Spicewood Market Report, September 2026: Slower, Not Cheaper
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 108 days to pending
Median days on market in 78669 reached 108 in August, up from 82 in June on the same PropertyIQ measure.
Inventory up 65% in a year
RealtyTrac counts 618 homes for sale in July 2026 against 374 in August 2025.
Values flat, asks cooling
Typical home value is $701K, up 0.6% year over year, and median list price rose only 1.8% to $885K.
Short-window medians disagree
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.
Lake Travis back below full
The lake read 674.75 feet and 89.6% of conservation storage on September 28, down from full in late July.
Spicewood has gone from patient to slow, and prices have not broken. Median days on market in ZIP 78669 reached 108 in August, up from 82 in June. Homes for sale climbed to 618 in July, 65% more than in August 2025. Yet typical home value held at $701K, up 0.6% year over year, and the trailing twelve-month median sale price sits near $844K on 270 sales.
What moved since July. Our July report argued that asking prices were running ahead of closings. That gap has narrowed from the list side: median list price is now $885K, up just 1.8% on the year, after rising about 5.8% in the July reading. Sellers have stopped pushing. The pressure has moved to time on market and inventory instead.
Two sale-price medians, two directions. Redfin puts the three-month median sale price through August at $715K, up 7.5% year over year, with 85 August sales against 55 a year earlier. RealtyTrac's single-month July median fell to $760K. These are different measures over different windows, and neither is a market turn on its own. This is the thin-data problem the July report flagged: with a few hundred sales a year and prices from $139,000 to $15,950,000, a handful of lakefront closings swings any short-window median.
The inventory is weighted to the low end. Of 557 active Redfin listings in late September, 43% were at $500K or less, including land, and 16% were above $1.5M. Redfin also reports homes selling at 95.6% of list on average.
For context, the Austin metro median fell 6.4% year over year in August to $412K. Spicewood's typical value has held while the metro slipped, but its selling time has stretched.
If you are buying, 108 days is leverage, and it covers the diligence acreage demands: well flow, septic permits, access easements, and which county and school district a parcel sits in. If you are selling, price to recent sales, not recent asks, and plan for a longer run than a summer listing would have needed.
The lake moved too. Lake Travis dropped to 89.6% of conservation storage on September 28 after reading full in late July, a detail that matters for waterfront showings this fall.
Jonathan Creath is a Real Estate Advisor with Kuper Sotheby's International Realty and part of Creath Partners, the family business his father Garry Creath founded in 1971 and brought to Austin in 1989. Creath Partners works Westlake, Lakeway, southwest Austin, the Lake Travis areas, and downtown Austin.
Spicewood as of September 28, 2026
These figures are frozen at publication. The Spicewood guide carries the current month's numbers.
Every number, and where it came from.
ZIP 78669 median sales price is $843,826 on 270 sales in the past twelve months, with prices ranging from $139,000 to $15,950,000.
realtytrac.com ↗78669 median listing price was $885K in July 2026, up 1.84% from $869K in August 2025; homes for sale rose 65.24% from 374 to 618; median sold price was $760.2K in July 2026.
realtytrac.com ↗78669 typical home value is $701K, up 0.6% year over year, and median days on market is 108, data through August 2026.
propertyiq.app ↗78669 median sale price was $715K over the three months ending August 2026, up 7.5% year over year, with 85 homes sold in August versus 55 a year earlier and an average sale-to-list ratio of 95.6%.
redfin.com ↗557 active listings in 78669 on Redfin on September 28, 2026: 242 at $500K or less, 367 at $850K or less, 467 at $1.5M or less, 524 at $3M or less.
redfin.com ↗The Austin-Round Rock-San Marcos MSA median price was $412,000 in August 2026, 6.4% less than August 2025.
unlockmls.com ↗Lake Travis read 674.75 feet and 89.6% full on September 28, 2026, down from 96.4% thirty days earlier.
waterdatafortexas.org ↗Travis County requires all lots supplied by individual water wells to be at least 5 acres.
traviscountytx.gov ↗
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.
