Spicewood was a buyer’s market overall in the three months ending October 15, 2026, with homes closing at 90.2% of original asking, under the 94% line I use for a buyer’s market. That reading is for the town as a whole, and a price point changes which market a home is in. In my read, the price range and community your home sits in, whether Windermere Oaks or Barton Creek Lakeside, tell you more than the town reading does, and most sellers here compete with a neighbor’s listing.
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.
Every number on this page is also broken out in the tables on Why do Spicewood homes take longer to sell than Lakeway's at a lower 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.
For a seller, from Windermere Oaks to Barton Creek Lakeside, Spicewood is a buyer’s market overall: homes closed under that 94% line, and supply is heavy at 9.2 months of inventory against 6.0 for the Austin metro. Months of inventory means how long it would take to sell every home on the market if no new ones came on.
That reading is for the town as a whole, and a price point changes which market a home is in. How fast homes go under contract, and why some linger, is on Is the Spicewood market really why your listing is not selling? The chart below sets months of inventory for the town and its ZIP code beside the metro.
Over the last three months the ZIP code shows the same 73 closings as the town, so it adds no second reading. The town figures cover the MLS cities of Spicewood and Briarcliff, while the ZIP row covers the whole ZIP whatever city a listing names. The ZIP-only figures are on Why do Spicewood homes take longer to sell than Lakeway’s at a lower price?
They differ a good deal in price. Over the past twelve months Windermere Oaks led in closings at a typical price of $530,000, West Cypress Hills came next, and Barton Creek Lakeside closed at a typical $1,126,500.
They differ in age too, with a median build year of 2008 in Windermere Oaks, 2024 in West Cypress Hills and 1997 in Barton Creek Lakeside.
In my read, a buyer compares your home with the others in its own community first, so the town’s typical price describes few individual homes. Each community’s closings and homes for sale are on Is your Spicewood home competing with builders or with the neighbors?
Builders hold 18.8% of the homes for sale in Spicewood, which is 42 listings, and new builds were 9.6% of the homes that closed in the last three months.
Most of what sells here is a resale, and only 5 of those sales were homes built in 2025 or later, while 23 were built before 2000. In my read, that makes the neighbor’s listing the main competition for most sellers, with builders mattering in particular ranges and communities. The builders and their asking ranges are on Is your Spicewood home competing with builders or with the neighbors?
More homes are closing. Spicewood recorded 263 closings over the past twelve months against 210 in the twelve months before.
What prices did across those same two periods, and what it means for a seller who is thinking of waiting, is on Is waiting for a better price really the cautious move for a Spicewood seller?
The first is pricing against listings that have already come down, which is covered on Is waiting for a better price really the cautious move for a Spicewood seller?
The second is the pace. A quick sale is the exception in Spicewood, and the reasons are on Is the Spicewood market really why your listing is not selling?
The third is a price range that reads differently from the town. Only $1,250,000 to $1,499,999 had enough sales to read on the last three months, and it reads as a buyer’s market for that range, in line with the town. Every other range is read on the twelve-month basis, and the ranges are tabled on Why do Spicewood homes take longer to sell than Lakeway’s at a lower price?
The town reading describes a typical Spicewood sale, and your community and price range decide how closely your home matches it. If that is you, the fastest way to know is to run your address.
The decision pages for Spicewood are listed at the end of this page, starting with timing, competition and worth.
Spicewood sellers face communities at very different prices, from Windermere Oaks to Barton Creek Lakeside, a handful of builders, and buyers who have already seen listings come down. Which of those a buyer weighs against your home is the part no town figure can tell you.
For your home, then: at the price you would open at, which homes would a buyer set beside yours, and have they already cut?
If you worry your home will sit while neighbors cut their price, start by seeing what it would be up against. 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 Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
Buyers are still closing in Spicewood: 73 homes in the last three months, against 54 in the same three months last year.
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). Primary records used: Unlock MLS (ACTRIS) listing and closing records via MLS Grid for Residential properties in the MLS cities of Spicewood and Briarcliff and in ZIP code 78669; the Travis Central Appraisal District holds the record for any specific parcel. Known unknowns: WIR’s New Construction Inventory sheet carried no rows for Spicewood builders or communities when it was read, so this page publishes no builder price range, incentive or rate; Spicewood has no neighborhood pages yet; and the MLS does not record why an individual listing failed to sell.
You get the competing listings near you, what recent Spicewood sales show, 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.
