West Austin
Dripping Springs · Lakeway · Bee Cave · Spicewood
Land, views and Lake Travis. It's the most expensive direction in the metro and, right now, the one where buyers have the most leverage.
The numbers
| City | Median sale price | Year over year | Days on market | Homes sold | Sold above list |
|---|---|---|---|---|---|
| Bee Cave | $945,876 | -11.1% | 42 | 31 | 16.7% |
| Lakeway | $763,495 | -8.2% | 73 | 155 | 11.3% |
| Dripping Springs | $480,132 | +3.3% | 101 | 90 | — |
Redfin, three months ending August 2026. Bee Cave as of July 2026.
Bee Cave's median fell 11%, but homes still sell in 42 days: a shift toward smaller homes more than a collapse in value. Dripping Springs went the other way, up 3.3% but sitting 101 days with 41% of listings taking a price cut. There, the list price is a starting point, not a number.
City by city
Dripping Springs
$480KThe Hill Country town people actually move to. Highly regarded Dripping Springs ISD, acreage, dark skies, wineries and a 30-mile drive.
Lakeway
$763KLake Travis and golf-community life. Lake Travis ISD and a large second-home segment, down 8.2%.
Bee Cave
$946KThe metro's priciest. Small, with only 31 sales last quarter, anchored by the Hill Country Galleria and feeding Lake Travis ISD.
Spicewood and the far west
Larger acreage, lower density and longer drives. This is where you go if the land is the point.
What buyers get wrong out here
Wells and septic.Much of west Austin isn't on city water or sewer. A well needs flow and water-quality tests, and septic needs its own inspection. Neither is in a standard home inspection.
Wildfire risk.The Hill Country burns. Insurance costs more, and some carriers have pulled back. Get a quote during your option period, not after.
Underestimating the drive.Two-lane roads, no shoulders, and both 71 and 290 back up. A 35-minute commute is often 55.
Assuming lake access.Lakefront, lake view, lake access and lake community are four different price tags. Confirm which one you're buying.
Commutes
| From | To downtown Austin | To the Galleria and west retail |
|---|---|---|
| Bee Cave | 25-45 min | 5 min |
| Lakeway | 30-55 min | 10-15 min |
| Dripping Springs | 35-65 min | 20-30 min |
| Spicewood | 40-70 min | 20-30 min |
Off-peak to rush hour. 71 and 290 are the constraints, and neither has a good alternative.
Neighborhood guides: West Austin and the Hill Country
Each guide covers prices, current school assignments, property taxes with a payment calculator, and commute times. New to Austin? Start with the Moving to Austin relocation guide or browse all neighborhoods.
The best time to buy west in years
Homes out here are sitting, and sellers who listed in spring are negotiating now. If you've been priced out of the Hill Country before, this is the window, and I'll tell you which listings have sat long enough for a real offer.
Ask me what's been sitting.
