Spicewood, TX Homes for Sale

Living in Spicewood | Neighborhoods & Communities

Located west of Austin along Highway 71, Spicewood offers a wide variety of homes and properties throughout the Texas Hill Country and along Lake Travis. From established lakeside neighborhoods and gated golf communities to rural acreage and undeveloped land, there's considerable variety in both the properties and lifestyles you'll find here.

Buying property in Spicewood often involves considerations that aren't obvious in an online listing. Deed restrictions, water and sewer availability, private wells, septic systems, and access to utilities can vary considerably from one property to another. Along Lake Travis, changing water levels can also affect waterfront access and usability. These are the kinds of details we have helped buyers navigate for decades.

Ridge Harbor

Located along the southern shore of Lake Travis in Burnet County, Ridge Harbor is an established gated residential community featuring custom homes, waterfront properties, and undeveloped homesites. The neighborhood includes several sections developed over time, with varying lot sizes, architectural styles, and property restrictions. Homes range from older residences built during the community's earlier development to newer custom construction, with some properties offering lake views or direct waterfront access.

Residents have access to a community swimming pool, tennis and pickleball courts, a waterfront park with picnic facilities, and two private boat launches designed for different lake elevations. A separately owned marina provides opportunities to purchase or lease boat slips, subject to availability. As with other Lake Travis communities, lake levels influence boating access and waterfront usability.

One of Ridge Harbor's practical advantages is its established infrastructure, including private community water and sewer service, underground electric utilities, and fiber internet. Most residential sections require a minimum home size of 2,500 square feet, although certain sections have different building standards. There is no designated builder requirement, but new construction and certain improvements require Architectural Control Committee approval. Buyers considering vacant lots should review the restrictions specific to their property before developing building plans.

Ridge Harbor is served by Marble Falls ISD and has historically benefited from a comparatively low property tax rate for the area. Its location also provides access to nearby recreational destinations such as Muleshoe Bend and Grelle Recreation Area, along with the growing Highway 71 corridor between Marble Falls and Bee Cave.

Barton Creek Lakeside

Barton Creek Lakeside is an established, guard-gated residential community along Lake Travis in Spicewood, featuring custom homes, golf course properties, waterfront residences, and undeveloped homesites. Located off Haynie Flat Road, the neighborhood developed around an Arnold Palmer-designed golf course established in 1986. Homes vary considerably in age, architecture, and size, with properties overlooking the golf course, wooded Hill Country terrain, and Lake Travis.

The community has approximately 2.6 miles of Lake Travis shoreline, a private marina offering leased boat slips, and a community boat ramp. Additional features include landscaped common areas, parks, seven man-made lakes, 24-hour staffed gate access, and high-speed fiber internet available throughout the neighborhood. Boating access remains subject to lake levels.

The adjoining Barton Creek Country Club at Lakeside offers an 18-hole golf course, swimming pool, fitness facilities, tennis and pickleball courts, and dining. Club membership is optional and separate from residential property ownership, with different membership levels determining access to golf and other amenities.

Buyers should distinguish between the property owners association, country club membership, and marina arrangements when evaluating ownership costs and privileges. Architectural requirements, lot topography, and individual property restrictions are also important considerations, particularly for buyers planning new construction or substantial improvements.

Lakecliff on Lake Travis

Lakecliff on Lake Travis is a private gated residential and golf community in Spicewood, situated along the hillsides overlooking Lake Travis. The original development consists of approximately 201 homesites, generally ranging from one to three acres, with views of the golf course, surrounding Hill Country, and portions of the lake. The neighborhood features established custom homes, undeveloped homesites, and newer residential construction, including some smaller-lot properties.

At the center of the community is Lakecliff Golf Club, featuring an 18-hole Arnold Palmer-designed course with bentgrass greens, 12 man-made lakes, waterfalls, and substantial elevation changes. The par-71 course stretches approximately 6,754 yards through the area's natural cliffs and ravines. The adjoining Lakecliff Racquet Club offers tennis, dedicated pickleball courts, swimming, fitness facilities, and social activities. Golf and racquet memberships are separate from residential ownership, with different membership options available.

One important distinction is that Lakecliff is primarily a golf-oriented residential community rather than a traditional waterfront boating neighborhood. While some properties offer Lake Travis views, buyers should not assume that residential ownership includes lake access or marina privileges.

The community maintains architectural standards governing new construction and exterior improvements. Buyers should review the applicable restrictions, homesite dimensions, building requirements, and club membership arrangements before purchasing, particularly when considering vacant land or renovations to an existing home.

Briarcliff

Located along the southern shore of Lake Travis in western Travis County, the Village of Briarcliff began developing as a resort community in the 1960s, attracting vacation homeowners and boating enthusiasts. The community incorporated in 1984 and has since evolved into an established residential village with a mix of original lake cabins, traditional ranch-style homes, renovated properties, newer construction, and custom residences. Winding streets, mature trees, and varied lot configurations reflect the neighborhood's development over several decades.

Briarcliff maintains a strong connection to Lake Travis through Briarcliff Marina, a privately operated facility established in 1969. Located within a protected cove, the marina offers boat slips, rentals, fuel, and a deep-water boat ramp. Property owners also have access to community amenities maintained by the Briarcliff Property Owners Association, including a park, playground, disc golf course, hiking and biking trails, and a community center. Nearby Willie's Cut-N-Putt, a privately operated nine-hole golf course, adds another distinctive recreational option.

One important distinction for buyers is that Briarcliff has two governing bodies. The Village of Briarcliff provides municipal services, maintains local roads and the water system, and administers applicable ordinances, while the property owners association manages neighborhood amenities and enforces recorded restrictions. Buyers considering renovations, additions, or new construction should review both municipal requirements and association guidelines. Marina services and golf privileges are also separate from residential ownership.

Windermere oaks

Windermere Oaks is an established gated residential community along Lake Travis in Spicewood, with development dating to the early 1970s. Originally envisioned as a lake-oriented community for both weekend and full-time residents, the neighborhood grew into a collection of distinct residential sections. These include traditional homesites, waterfront properties, smaller garden homes in Center Cove, and the original weekend-style cottages of Tennis Village. The result is an eclectic mix of homes differing considerably in age, size, architecture, and lot configuration.

Recreational amenities have been part of Windermere Oaks since its early development. Residents enjoy swimming pools, tennis facilities, a waterfront park, and a community boat launch. Privately owned marina facilities in Marina Cove provide additional boating opportunities, with slip ownership and access arrangements separate from the property owners association. Changing lake levels can substantially affect marina and boat ramp accessibility.

Another unusual feature is the adjacent Spicewood Airport, which originated as a paved airstrip in the early 1970s and later developed into a general aviation facility with private hangars. The airport has longstanding connections to Windermere Oaks, although airport access and aviation privileges should not be assumed to accompany residential property ownership.

Windermere Oaks also has a community-owned water supply corporation serving the neighborhood and surrounding properties. Because the subdivision developed in different phases, buyers should review the governing documents, architectural requirements, utility arrangements, and any additional restrictions applicable to a particular section. Tennis Village, for example, has its own association separate from the main Windermere Oaks Property Owners Association.

spicewood beach

Located along the upper reaches of Lake Travis in Burnet County, Spicewood Beach is an established residential community of approximately 200 homes. The neighborhood has a relaxed, lake-oriented character, with a mix of older weekend cottages, traditional residences, renovated homes, and newer construction. Unlike many of the area's gated developments, Spicewood Beach has a more informal neighborhood setting, with golf carts commonly used for getting around and attending community gatherings.

The Spicewood Beach Property Owners Association maintains a recreation hall, lakeside picnic areas with covered cabanas and grills, a swimming dock, fishing dock, small playground, and a residents-only boat ramp with trailer parking. Community activities and volunteer involvement have long been part of the neighborhood's identity.

Spicewood Beach's location along the upper portion of Lake Travis makes changing water levels particularly important. During the severe drought of 2011–2012, the community experienced significant water supply challenges, and receding lake levels left some docks far from the shoreline. Buyers considering waterfront properties should understand how lake elevations affect boating, shoreline access, and the usability of recreational facilities.

The neighborhood is governed by a property owners association with recorded deed restrictions and an architectural review process. Buyers planning renovations, additions, or new construction should review the current governing documents, available utilities, and any restrictions applicable to their property.

the reserve at lake travis

The Reserve at Lake Travis is a gated waterfront residential community located along Thurman Bend Road in western Travis County. Developed in partnership with McCombs Properties and Hal Jones Development, the approximately 310-acre community occupies a peninsula along the southern shore of Lake Travis. Its residential offerings include custom waterfront estates, larger homesites, villas, cottages, and smaller vacation-oriented residences, creating a wider variety of housing options than many traditional gated neighborhoods.

Recreational amenities are a major part of the community's design. The Reserve features a swim park with a lazy river, swimming pools, waterfront gathering areas, and the Cypress Club Lodge. Its marina offers covered boat slips accommodating vessels up to 80 feet, along with services such as electrical hookups, water, and pump-out facilities. The marina's golf cart-accessible docks are another distinctive feature, particularly for residents who regularly use their boats.

The Reserve was developed with both primary residences and second homes in mind, and portions of the community have also accommodated vacation rentals. Buyers should carefully review the restrictions applicable to a particular property, including rental provisions, architectural requirements, club arrangements, and association fees. Access to recreational facilities and marina slips may involve separate memberships or rental agreements, and boating conditions remain influenced by Lake Travis water levels.

siesta shores

Siesta Shores is an established waterfront residential community along the southern shore of Lake Travis in western Travis County. Developed beginning in the 1960s, the neighborhood includes older weekend cottages, traditional residences, renovated homes, newer custom construction, and undeveloped homesites. Properties vary considerably in size and setting, from wooded interior lots to waterfront residences with private docks and views across Lake Travis.

Unlike some of Spicewood's newer gated developments, Siesta Shores retains the character of an older lakeside neighborhood. The property owners association maintains waterfront parks and community boat ramps, providing recreational access for eligible property owners. The neighborhood includes multiple sections with differing lot configurations and recorded restrictions.

Siesta Shores Marina, a separately operated business established in 1998, is located in a protected cove along the shoreline. The marina offers covered boat slips, dry storage, and a publicly accessible boat ramp. According to the marina, its ramp can remain usable down to approximately 650 feet of lake elevation, although actual conditions and accessibility should always be confirmed.

For buyers, important considerations include deed restrictions, available utilities, dock rights, and the distinction between community amenities and privately operated marina services. The variety of older homes and newer construction also makes individual property inspections particularly important.

thurman bend estates & Surrounding waterfront properties

Located along the southern shore of Lake Travis in western Travis County, Thurman Bend Estates is a gated residential community featuring large acreage homesites, custom residences, and waterfront properties. The subdivision consists of approximately 26 parcels, with some properties encompassing several acres and substantial stretches of shoreline. Wooded terrain, elevation changes, and views across Lake Travis contribute to the area's rural character.

The surrounding Thurman Bend corridor includes several other residential developments, including The Enclave at Thurman Bend, Angel Bay, and The Estates at Edgewater Beach. Properties range from established homes and newer custom construction to undeveloped acreage, with considerable differences in lot sizes, waterfront access, and infrastructure. Some parcels have private docks or community boating privileges, while others offer lake views without direct access.

Buyers should pay particular attention to recorded deed restrictions, building requirements, access easements, and utility arrangements. Larger properties may require private wells and septic systems, and steep terrain can affect construction costs and waterfront improvements. Thurman Bend Estates has its own property owners association, while neighboring developments may operate under separate governing documents and requirements. These distinctions are particularly important when comparing vacant land or planning a custom home.

double horn

Located along Highway 71 west of Spicewood in Burnet County, Double Horn Creek is an established gated residential community featuring custom homes, wooded acreage, and undeveloped homesites. Properties generally offer more land than conventional subdivisions, with many homes situated on several acres. The neighborhood includes private paved roads and multiple gated entrances, providing an organized residential setting while retaining much of its rural Hill Country character.

Double Horn Creek has an unusual distinction: residents voted to incorporate the City of Double Horn in December 2018, largely in response to concerns about a proposed nearby rock quarry. The community is now part of an incorporated municipality with its own city council and local ordinances. The Double Horn Improvement Association separately maintains the subdivision's private roads, gates, and recreational amenities.

Community facilities include a swimming pool, covered pavilion, playground, sport court, volleyball area, and common recreational space. Water service is provided by the Double Horn Creek Water Supply Corporation, while homes generally rely on individual septic systems. The neighborhood is served by Marble Falls ISD.

Buyers should understand the distinction between municipal regulations and homeowners association requirements, particularly when considering vacant land or new construction. Architectural approval, utility connections, septic feasibility, and applicable deed restrictions should be reviewed for each property. The community's location also provides convenient access to Marble Falls and the Highway 71 corridor toward Bee Cave and Austin.

travis settlement

Travis Settlement is an established acreage residential community along Bee Creek Road in western Travis County, within the Spicewood area. Developed in multiple sections beginning in the 1990s, the neighborhood features custom homes, wooded properties, and undeveloped homesites, generally offering considerably more land than conventional suburban subdivisions. Mature trees, rolling terrain, and varying lot configurations give the community a distinctly rural residential character.

Unlike Spicewood's lakefront and golf communities, Travis Settlement is primarily focused on larger residential properties rather than shared recreational amenities. Homes vary in age, size, and architectural style, with many situated on lots of approximately two acres or more. The neighborhood is served by Lake Travis ISD and benefits from its location near the Highway 71 corridor, providing access to Bee Cave, Lakeway, and surrounding services.

Travis Settlement has a homeowners association and recorded deed restrictions, with different sections developed and platted over time. Individual septic systems are an important consideration, particularly for vacant lots and properties where owners are planning additions or other improvements. Buyers should also review water availability, utility connections, building restrictions, and access arrangements for each property.

west cypress hills

Located along Highway 71 in western Travis County, West Cypress Hills is an established master-planned residential community featuring homes built over more than two decades. Development began in the early 2000s and has continued through multiple phases, resulting in a variety of architectural styles, floor plans, and homesite sizes. The neighborhood includes older resale homes, newer residences, and ongoing construction in select sections.

Community amenities include a swimming pool, recreation center, playgrounds, sports courts, and walking trails through wooded greenbelt areas. West Cypress Hills Elementary School, part of Lake Travis ISD, opened within the neighborhood in 2014. The community's location along Highway 71 also provides access to shopping, dining, and services in Bee Cave and the surrounding area.

Newer sections, including Sola Vista at West Cypress Hills, offer larger homesites of approximately one acre or more, providing a different residential setting from the smaller lots found in earlier phases. These differences extend beyond lot sizes: certain sections have individual septic systems, while others have centralized wastewater service.

West Cypress Hills has homeowners association requirements and is served by special utility and taxing districts. Buyers should verify the applicable tax rate, water and wastewater arrangements, deed restrictions, and association requirements for the specific property, particularly when comparing homes in different phases.

spicewood trails

Located along Highway 71 in Burnet County, approximately three miles west of central Spicewood, Spicewood Trails is a newer residential development encompassing approximately 317 acres. The community features wooded homesites generally starting around one acre, with rolling hills, mature oak trees, seasonal creeks, and views of the surrounding Hill Country. Development has occurred in multiple phases, including North Point and an area known as The Reserve at Spicewood Trails.

Unlike many rural acreage subdivisions, Spicewood Trails provides access to a central water system, with water connections available at individual homesites. Underground electric service and high-speed fiber internet are also provided throughout the development, while individual septic systems are required. Property owners may choose their own builders and are not required to begin construction immediately, subject to the community's governing documents.

Neighborhood amenities include natural walking trails, creek crossings, footbridges, and a community amenity center. Spicewood Trails is served by Marble Falls ISD and offers convenient access to Highway 71, Marble Falls, and the surrounding Spicewood area.

Buyers considering vacant land should review architectural requirements, septic feasibility, utility connection costs, and lot-specific topography. The community has a property owners association, and exterior construction and improvements are subject to an architectural approval process.

thomas ranch & loraloma

Thomas Ranch is a 2,200-acre master-planned development along Highway 71 and the Pedernales River in Spicewood, spanning portions of Burnet and Travis counties. Led by Areté Collective, the project is being developed in phases and is planned to accommodate approximately 3,500 residences, including single-family homes, multifamily housing, and active-adult communities. Plans also include a commercial district with more than 250,000 square feet of retail, restaurants, and services, along with parks, trails, and community facilities.

Loraloma is an exclusive, private residential and golf community within the larger Thomas Ranch development, positioned at the upper end of the Central Texas real estate market. Its residential offerings include high-value custom estates, villas, cottages, and homesites overlooking the surrounding Hill Country and Pedernales River. The community's 18-hole David McLay Kidd-designed golf course opened to members in October 2025, with additional recreational and club facilities planned as development continues.

Thomas Ranch represents a substantial change for an area historically characterized by rural acreage and smaller residential developments. Construction and infrastructure improvements are taking place over multiple phases, meaning some amenities are operational while others remain planned or under development.

Buyers should distinguish between Thomas Ranch's broader residential neighborhoods and Loraloma's private-club properties. Membership arrangements, HOA requirements, building guidelines, property taxes, and access to recreational facilities may differ significantly. Future commercial development and community amenities should also be evaluated based on their actual completion status rather than proposed plans.

Rural Spicewood | Acreage & Ranch Properties

Beyond its established neighborhoods and newer residential developments, Spicewood has a substantial market for rural acreage, ranch properties, and undeveloped land. Areas along Paleface Ranch Road, County Roads 404 and 414, the Pedernales River corridor, and surrounding county roads offer everything from smaller residential acreage tracts to large ranches and investment properties. Some feature established homes, barns, workshops, and equestrian facilities, while others remain largely unimproved.

One of the biggest differences when purchasing rural property is infrastructure. Depending on the location, water may come from a private well, shared well, or public water system, while wastewater disposal often requires an individual septic system. Buyers considering undeveloped land should investigate groundwater availability, septic feasibility, legal access, utility installation costs, and the suitability of proposed building sites before purchasing.

Land use is another important consideration. Properties without homeowners associations may still be subject to recorded deed restrictions, easements, or other development limitations. Buyers interested in horses, livestock, additional residences, short-term rentals, or subdividing acreage should verify that their intended use is permitted rather than assuming larger properties are unrestricted.

Agricultural and wildlife management valuations can also affect ownership costs. Qualifying land may receive special property tax appraisal based on productivity rather than market value, but eligibility depends on specific requirements and qualifying land use. Buyers should review the property's existing appraisal status, continued qualification requirements, and potential rollback taxes when considering changes in use.

Spicewood extends across Burnet and Travis counties, where permitting requirements, school districts, tax rates, and available services can differ. For buyers purchasing acreage, understanding these property-specific details is often just as important as evaluating the land itself.