As of October 16, 2026, builders hold 18.8% of the homes for sale in Spicewood, which leaves resale listings as the larger share of what your buyer tours. In my read, your competition is mostly your neighbors’ homes, with builders setting the ceiling in the price ranges where they list.
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.
Builders list 42 homes in Spicewood under 19 builder names, and no builder dominates. David Weekley Homes, D.R. Horton and Resort Home Builders list the most, 5 each, and they ask at very different prices, with Resort Home Builders lowest and D.R. Horton highest of the three. Table 1 shows the ten builders with the most listings and their asking ranges.
Table 1. Builder listings in Spicewood by builder name on the MLS record, as of October 16, 2026; 42 builder listings of 224 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Resort Home Builders | 5 | $290,000 to $360,000 | $325,000 |
| David Weekley Homes | 5 | $699,000 to $875,000 | $799,000 |
| D.R. Horton | 5 | $951,110 to $1,201,515 | $1,068,105 |
| Village Builders | 2 | $1,499,000 to $1,574,999 | $1,537,000 |
| Pulte Homes | 2 | $499,531 to $589,900 | $544,716 |
| Patterson Custom Homes | 2 | $2,150,000 to $3,700,000 | $2,925,000 |
| Keystone Homes | 2 | $789,990 to $809,890 | $799,940 |
| C&A Builders | 1 | $3,995,000 to $3,995,000 | $3,995,000 |
| Brandon Custom Homes | 1 | $4,700,000 to $4,700,000 | $4,700,000 |
| Adam Patterson, Mark Richardson Architects | 1 | $4,209,268 to $4,209,268 | $4,209,268 |
Builders list in communities from Angel Bay and Brahmans Draw to Sola Vista and Thomas Ranch Loraloma, and also in Barton Creek Lakeside, West Cypress Hills and Rees Landing Estates. The competition is spread across many small communities, and no single one carries it.
Barton Creek Lakeside has a median build year of 1997 and still has builder listings, so a seller there can face older resales and new construction on the same tour. Rees Landing Estates, with a median build year of 2025, is closer to a pure builder community.
Buyers are closing across several communities. Windermere Oaks led the past twelve months with 18 closings, and Table 2 lays out the rest with their median build years and homes for sale.
Table 2. Spicewood subdivisions by closings in the twelve months ending October 15, 2026, with the median build year of what sold and the count for sale as of October 16, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| Windermere Oaks | 18 | $530,000 | 2008 | 14 |
| West Cypress Hills | 16 | $566,986 | 2024 | 4 |
| Barton Creek Lakeside | 11 | $1,126,500 | 1997 | 10 |
| Lakeside Beach | 7 | $340,000 | 2019 | 3 |
| Spicewood Trails | 7 | $900,000 | 2022 | 6 |
| Rees Landing Estates | 6 | $749,500 | 2025 | 5 |
| Spicewood Beach | 5 | $295,000 | 1993 | 5 |
| Lakehurst Resub | 5 | $1,130,000 | 2010 | 4 |
| Double Horn | 5 | $825,000 | 2008 | 7 |
| Briarcliff Inc Sec 15 | 4 | n/a | n/a | 2 |
Windermere Oaks does not appear in the MLS list of communities with builder listings, so a seller there is mostly up against other resales. West Cypress Hills does appear, and the typical home that sold there was built in 2024.
In my read, that difference is the first thing to settle about your own address, because a buyer in West Cypress Hills is likely to see a builder’s home the same day and a buyer in Windermere Oaks is likely to see another resale.
Builders show up most just under $1,250,000. The $1,000,000 to $1,249,999 range has 7 new builds for sale, more than any other range.
Table 3. 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 |
Table 3 has one row, because $1,250,000 to $1,499,999 is the only range with enough sales for the table, and a resale there sits beside new builds.
In my read, a seller in a range with few new builds is competing with the neighbor’s resale. How each range is reading is on Why do Spicewood homes take longer to sell than Lakeway’s at a lower price?
Resale sellers asked a typical $980,000 across the 182 resale listings, and most of those listings are priced below their original asking price, 100 in all.
A resale listing has been up a median 101 days so far and a builder listing a median 104, so a buyer is choosing between two kinds of home that have both waited a while.
The resale asking median is a typical figure for the whole town. Your own asking price sits against the resale listings in your community, and those are the ones that set the comparison.
In my read, a resale that opened at a price recent closings support stands out to a buyer who has just seen cuts elsewhere. The timing question for resale sellers is on Is waiting for a better price really the cautious move for a Spicewood seller?
In my read, a Spicewood resale earns the tour by being move-in ready and by opening at a price its community’s recent sales support. A buyer who has just seen a listing that cut is looking for the home that did not need to.
How the two kinds of home compare on price is on How do you price a Spicewood home when the comps are already old news? How long each takes to reach a contract is on Is the Spicewood market really why your listing is not selling?
Your community and your price decide it, and an address tells us more than the typical figures do. If that is you, the fastest way to know is to run your address.
How long the homes around you take to sell is on Is the Spicewood market really why your listing is not selling?
Spicewood has plenty of homes for sale, and a buyer tours only a few of them. If you live in Windermere Oaks, the ones that matter are the other resales there; in West Cypress Hills, builders are part of the tour.
For your house, then: which homes would a buyer see this week at the price you have in mind, and what does yours offer that they do not?
If you worry another listing is pulling your buyers away, start by seeing which homes a buyer would tour instead of yours. 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.
Know the exact house your buyer will tour the same afternoon as yours, by community and by price. Most sellers price against the neighbor’s resale.
In Spicewood the neighbor’s resale really is most of the competition, since builders list 18.8% of the homes for sale and resale sellers list the rest.
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, the builders closest to your street, 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.
