In the three months ending October 15, 2026, Spicewood had 9.2 months of inventory against 5.5 in Lakeway, and its homes took longer to go under contract and closed well below their original asking price, a buyer’s market for the town overall. A price point changes which market a home is in, so that reading is for the whole town. In my read, a Spicewood seller faces more supply and a slower sale than a Lakeway seller, so the first price matters more here.
Sources: Unlock MLS, pulled October 16, 2026.
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
47 Spicewood homeowners have trusted my real estate team to sell their home in the MLS, and that count doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
What these numbers mean if you are selling is on Does the Spicewood housing market work the same at every price?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Table 1 lines Spicewood up against the Austin metro on every measure the MLS gives, and the chart that follows shows the share of original asking price that homes closed at in the town, its ZIP code and the metro.
Table 1. Spicewood compared with the Austin metro. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. “Failed to sell” means the listing expired or was withdrawn without selling. Source: Unlock MLS.
| Measure | Spicewood | Austin metro |
|---|---|---|
| Homes sold | 73 | 8,186 |
| Median sale price | $635,000 | $405,000 |
| Median days on market | 104 days | 56 days |
| What homes sold for relative to their initial asking price | 90.2% | 94.3% |
| Price per square foot (median) | $272 | $204 |
| Homes for sale | 224 | 16,289 |
| Months of supply | 9.2 | 6.0 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 96 | 5,425 |
| Share of listings that failed to sell | 56.8% | 39.9% |
| Active under contract | 21 | 1,416 |
| Pending | 9 | 2,034 |
| New listings in the last 90 days | 113 | 12,212 |
| Homes for sale priced below their original asking price | 116 (51.8%) | 58.9% |
Sold counts, homes under contract or pending, and months of inventory go into the timing decision on Is waiting for a better price really the cautious move for a Spicewood seller?
Median price, price per square foot and the share of first asking price that buyers paid are weighed against a new build on How do you price a Spicewood home when the comps are already old news?
How long homes take to reach a contract, and which listings fail to sell, is the work of Is the Spicewood market really why your listing is not selling?
Homes for sale, price cuts and new listings make up the competition that Is your Spicewood home competing with builders or with the neighbors? follows. The full story of the town is on Does the Spicewood housing market work the same at every price?
One ZIP code, 78669, is the Spicewood row here, and over the last three months it reads the same as the town in Table 2.
Table 2. Spicewood by ZIP code, covering the whole ZIP, 90 days ending October 15, 2026. Your price range can put you in a different market than the ZIP as a whole. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market | Homes that cut their price | New builds for sale |
|---|---|---|---|---|---|---|---|---|---|
| 78669 | 73 | $635,000 | 104 days | 90.2% | 224 | 9.2 | buyer’s market | 116 (51.8%) | 42 of 224 |
Builders list 18.8% of the homes for sale in 78669, and the builders behind that share are named on Is your Spicewood home competing with builders or with the neighbors?
Table 3 gives each period its own row.
Table 3. Spicewood sales in each period. Each row stands on its own. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 15, 2026 | 73 | $635,000 | 104 days | 90.2% | $272 |
| Same 90 days, 2025 (July 18, 2025 to October 15, 2025) | 54 | $670,000 | 87 days | 90.4% | $266 |
| Twelve months ending October 15, 2026 | 263 | $669,077 | 104 days | 91.3% | $267 |
| Prior twelve months (October 16, 2024 to October 15, 2025) | 210 | $660,000 | 105 days | 91.7% | $264 |
Twelve months of closings came in at $267 a square foot, against $264 for the twelve months before, and what that means for waiting is on Is waiting for a better price really the cautious move for a Spicewood seller?
The median sale price was $669,077 against $660,000 across the same two periods, read next to a new build on How do you price a Spicewood home when the comps are already old news?
Closings in the last three months were 73 against 54 in the same three months last year, which feeds the timing question on Is waiting for a better price really the cautious move for a Spicewood seller?
Table 4 sets Spicewood beside three nearby towns. Lago Vista reads balanced, and Lakeway, Marble Falls and Spicewood read as a buyer’s market. A price point changes which market a home is in, so each reading holds for the town overall. Spicewood carries more months of inventory than Lakeway or Marble Falls and fewer than Lago Vista, and its median days to contract are the longest of the four. Why homes linger is on Is the Spicewood market really why your listing is not selling?
Table 4. Nearby towns, 90 days ending October 15, 2026. Source: Unlock MLS.
| Town | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| Spicewood | 73 | $635,000 | 104 days | 90.2% | 224 | 9.2 | buyer’s market |
| Lakeway | 66 | $707,475 | 58 days | 93.8% | 122 | 5.5 | buyer’s market |
| Marble Falls | 47 | $344,900 | 65 days | 93.9% | 126 | 8.0 | buyer’s market |
| Lago Vista | 61 | $405,000 | 75 days | 94.4% | 213 | 10.5 | balanced |
Lakeway has the highest typical price of the four and Marble Falls the lowest.
Table 5 lists the price ranges with enough sales to read. A range appears only if at least 10 homes in it closed in the last 90 days, and each reading is for that range as a whole.
Table 5. Spicewood homes by price range. Sales are from the 90 days ending October 15, 2026; homes for sale are as of October 16, 2026. A range is a seller’s market when homes sell for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Each reading is for that price range only; a different price point changes which market a home is in. Only price ranges with at least 10 sales in the last 90 days are shown. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $1,250,000 to $1,499,999 | 10 | $1,072,500 | 22 | 4 | 7 | 6.6 | buyer’s market |
Most ranges fall short of that bar and are read on the twelve-month basis, which I name wherever I use it.
The sell-now-or-wait question, sorted by range, is on Is waiting for a better price really the cautious move for a Spicewood seller?
The scoreboard is rebuilt from a fresh MLS pull each time the pages are refreshed, and the last-updated line gives the pull date.
These figures describe the town and its ZIP code, and your home is a single sale inside them. If that is you, the fastest way to know is to run your address.
A scoreboard describes a town. It cannot tell you which listings your buyer will walk through after yours in Windermere Oaks or West Cypress Hills, or where your price falls among them.
If you are not sure which of these numbers applies to your house, start with the homes a buyer would weigh against it. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Spicewood arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 47 homes sold by Watters International Realty in Spicewood (Unlock MLS, all time).
Chris’s position, WIR positions library, approved September 9, 2026.
Months of supply is the number I watch. It means: if no more homes came on the market, how long would it take to sell everything listed at the pace homes are selling now. Seven-plus months sounds bad and for the average listing it is.
Spicewood sits at 9.2 months, against 6.0 for the Austin metro. I read that beside the share of original asking price that buyers paid, because that share decides whether a range reads as a buyer’s, balanced or seller’s market.
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 16, 2026. 47 homes sold by Watters International Realty in Spicewood (Unlock MLS, all time).
You get the competing listings near you, how your part of Spicewood compares with the town, and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
