakeway? 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.

A share of the best inventory in Lakeway never reaches the MLS. Sellers here go quiet for the ordinary reasons — privacy, a house that is still lived in, or a price they want to test without a public days-on-market counter running. Here is what I can reach right now.

“Lakeway” covers a lot of ground. The city itself, the communities that grew up around it, and the lake-access neighborhoods along the south shore all get called Lakeway, and they are not the same market. A gated fairway home in The Hills and a lake-access cottage in Apache Shores are both accurate answers to “show me Lakeway” and they are hundreds of thousands of dollars apart.

Here is how I actually break it down for buyers, with a page on each:

Original Lakeway — what long-time residents call Old Lakeway — is the section that started it all: the original city, built around the public golf course and the Lakeway Airpark, with its own stretch of lakefront. Mature trees, established lots and lower HOA density than the newer master-planned communities. One quirk worth knowing: it is not a single platted MLS subdivision, so searching “Old Lakeway” by name returns nothing. I pull it by street. Ask me and I will send you what is actually available in the original section.

Cardinal Hills sits right next to Apache Shores in the Lakeway ETJ, on this side of the lake. Over the trailing twelve months 42 homes closed there at a median of $647,500 and $245 per square foot, on median quarter-acre lots, with a median build year of 2007 and a range from $326,500 to $1,800,000. It is one of the better value entries on the south shore.

More Lakeway and Lake Travis neighborhoods

Every one of these has its own page with closed-sale data and school assignments: The Ridge at Alta Vista, The Preserve at Lakeway, Bella Montagna, Cardinal Hills Estates, Costa Bella, Apache Shores, Hudson Bend, Travis Landing, Comanche Point, Angel Bay, Austin Lake Estates, Siesta Shores and Vineyard Bay.

Comparing areas? See the Bee Cave guide next door, the Lake Travis overview, or Lake Austin if constant-level water matters more to you than lot size.

What Schools Serve Lakeway?

Lakeway is zoned to Lake Travis ISD, which holds a TEA rating of A (91/100) for 2025–26. Campuses that serve Lakeway addresses, with current GreatSchools ratings:

GreatSchools ratings accessed September 22, 2026. TEA rating is the 2025–26 district accountability score.

The district-level number that matters to your wallet: over the last 180 days, Lake Travis ISD homes closed at a median of $838,577 and $285 per square foot. Eanes ISD, the district most Austin buyers compare it to, closed at $1,925,000 and $550 per foot over the same window. A Lake Travis ISD address costs roughly 43% of an Eanes ISD address per square foot, for a district rated A.

(Confirm assigned campuses for any specific home.)

How Long Is the Commute from Lakeway to Downtown Austin?

Plan on 40–50 minutes to downtown in normal conditions via RR 620 to 71 or the 45 toll, and longer in the afternoon peak. To the Domain or northwest tech corridor, 620 north is usually 35–45. To the airport, budget an hour.

Here is how I frame it for relocation buyers: the drive is very manageable if you are hybrid, remote, or working on the west side, and plenty of my clients who go downtown daily do it happily and would not trade the lake for anything. Most of my Lakeway clients also find they simply drive in less over time, because the Hill Country Galleria corridor covers groceries, medical, dining and retail right here.

Working With the Right Realtor for Lakeway

I have been selling Austin luxury real estate for 20 years, I live in the Lakeway/Apache Shores area, and this is my home market — not a territory I expanded into. 300+ closed transactions and $250M+ in career sales, most of it in this corridor.

In a 7.3-month market, representation is worth more than it is in a hot one. The specific things that decide a Lakeway deal right now:

• Knowing which listings are actually motivated. Days on market is public; carry cost, relocation deadlines and second-home fatigue are not. That comes from calling listing agents, which is most of my week.
• Septic, well and MUD due diligence. Large parts of the Lakeway area are not on city services. This is where inspections go sideways and where inexperienced agents cost their buyers real money.
• Dock and shoreline permitting. On waterfront, what you can build is governed by LCRA and the shoreline classification, not by what the listing photos show.
• Off-market access. Roughly a third of my transactions close off the public MLS.

Frequently Asked Questions About Lakeway, TX

Is Lakeway, Texas a good place to live?

For the right buyer, yes — A-rated Lake Travis ISD, lake access, a low-density feel, and a self-sufficient retail corridor, at roughly half the per-foot cost of Westlake. The commute downtown is real and worth planning around, and it is one of the first things I walk through with a buyer so we can match the area to how you actually live.

What is the median home price in Lakeway, TX?

$681,000 for the trailing twelve months ending September 22, 2026, across 326 closed single-family sales in ZIP 78734, at a median $280 per square foot. Measured by city name over 24 months, the median is $761,250.

Are home prices in Lakeway going up or down?

Down slightly. The median close in 78734 fell from $707,500 to $681,000 year over year, a 3.7% decline, while sales volume rose from 300 to 326. More homes are trading, at somewhat lower prices — the signature of a market clearing excess inventory.

How much is waterfront in Lakeway?

A median of $1,700,000 and $474 per square foot across 39 waterfront closings over 24 months — the highest waterfront pricing on Lake Travis. Expect to negotiate: waterfront closed at 89% of original list with a median 103 days on market.

What school district is Lakeway in?

Lake Travis ISD, rated A (91/100) by TEA for 2025–26. Lake Travis Middle School and Lake Pointe Elementary both carry 10/10 GreatSchools ratings. Confirm assigned campuses for any specific home.

Is Lakeway cheaper than Bee Cave?

In median close price, yes — $681,000 versus $889,763. Per square foot they are nearly identical, at $280 versus $283. The difference is that Bee Cave's inventory is newer and larger. If you want more house for the money and can live with an older build, Lakeway wins.

Who is the best realtor in Lakeway, TX?

I am biased, but here is the case: I live in the Lakeway area, I have 20 years and 300+ closings in this corridor, I publish the actual MLS numbers rather than vague claims, and I carry off-market inventory in Lakeway that never reaches Zillow. Call or text me at (512) 797-0965 and judge for yourself.

Is Lakeway on city water and sewer?

It depends on the address. Parts of the Lakeway area are served by municipal utility districts, and other properties run on septic and in some cases private wells. This is one of the most important and most frequently skipped items of due diligence out here — always confirm before you go under contract.

How far is Lakeway from downtown Austin?

About 45 minutes in normal traffic, roughly 25 miles via RR 620 and either Highway 71 or the 45 toll. Peak afternoon traffic can push it past an hour.

Does Lakeway have golf?

Yes, and it is one of the denser golf corridors in the Austin area — The Hills Country Club and Flintrock Falls inside Lakeway, with Falconhead on the Bee Cave side. Membership structures differ by club, so confirm exactly what access a home purchase conveys before you buy on a course.

Related Reading: More on Lakeway