Spicewood market data, Lake Travis south-shore acreage, and Hill Country living, from a Kuper Sotheby's advisor working the Lake Travis areas.
ZIP 78669 is getting slower, not cheaper. Median days on market stretched to 108 in August from 82 in June, and homes for sale reached 618 in July, up 65% from August 2025. Typical home value held at $701K, up 0.6% year over year, while the trailing twelve-month median sale price sat near $844K on 270 sales.
Figures are ZIP-level (78669), not neighborhood-level, and come from three sources measuring different things. The twelve-month median sale price, median list price, homes for sale and 270 twelve-month sales are from RealtyTrac 78669 market trends (monthly series through July 2026). The three-month median sale price is Redfin's calculation for the three months ending August 2026. Typical home value (Zillow index) and median days on market (Realtor.com, listing to pending) are from PropertyIQ, data through August 2026; the 82-day comparison is the same PropertyIQ measure as published in the July report. The twelve-month median shows 0% change because the source publishes no comparison for it. The July report's price-cut share is not repeated: PropertyIQ now shows about 18% and Redfin about 47% for the same month, and two measures that far apart cannot support a trend. Price distribution is a count of the 557 active Redfin listings in 78669 on September 28, 2026, including land, by list price; it replaces the July report's estimated bands and is a different measure, not a market move.
Spicewood listings now take a median 108 days to go pending, up from 82 in June, and inventory is up 65% in a year. Typical home value held at $701K, up 0.6%, while list-price growth slowed to 1.8%.
Median days on market in 78669 reached 108 in August, up from 82 in June on the same PropertyIQ measure.
RealtyTrac counts 618 homes for sale in July 2026 against 374 in August 2025.
Typical home value is $701K, up 0.6% year over year, and median list price rose only 1.8% to $885K.
Redfin's three-month median is $715K, up 7.5%, while RealtyTrac's July median fell to $760K; both reflect thin sales counts, not a trend.
The lake read 674.75 feet and 89.6% of conservation storage on September 28, down from full in late July.
Spicewood is an unincorporated community spanning primarily Burnet County plus parts of Travis and Blanco counties, sitting one mile north of State Highway 71 roughly 35 miles northwest of Austin and nine miles southeast of Marble Falls. ZIP 78669 covers the south shore of Lake Travis. The community is served by SH 71, FM 93, County Road 404, and Spur 191. Because it is unincorporated, county rules govern rather than city permitting. Individual water wells are common, and Travis County requires any lot supplied by a private well to be at least five acres. Wastewater is typically handled by on-site sewage facilities. School zoning is split between Lake Travis ISD and Marble Falls ISD depending on where a parcel falls.
Krause Springs is a 115-acre property at 424 County Road 404 with 32 springs, several of which feed a man-made pool and a natural swimming hole that flow toward Lake Travis. It opens 9 a.m. to 8 p.m. daily during its season, which Burnet County tourism lists as mid-February through mid-November.
Spicewood Vineyards sits at 1419 County Road 409, and its event center hosts most of the Spicewood Arts concert series. The 2026-27 season, the series' 27th, runs six shows from November 2026 through May 2027.
Willie Nelson's Luck Ranch sits at 1100 Bee Creek Road in Spicewood, on an Old West movie set originally built for the 1985 film Red Headed Stranger. It hosts the Luck Reunion festival each March; the 2026 edition ran March 19.
Spicewood runs along the south shore of Lake Travis, which is considered full at 681 feet. On September 28, 2026 the lake read 674.75 feet and 89.6% of conservation storage, down from 96.4% thirty days earlier.
Most Spicewood property sits outside any city limits on acreage. Travis County requires lots supplied by an individual water well to be at least five acres and regulates groundwater availability countywide. On-site sewage facilities handle wastewater on most parcels.
State Highway 71 is the main artery, running east toward Bee Cave and the Hill Country Galleria and west toward Marble Falls. Austin is about 35 miles southeast. Spur 191, FM 93, and County Road 404 handle local access.
It is slowing on time, not on price. Median days on market in ZIP 78669 reached 108 in August, up from 82 in June, and July listings hit 618, up 65% in a year. Typical home value held at $701K, up 0.6% year over year.
It depends heavily on land and frontage. The trailing twelve-month median sale price in 78669 is about $844K, and Redfin's three-month median through August is $715K. Of 557 active listings in late September, 43% were priced at $500K or less and 16% above $1.5M.
Buyers hold more leverage than they did this summer. Listings take a median 108 days to go pending, up from 82 in June, and inventory is up 65% over a year. Median list price rose only 1.8% over the same stretch, so sellers are no longer pushing asks as hard.
Most Spicewood properties draw from individual water wells rather than a municipal system, though some subdivisions are served by small private utilities. Travis County requires any lot supplied by an individual well to be at least five acres, and the county regulates groundwater availability through its water availability rules.
About 35 miles. Spicewood sits one mile north of State Highway 71 in southeastern Burnet and western Travis counties, roughly 35 miles northwest of Austin and nine miles southeast of Marble Falls. Highway 71 is the main artery east toward Bee Cave and the Hill Country Galleria.
Both Lake Travis ISD and Marble Falls ISD. The 78669 area is split between them, and the boundary runs through the community. Lake Travis ISD adopted a 2026-27 tax rate of $1.0329 per $100 of valuation in August. Confirm zoning parcel by parcel before you buy.
Both, plus a slice of Blanco County. Spicewood is an unincorporated community primarily in Burnet County that also extends into Travis and Blanco counties. County lines matter here: they determine property tax jurisdictions, septic and well permitting authority, and which groundwater rules apply to a given parcel.
Jonathan Creath is a Real Estate Advisor with Kuper Sotheby's International Realty and part of Creath Partners, licensed by the Texas Real Estate Commission, #547237. Creath Partners is a family business his father Garry Creath founded in 1971 and brought to Austin in 1989. It works the Lake Travis areas.
The 12th annual benefit at Poodie's Hilltop Roadhouse, 22308 Texas 71, starts with a 10:30 a.m. gospel brunch and live music from 11 a.m. General admission is a $20 donation; proceeds go to Highland Lakes Family Crisis Center and Helping Hand Crisis Ministry of Spicewood.
Opening show of the Spicewood Arts 2026-27 season at the Spicewood Vineyards Event Center. Doors 6:30 p.m., performance 7:30 p.m. General admission $85, reserved seating $125.
Spicewood Arts season concert at the Spicewood Vineyards Event Center. Doors 6 p.m., performance 7 p.m. General admission $60.
Lake Travis read 674.75 feet and 89.6% of conservation storage on September 28, 2026, holding 1,000,549 acre-feet. That is down from 96.4% thirty days earlier and from the full reading of 680.99 feet on July 27, though still above the 84.9% recorded a year ago. The lake is considered full at 681 feet, and percent-full figures exclude the flood pool.
The Lake Travis ISD board voted on August 19, 2026 to adopt a total tax rate of $1.0329 per $100 of valuation, down from $1.0397. The rate sits above the $1.0113 no-new-revenue rate, so higher property values mean the district still collects more local revenue, and many homeowners may see a higher bill despite the lower rate.
Construction continues on a 6,000-square-foot Spicewood Community Library at 1011 Spur 191, behind the current library. The Friends of Spicewood Community Library say $60,000 is needed to complete the outer shell before the structure can be secured and work can continue. Donors of $500 or more will be recognized on a donor wall.
Creath Partners was founded by Garry Creath and remains a family business to this day — begun in Colorado Springs in 1971, grown in Lubbock, and brought to Austin in 1989.
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