Bee Cave Market Report: 78738 Asking Prices Near $1M as Listings Thin
In July 2026, the 78738 median list price was $997,000, up 9.4% year over year, while active listings fell 15.5% to 262. Zillow's typical home value slipped 1.5% to $837,823, and pending listings fell 10.3%.
Median ask near $1 million
Realtor.com put the 78738 median list price at $997,000 in July 2026, up 9.4% year over year.
Typical value down 1.5%
Zillow's typical home value for 78738 was $837,823, below $850,640 a year earlier.
Inventory down 15.5%
Active listings fell to 262 and new listings fell 15.8% to 64 year over year.
Pendings fell, price cuts rose
Pending listings dropped 10.3% to 66, and about 28% of listings had a price reduction.
Travis County at 4.8 months supply
County inventory fell 1.7 months year over year; ZIP-level supply is not published.
Bee Cave asking prices held near $1 million in July 2026 while inventory thinned. Realtor.com's ZIP data puts the 78738 median list price at $997,000, up 9.4% year over year, with 262 active listings, down 15.5%. Zillow's typical home value for the ZIP was $837,823, down 1.5% from July 2025, so asking prices and estimated values moved in opposite directions.
The list-price gain looks like mix, not repricing. Median list price per square foot fell 2.6% to $292, while the median listed home grew 5.0% to 3,451 square feet. Larger homes on the market lift the median ask without any single home being worth more. We made a similar point in the June-data report, when the 78738 sale median rose faster than price per square foot.
Fewer new listings and fewer pendings. New listings fell 15.8% year over year to 64, and pending listings fell 10.3% to 66. Active listings had been up a median 67 days, 9.5% fewer than a year earlier; that is time listed so far, not time to sell. About 28% of listings carried a price reduction, 1.4 points more than last July.
How this compares with our June-data report. Last month we reported a 78738 median sale price of $950,000 for June, up 14.5%, on 86 closings, up 28.4%, and argued that price and volume were rising together. July closed-sale figures for the ZIP were not published, so that thesis cannot be checked directly. What July does show is softer forward demand: pending listings fell from 83 in June to 66, and Zillow's value estimate sits slightly below last year.
County context. Travis County had 4.8 months of inventory in July, 1.7 months less than a year earlier and little changed from 4.7 in June, per Unlock MLS. County sales rose 11.4% while the county median held near flat at $520,000.
What this means practically. Sellers are listing into thinner competition, but buyers are taking longer to commit and more listings are cutting price. Price against recent comparable sales in your own band, not the ZIP's median ask.
Why Bee Cave is on this site. The Creath Partners office is in Bee Cave at 13420 Galleria Circle, in the Hill Country Galleria. Jonathan Creath is a Real Estate Advisor with Kuper Sotheby's International Realty. TREC License #547237.
Bee Cave as of August 3, 2026
These figures are frozen at publication. The Bee Cave guide carries the current month's numbers.
Every number, and where it came from.
ZIP 78738, July 2026: median listing price $997,000, up 9.4% year over year; 262 active listings, down 15.5%; median days on market for active listings 67, down 9.5%; 64 new listings, down 15.8%; 66 pending listings, down 10.3%; 28.3% of listings with a price reduction, up 1.4 points; median list price per square foot $292, down 2.6%; median listing size 3,451 square feet, up 5.0%.
econdata.s3-us-west-2.amazonaws.com ↗ZIP 78738, June 2026: 83 pending listings.
econdata.s3-us-west-2.amazonaws.com ↗The Zillow Home Value Index for ZIP 78738 was $837,823 for July 2026, versus $850,640 for July 2025.
files.zillowstatic.com ↗Travis County, July 2026: 1,290 homes sold, up 11.4%; median $520,000, down 0.3%; 4.8 months of inventory, 1.7 months less than July 2025.
unlockmls.com ↗Travis County months of inventory was 4.7 in June 2026.
unlockmls.com ↗ZIP 78738 median sale price was $950,000 in June 2026, up 14.5%, with 86 closings, up 28.4%.
communityimpact.com ↗Roughly 335 homes were actively listed in ZIP 78738 in late July 2026: about 31% under $750K, 27% $750K-$1M, 26% $1M-$2M and 16% above $2M (count taken for this site's 2026-07 report).
redfin.com ↗
Median list price, active listings, days listed and price-cut share: Realtor.com's monthly ZIP 78738 figures for July 2026 from its public research data; Realtor.com released its July 2026 housing report on August 3, 2026. Days listed is the median age of active listings, not days to sell, and list prices are asking prices, not sale prices. Typical home value is the Zillow Home Value Index (mid-tier, smoothed, seasonally adjusted) for 78738 for July 2026, as published in Zillow's research data file, which Zillow revises monthly. Months of supply: Unlock MLS July 2026 Central Texas Housing Report, released August 11, 2026, Travis County, because ZIP-level supply is not publicly reported. ZIP-level closed-sale figures for July 2026 were not available from a public source. The price distribution is not from a banded source for this month: it is copied from this site's 2026-07 report, which approximated it from a count of roughly 335 active listings in 78738 on Redfin in late July 2026, so it reflects asking prices of inventory, not closed sales.
