Spicewood Market Report: Buyers Have Time in 78669
ZIP 78669 logged 292 sales over the past year at a median near $850,000, with listings sitting about 82 days. Asking prices are up roughly 5.8% year over year while sold prices are flat, and about a third of listings have taken a price cut.
Asks up, closings flat
Median list price rose about 5.8% year over year to roughly $899,000 while median sold price moved just 0.24%, to about $830,000.
Median 82 days on market
Through June 2026 the typical 78669 listing took about 82 days to move, which gives buyers real room for well, septic, and easement diligence.
About a third cut price
Roughly 35% of listings in the ZIP show a price reduction, the clearest sign that asking prices are running ahead of what buyers will pay.
One median, two markets
Prices span $89,900 to $15,950,000. With only 292 sales a year, a few large lakefront or estate closings can swing the ZIP median noticeably.
Five-acre well rule sets the floor
Travis County requires lots supplied by an individual water well to be at least five acres, which limits subdivision across much of Spicewood.
Spicewood is a patient market, and that is the whole story. ZIP 78669 recorded 292 sales over the trailing twelve months at a median sale price near $850,000, and the typical listing sits about 82 days before it moves. In a market like this, a buyer has room to walk a five-acre parcel twice, pull the septic permit, and run a well flow test before writing an offer.
Asking prices and closing prices are drifting apart. Median list price in 78669 climbed roughly 5.8% year over year, from about $850,000 to $899,000. Median sold price barely moved, up 0.24% to roughly $830,000. Sellers have raised their asks; the closing table has not agreed. About a third of listings now show a price reduction, which is the market closing that gap one listing at a time.
The median is hiding two markets. Observed prices in the ZIP run from $89,900 to $15,950,000. Interior acreage tracts and older subdivision homes sit at one end, Lake Travis waterfront and estate properties at the other. Because Spicewood turns over so few homes each month, three or four large closings can pull the ZIP median several percent in a single reporting period. Treat any single-month number here with suspicion, and price off comparable land, frontage, and school zoning instead.
If you are selling, price to the sold data, not the list data. That 5.8% gap between asking and closing is exactly where listings go stale. If you are buying, the 82-day median is your leverage, and it applies before you even reach contingencies on wells, septic, and access easements.
One local rule quietly shapes value here. Travis County requires any lot served by an individual water well to be at least five acres and regulates groundwater availability countywide. That sets a practical floor on lot size across much of Spicewood and is part of why acreage does not subdivide easily.
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, and has listed property on Bee Creek Road in Spicewood.
Spicewood as of July 27, 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 recorded 292 sales over the trailing twelve months at a median sale price of about $850,000.
realtytrac.com ↗Median list price in 78669 rose about 5.8% year over year while median sold price rose 0.24%.
realtytrac.com ↗Observed 78669 prices range from $89,900 to $15,950,000.
realtytrac.com ↗Median days on market in 78669 was 82, with data through June 2026, and the price-reduced share was about 35%.
propertyiq.app ↗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: Spicewood is an unincorporated community with thin monthly transaction counts, and a few large lakefront or estate closings can swing the medians several percent in a single period. Sale price, list price, sales count, and price range from RealtyTrac 78669 market trends. Typical home value, median days on market, and price-reduced share from PropertyIQ, data through June 2026. Metrics shown with 0% change had no year-over-year comparison published at the source. No banded price-distribution source exists for this ZIP, so the distribution below is approximated from the observed $89,900 to $15,950,000 range around the roughly $850K median and should be read as an estimate.
