In the three months ending October 15, 2026, Spicewood resales sold for a typical $275 per square foot and new builds for $240. In my read, what a buyer will pay for your home is set by the homes the buyer can tour beside it, and your own number depends on its size, condition and community.
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?, and 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.
Spicewood’s recent sales let you set the two kinds of home side by side. A typical resale sold for $630,000 over the last three months, against $637,500 for a typical new build. In West Cypress Hills, where the typical home was built in 2024, the new build is the neighbor.
New builds closed nearer their first price: 93.2% of original asking, against 89.9% for resales. Only 7 new builds closed in those months, so I treat their figures as a reference point and not a verdict. The chart below shows sold prices per square foot for both kinds of home.
Among homes for sale, builders ask a typical $1,068,172 for their listings, which run from $290,000 to $4,700,000, so that median describes few single houses.
Per square foot the builders ask $337 and the resale sellers ask $377. The sold figures earlier on this page show the same ordering, builders lower per square foot than resales.
Asking figures show what sellers hope for, and the sold figures show what buyers did. The resale asking median and the builders your buyer may be touring are covered on Is your Spicewood home competing with builders or with the neighbors?
In my read, it does. Over the past twelve months the typical sale ran from $295,000 in Spicewood Beach to $1,130,000 in Lakehurst Resub, while the typical resale and the typical new build over the last three months sat close together.
That comparison mixes homes of different sizes and ages, so I read it as a pointer and not a proof. It is why a number from the town or from a new build down the road tells you less than the sales in your own community.
The typical Spicewood home that sold had 2,449 square feet of living area, and the town’s typical price per square foot was $272. A home much smaller or larger than that sits in a different part of the market, so a per square foot figure fits your home only if it is near that size.
The walkthrough measures yours against the homes a buyer would actually compare it with.
Start with what closed in your own range and community. Then check which new builds a buyer would tour at that price, since a builder listing a little above you is a different comparison than one far above.
The list of competing homes near your address is the first thing the walkthrough produces, and it replaces guesswork about which house is the real comparison.
Buyers paid 90.2% of original asking over the last three months and 91.3% over the past twelve months, so the first price is rarely the last.
Whether that shifts your timing is on Is waiting for a better price really the cautious move for a Spicewood seller?
Why some listings go quickly and others linger is on Is the Spicewood market really why your listing is not selling?
The appraisal district’s number is a tax record, and what a buyer pays is written in the contract. WIR does not forecast appraisal outcomes.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID or MUD assessment on your lot, or what a bond election would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Travis Central Appraisal District (https://traviscad.org). What WIR can tell you is what a buyer would pay.
The ranges where Spicewood buyers have paid more or less of the first price are tabled on Why do Spicewood homes take longer to sell than Lakeway’s at a lower price?
Your community and the homes a buyer can set beside yours carry most of the answer. If that is you, the fastest way to know is to run your address.
What you are competing with is on Is your Spicewood home competing with builders or with the neighbors?
The figures above describe other houses. Only the walkthrough looks at your condition, your community, whether Windermere Oaks or West Cypress Hills, and the homes a buyer would set beside yours, so it is the one route to a number.
The question for your house is this: as it stands this month, what number would a buyer write into the contract?
If you worry a new build has already set your price, start by seeing what a buyer would compare yours with. 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.
Your appraised value and recent sold comps is where the market was yesterday. Tomorrow, the market is where your competition stands on price and features.
In Spicewood, the homes that set your number are the ones a buyer can tour beside yours, and what they ask is in the paragraphs above.
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 comparable 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.
