Vineyard Bay is the gated Lake Travis enclave serious boaters quietly target — about 85 custom homes on acre-plus lots with a private marina, 10 minutes from Lakeway. Most people drive past the gate on 620 and never know it's there.
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Johnny Ronca
SERHANT. Luxury Associate Broker
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Last updated: October 3, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker
Your Vineyard Bay 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★).
Key Takeaways
I work the RR 620 waterfront corridor constantly — Vineyard Bay, Costa Bella, Rough Hollow and Hudson Bend — and in a community this small, the right house is usually one quiet conversation away rather than a Zillow alert. If you want first look, let's talk.
Johnny Ronca · (512) 797-0965 · [email protected]
Pocket Listings — Not on Zillow
The best Vineyard Bay homes often trade before they ever hit Zillow, Realtor.com or the public MLS.
Vineyard Bay turns over only a handful of homes a year, so owners who are thinking about selling often test the waters privately first. I track who's thinking about moving and what a marina slip is really worth. Call me before you search anywhere else — the good ones move fast and won't wait for an open house.
Short answer: Vineyard Bay single-family homes closed at a median of $1,745,000 ($365.52 per square foot) across 5 MLS sales in all of 2025, with a median 32 days on market and sellers closing at 93.8% of original list price. There were only 4 sales in 2026 so far, too few for a median. Like for like, no size band had five or more comparable resales in both years, so the same-size table below shows counts rather than medians.
| Vineyard Bay | Sales | Median close | Median $/sq ft | Median days on market | Close ÷ original list |
|---|---|---|---|---|---|
| All single-family · 2025 (full year) | 5 | $1,745,000 | $365.52 | 32 | 93.8% |
| All single-family · 2026 (Jan 1–Oct 2) | 4 (too few for a median) | — | — | — | — |
| Same months of 2025 (Jan 1–Oct 2) | 5 | $1,745,000 | $365.52 | 32 | 93.8% |
| 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 1989–2019, 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 |
|---|---|---|---|---|---|---|
| Large luxury · 3,600–5,400 sq ft | 3 | — | — | 1 | — | — |
| Estate · 5,400–8,100 sq ft | 2 | — | — | 1 | — | — |
A dash means fewer than five sales in that band that year, so no median is published. Also left out: 2 outside 1,600–8,100 sq ft.
MLS sales since January 2025 closed between $1.3 million and $6.01 million.
Source: Unlock MLS (ACTRIS) via Matrix, pulled October 2, 2026. Closed single-family sales in subdivisions named Vineyard Bay, Lake Travis-area ZIPs 78734, 78738, 78669, 78645, 78641, 78732 and 78654. 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 1989–2019 (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.
I've been selling Austin luxury real estate for 20 years, and Vineyard Bay is one of those addresses where, when someone tells me they live there, I immediately know three things about them: they wanted a boat slip without living in a boating crowd, they value space and privacy, and they didn't need a brand-new build to feel at home.
Vineyard Bay sits behind a gate on Fontaine Avenue, just off RR 620 on the south shore of Lake Travis, between Mansfield Dam and Lakeway. Streets like Chateau Avenue, Soleil Court and Canard Circle wind down toward the water.
It's a small community — sources put it at 84 to 89 custom homes — on lots that run from under an acre to more than 12 acres, with about an acre being typical. Most homes were built between the early 1980s and the mid-2000s, with a few newer.
The amenity package is what sets it apart: a private marina and boat ramp inside the gates, a pool with a cabana kitchen, tennis and sport courts, a clubhouse with a gym, trails, and an event field that doubles as a helipad.
One honest nuance: in listings, "waterfront" in Vineyard Bay often means a slip in the community marina rather than private frontage. A few homes have their own docks; many rely on the marina. That distinction is worth tens of thousands — sometimes hundreds of thousands — in price.
Price bands are my read of the last 12 months of sales and current listings, not a published statistic.
Vineyard Bay is served by Lake Travis ISD. Homes are typically zoned to Lake Travis Elementary, Hudson Bend Middle and Lake Travis High School. Private options nearby include St. Michael's Catholic Academy and Regents in West Austin. (Confirm assigned campuses for any specific home.)
The quiet boater — Owns a real boat, wants a slip 5 minutes from the front door, and doesn't want a party cove next door.
The corporate relocator — Often from California or the Northeast, wants acreage, a gate and a top-rated district without a 45-minute school run.
The empty-nester upgrading to the lake — Sold a big house in Westlake or Northwest Hills and wants the lake without a golf-course HOA lifestyle.
Daily life runs up and down RR 620. Hurst Harbor Marina is close by for boat service and fuel, the Rough Hollow Yacht Club is a few minutes west, and Mansfield Dam Park is a short drive for public lake access.
For shopping and dining most residents head to the Hill Country Galleria in Bee Cave or to Lakeway. Hudson's on the Bend, the long-time fine-dining landmark on 620, has had its status change over the years — check before you plan a dinner around it.
If you want space and a marina without a resort feel, Vineyard Bay usually wins. If you want newer homes and a social club scene, look hard at Rough Hollow. Costa Bella splits the difference with a bigger clubhouse and more lake-view lots. I'm happy to tour all three with you in one afternoon.
Vineyard Bay is a place where the details decide the deal — which homes have private docks, which slips convey, how a given cove behaves when the lake drops. I've spent years learning those details along the 620 corridor, and that's exactly where my buyers save money and my sellers get paid for what their home actually has.
“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
Looking beyond Vineyard Bay? 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 Vineyard Bay
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 Vineyard Bay 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?
What is your Vineyard Bay home worth right now?
Online estimates can't see your kitchen, your lot or your view. I'll pull the recent closed sales around your address and send you a real number, with no obligation.
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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 Ronca is widely regarded as a top realtor serving Vineyard Bay. He is a Luxury Associate Broker with SERHANT. with 20+ years in the Austin market, 300+ closings, $250M+ in sales and 100+ five-star reviews, and he publishes the closed-sale numbers for Vineyard Bay straight from the MLS on this page instead of estimates. Call or text Johnny at 512-797-0965.
Vineyard Bay is a gated community of roughly 84–89 custom homes on Lake Travis's south shore, off RR 620 near Lakeway (zip 78734). It has a private marina and boat ramp, pool, tennis, clubhouse and a helipad.
Vineyard Bay is in Lake Travis ISD, typically zoned to Lake Travis Elementary, Hudson Bend Middle and Lake Travis High School. Always confirm the campuses for a specific address.
The 12-month median sale price through August 2026 was about $3.39M on just 5 sales, while September 2026 listings ranged from about $1.6M to $3.0M. The top recent sale was about $6M for private frontage.
Vineyard Bay homes carry Austin, TX 78734 addresses and sit on the edge of Lakeway; most sources place it in unincorporated Travis County near Hudson Bend. Verify jurisdiction for a specific lot on the Travis CAD website.
No. A few homes have private docks, but many rely on the community marina, and "waterfront" in listings often means a marina slip. Confirm exactly what conveys before you write an offer.
About 35 minutes outside rush hour, via RR 620 and Loop 360 or FM 2222. The Domain is about 25 minutes and the airport about 45.
It's a small, fixed community of fewer than 90 homes, and owners tend to stay a long time. Five sales in a year is normal, which is why off-market conversations matter here.
Many homes are 1990s–2000s builds that need updating, RR 620 traffic is real, taxes run about 1.68%, and lake-level swings can affect marina access in drought years.
Scarcity and the private marina support long-term value, but thin sales mean pricing varies a lot. Buying well — the right home, slip and price — matters more here than timing the market.
Still have a question about Vineyard Bay? Call or text me at (512) 797-0965 or book a quick call.
Costa Bella Real Estate · The Peninsula at Rough Hollow Real Estate · Rough Hollow Real Estate · Hudson Bend Real Estate · Travis Landing Real Estate · Lake Travis Real Estate
Whether you're buying your first Lake Travis marina home or selling a Vineyard Bay house that deserves a private, well-run launch, I'd love to help. 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
Guides, market reports and local reporting from my blog on Vineyard Bay 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
