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Bee Cave Real Estate: A Local's Guide to Greater Bee Cave, TX
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I've lived in Falconhead since 2002, I chair the City of Bee Cave Planning and Zoning Commission, and I've closed 129 sales in Bee Cave since I was licensed in 2004. This guide covers what I tell buyers and sellers before they make a move: how the neighborhoods differ, what the HOA and tax bills really look like, which schools serve which streets, and what the market's doing right now.
Bee Cave sits where Highway 71 meets RM 620, about 12 miles west of downtown Austin in Travis County. It took its name from wild bee colonies along Barton Creek, got a post office called Bee Caves in 1870, incorporated in 1987 and had 9,144 residents at the 2020 census. Many of the neighborhoods people call Bee Cave, like Spanish Oaks, Lake Pointe and Sweetwater, are actually just outside the city limits, so in this guide I cover the whole area as Greater Bee Cave and tell you which side of the line each neighborhood is on.
Bee Cave at a Glance
| Location | Highway 71 and RM 620, west of Austin, Travis County, mostly ZIP code 78738 |
|---|---|
| Population | 9,144 in the city (2020 census) |
| City tax rate | $0.02 per $100 of value (2025-26), one of the lowest in the Austin area, because sales tax pays for most of the city budget |
| Schools | Lake Travis ISD: Bee Cave, Lake Pointe, Serene Hills, West Cypress Hills or Rough Hollow Elementary; Bee Cave or Lake Travis Middle; Lake Travis High |
| Shopping | Hill Country Galleria, about 1.3 million square feet, with Whole Foods Market, Dillard's and Dick's Sporting Goods |
| On the market | About 80 houses for sale, from about $500,000 to well past $5 million, middle price around $1.1 million (MLS, October 2026) |
Greater Bee Cave Neighborhoods Compared
| Neighborhood | City of Bee Cave? | Gated | HOA dues | Total tax rate (about) | Elementary |
|---|---|---|---|---|---|
| Falconhead | Yes | Some sections | $275/qtr gated, $138/qtr ungated | 1.64% | Lake Pointe |
| Falconhead West | Yes | No | $150/qtr | 1.70% | Bee Cave |
| Ladera | Yes | No | About $200/qtr | 1.64% | Lake Pointe |
| The Uplands | Yes | Yes | About $950/yr | 1.7% | Lake Pointe |
| The Homestead | Yes | No | About $100/yr | 1.61% | Bee Cave or Lake Pointe |
| Lake Pointe | No | No | About $175/qtr | 1.75% | Lake Pointe |
| Spanish Oaks | No | Yes, guarded | About $250/mo | 2.0% | Lake Pointe |
| Belvedere | No | Yes | About $1,500/yr | 1.8% | Bee Cave |
| Rocky Creek Ranch | No | No | About $176/qtr | Ask for the tax bill | Bee Cave |
| Provence | No | No | About $83/mo | 2.47% | Bee Cave |
| Sweetwater | No | Varies by section | About $260/qtr | 2.55% to 2.62% | West Cypress Hills or Rough Hollow |
Tax rates are 2025 totals for Travis County, Central Health, Lake Travis ISD, the fire district, the City of Bee Cave where it applies and any utility district. HOA dues come from the associations and current listings. Both change, so check the tax bill and HOA resale certificate for any house you're considering.
Inside the City of Bee Cave
Falconhead and Falconhead West
Falconhead (also known as Spillman Ranch) wraps around the Falconhead Golf Club, and Falconhead West sits just to its west. I've lived in Falconhead since 2002 and I've closed 61 sales there, so it gets its own page: see my Falconhead real estate guide for gated streets, dues, taxes and current listings. Houses for sale right now run from about $650,000 to $1.5 million.
Ladera
Ladera is a neighborhood of just over 100 houses built by Taylor Morrison from 2012 to 2016, between Highway 71 and RM 620 off Bee Cave Parkway. It overlooks part of the Falconhead golf course, and Bee Cave Central Park is right next door. There's no community pool or clubhouse, which keeps dues low, and there's no utility district tax, so its total rate is about 1.64%.
The Uplands
The Uplands is a gated neighborhood of mostly early-2000s custom and semi-custom houses inside the city limits, close to the Galleria. Dues are about $950 a year. Current listings run from about $1.2 million to $1.5 million.
The Homestead
The Homestead is Bee Cave's large-lot neighborhood, just west of the Hill Country Galleria, with lots of 1 to 8 acres, equestrian and hiking trails, and a low, voluntary HOA. Houses range from older ranch-style places to newer custom builds. It has no utility district, so its total rate is about 1.61%, and it's popular with buyers who want acreage without a long drive.
Just Outside the City Limits
Lake Pointe
Lake Pointe is one of Greater Bee Cave's largest established neighborhoods, with about 825 houses built mostly from the late 1990s to 2007 along Bee Cave Road. It has a clubhouse with a pool, parks and a playground, dues of about $175 a quarter, and the Lake Pointe MUD, for a total rate of about 1.75%. Current listings run from about $680,000 to $1.3 million, and it's zoned to Lake Pointe Elementary right in the neighborhood.
Spanish Oaks
Spanish Oaks is Greater Bee Cave's guard-gated luxury community, about 1,200 acres around the private Spanish Oaks Golf Club, with 24-hour guarded security. Houses are large custom builds on big lots, and current listings run from about $2.2 million to almost $11 million. HOA dues run about $250 a month, and with its utility district the total tax rate on current listings works out to about 2%. Golf club membership is separate from the HOA.
Belvedere
Belvedere is a gated neighborhood of custom estate houses off Hamilton Pool Road, on lots from about half an acre to more than 2 acres. It has a community amenity center with a pool, dues of about $1,500 a year, and the Belvedere MUD, for a total rate of about 1.8%. Current listings run from about $2 million to $3.9 million.
Rocky Creek Ranch
Rocky Creek Ranch is off Hamilton Pool Road west of the city, with houses built mostly from about 2013 to 2015 in the 3,700 to 4,500 square foot range. Dues are about $176 a quarter and current listings run from about $895,000 to $1.2 million. It's zoned to Bee Cave Elementary and Bee Cave Middle School. Tax bills vary by section, so I always pull the current bill for a Rocky Creek house.
Provence
Provence is the newest master-planned community in Greater Bee Cave, built by Masonwood off Hamilton Pool Road, with new construction still underway. Dues are about $83 a month. It's in Travis County MUD No. 22, so its total rate is about 2.47%, one of the higher rates in the area, and that's worth weighing against the newer construction and lower list prices. Current listings run from about $650,000 to $1.15 million, and it's zoned to Bee Cave Elementary and Bee Cave Middle School.
Sweetwater
Sweetwater is a large master-planned community off Hamilton Pool Road with some of Greater Bee Cave's lowest price points: current listings start around $510,000, and most run from the $500,000s to about $1.3 million. Dues are about $260 a quarter. It's in the Lazy Nine MUD, so its total rate is about 2.55% to 2.62%, the highest in this guide. Depending on the section, it's zoned to West Cypress Hills or Rough Hollow Elementary.
Living in Bee Cave
Most daily errands happen at the Hill Country Galleria, an open-air center of about 1.3 million square feet with Whole Foods Market, Dillard's, Dick's Sporting Goods, restaurants, a movie theater and a central lawn that hosts concerts and events. The city runs Bee Cave Central Park, 50 acres with pavilions, playscapes and a dog park, and the 7-acre Bee Cave Sculpture Park with a spring-fed pond. Lake Travis, Hamilton Pool Preserve and Reimers Ranch are all a short drive west.
Bee Cave has been an International Dark-Sky Community since 2023, so outdoor lighting is designed to keep the night sky visible. It's also a Certified Scenic City. As chair of the Planning and Zoning Commission, I can tell you what's planned near a house you're considering.
Taxes and HOA Dues
The City of Bee Cave's rate is just $0.02 per $100 of value for 2025-26, about $154 a year on the average homestead, because roughly three-quarters of the city's revenue comes from sales tax. Every house in Greater Bee Cave also pays Travis County, Central Health, Lake Travis ISD and a fire district, which add up to about 1.6%. What makes the biggest difference is the utility district. Falconhead, Ladera and The Homestead have none, while Provence and Sweetwater add 0.85% to 1%. On a $900,000 house, that gap is roughly $7,500 to $9,000 a year. Most of Greater Bee Cave gets its water from the West Travis County Public Utility Agency (WTCPUA).
Rates and dues change. Check the current tax bill and HOA resale certificate for any house you're considering.
Schools
All of Greater Bee Cave is in Lake Travis ISD. Depending on the street, houses are zoned to Bee Cave Elementary, Lake Pointe Elementary, Serene Hills Elementary, West Cypress Hills Elementary or Rough Hollow Elementary. Most neighborhoods in this guide go to Bee Cave Middle School, which opened in 2019, and some go to Lake Travis Middle. Every student goes on to Lake Travis High School. Confirm the assignment for a specific address with Lake Travis ISD.
Bee Cave Market Snapshot
As of October 2026 there are about 80 houses for sale across Greater Bee Cave. They average about $2 million, but a few large estates pull that up. The middle price is closer to $1.1 million, almost half of the listings are under $1 million, and about a third are over $2 million. Most of the under-$1 million houses are in Lake Pointe, Falconhead, Provence and Sweetwater, and most of the high end is in Spanish Oaks and Belvedere.
For active, pending and sold activity updated daily, see the Bee Cave market report. Every current listing is below this guide.
Thinking about selling in Bee Cave? I price from what buyers are paying on your street right now, not an automated estimate. Get a value estimate for your house or call me at 512-657-4455.
Why Sellers Choose Lori in Bee Cave
Pricing is where a sale is won or lost. I show sellers exactly what buyers are paying right now, including what's under contract and what's expired, and I'll tell you the truth about what happens to a listing that sits. Before real estate I was a bank COO, and I still underwrite every list price the way a lender would.
Once you're listed, my showing feedback system, refined since 2004, keeps you informed. After every showing I send targeted questions to the buyer's agent and pass the unfiltered answers straight to you, so we can adjust in real time. As one seller put it: "The one thing that meant the most to us was your timely and accurate responses to our questions. You never left us waiting and wondering."
- 129 Bee Cave sales, including 61 in Falconhead
- Falconhead resident since 2002
- #5 Top Producing Keller Williams agent in the South Texas Region
- RealTrends Verified Top Agent 2026 and Platinum Top 500
- Consistently in the Keller Williams Top 10 for closed production at the Lake Travis market center
- Keller Williams Gold, Double Gold and Triple Gold awards
- Chair of the City of Bee Cave Planning and Zoning Commission
- CLHMS, CRS, CNE, GRI, ILS and IRES designations
See photos of my Falconhead sales in the Falconhead guide, or read what clients say.
Bee Cave FAQs
What is Greater Bee Cave?
It's the City of Bee Cave plus the neighborhoods around it that people think of as Bee Cave, like Lake Pointe, Spanish Oaks, Belvedere, Rocky Creek Ranch, Provence and Sweetwater. Those are outside the city limits, so they don't pay the city's tax, but they share the same schools, shopping and ZIP code.
Is Bee Cave part of Austin?
No. Many Greater Bee Cave houses have an Austin mailing address, but they're in the City of Bee Cave or in unincorporated Travis County, not the City of Austin.
Which neighborhoods are inside the Bee Cave city limits?
Falconhead, Falconhead West, Ladera, The Uplands, The Homestead, Meadow Fox and several smaller neighborhoods are inside the city. Lake Pointe and Spanish Oaks are outside it, and so are Belvedere, Rocky Creek Ranch, Provence and Sweetwater.
What's the property tax rate in Bee Cave?
The City of Bee Cave's rate is $0.02 per $100 of value for 2025-26. With Travis County, Central Health, Lake Travis ISD and the fire district, total rates start around 1.6%, and utility districts push some neighborhoods to about 2.5% or more.
Which Bee Cave neighborhoods have no MUD?
Falconhead, Ladera and The Homestead don't pay a utility district tax. Falconhead West pays a small water district tax, and Lake Pointe, Spanish Oaks, Belvedere, Provence and Sweetwater each have a MUD.
Which Bee Cave neighborhoods are gated?
Spanish Oaks is guard-gated. The Uplands and Belvedere are gated, and so are some sections of Falconhead.
What schools serve Bee Cave?
Greater Bee Cave is in Lake Travis ISD. Elementary schools are Bee Cave, Lake Pointe, Serene Hills, West Cypress Hills or Rough Hollow depending on the street, most neighborhoods go to Bee Cave Middle School and some to Lake Travis Middle, and all students attend Lake Travis High School.
How much do houses in Bee Cave cost?
As of October 2026, the middle list price across Greater Bee Cave is around $1.1 million. Sweetwater, Provence, Lake Pointe and Falconhead have most of the listings under $1 million, and Spanish Oaks and Belvedere have most of the listings over $2 million.
What is there to do in Bee Cave?
The Hill Country Galleria has shopping, restaurants, a movie theater and events on its lawn. The city has the 50-acre Bee Cave Central Park and the Bee Cave Sculpture Park, and Lake Travis, Hamilton Pool Preserve and Reimers Ranch are a short drive away.
Search Bee Cave Houses
- Just listed
- New construction
- With a pool
- $600,000 to $700,000
- $700,000 to $800,000
- $800,000 to $900,000
- $900,000 to $1 million
- $1 million to $1.5 million
- $1.5 million to $2 million
- $2 million to $3 million
- 3 bedrooms
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- Falconhead homes for sale
More on Bee Cave
- Falconhead real estate guide
- Lakeway real estate guide
- Lakeway vs. Bee Cave
- Lakeway vs. Bee Cave vs. Steiner Ranch for families
- Moving to Lakeway or Bee Cave
- Bee Cave market report
- How Lori sells a house
- Client testimonials
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Written by Lori Wakefield, REALTOR, Keller Williams Lake Travis. Falconhead resident since 2002, licensed in Texas since 2004, 129 Bee Cave sales, Chair of the City of Bee Cave Planning and Zoning Commission. More about Lori or call 512-657-4455.
Updated October 2026. Market figures come from the MLS and change daily. Sources: City of Bee Cave, Community Impact, 2025 Travis County tax rates.
Greater Bee Cave Houses for Sale
Lake Pointe | Hill Country Views & Traditional Charm. Timeless character and modern updates define this impressive two-story home in West Austin’s sought-after Lake Point...
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Welcome to the lifestyle you deserve. Nestled within the gated community of Falconhead Heights and overlooking the 18th hole of Falconhead Golf Club, this exceptional hom...
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Behind the gates of Belvedere, 18416 Flagler Drive sits on a rare, level 1.25-acre homesite. Designed by Geschke Group Architecture and built by Arbogast Custom Homes, th...
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Sweetwater Ranch delivers one of West Austin's most coveted addresses, and this 2020-built architectural gem on a premium 0.234-acre cul-de-sac lot captures the ultimate ...
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Nestled in Rocky Creek Ranch, Austin, TX 78738, this stunning residence boasts beauty and comfort. The spacious 4-bedroom, 4.5-bathroom home features a modern kitchen, st...
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WELCOME TO FALCONHEAD WEST…PRIME BEE CAVE LOCATION & AN EXCEPTIONAL LIFESTYLE on a cul-de-sac! Freshly painted with a light and bright interior, this thoughtfully designe...
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Lake Pointe | Classic Comfort in a Coveted West Austin Location Set on a peaceful cul-de-sac corner lot, this move-in-ready single-story home offers generous space, a tr...
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Modern Design. Greenbelt Privacy. West Austin | Provence | Lake Travis ISD. Built by Ashton Woods in 2024 and barely lived in, 8328 Grenadier Drive pairs contemporary fin...
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Mature trees and inviting curb appeal welcome you to 2801 Lenwood Court in Lake Pointe. Situated at the corner of two cul-de-sacs, the home enjoys open views on three sid...
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Westin Homes NEW Construction (Camden, Elevation AA) CURRENTLY BEING BUILT Impressive two-story home with 5 bedrooms and 4.5 bathrooms, designed for both comfort and styl...
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Hill Country Suburban Dream Living in Rocky Creek Ranch | Updated Backyard Retreat with a Pool and Sports Court! Some houses check a few boxes. This one checks them all! ...
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Experience exceptional single-story luxury living in Spanish Oaks, one of Austin’s most prestigious 24-hour guard-gated golf communities. Situated on a beautifully manicu...
- 6 Beds
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Behind the gates of Preservation Ranch, The Dreamer presents an extraordinary opportunity to own 23.4 acres of Texas Hill Country. Offered three ways: 23.4 acres with the...
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Behind the gates of Preservation Ranch, The Dreamer presents an extraordinary opportunity to own up to 45.23 contiguous acres of Texas Hill Country. Offered three ways: 2...
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Poised on a cul-de-sac, this newly listed four-bedroom, three-and-a-half-bathroom home presents 3,059 square feet of open, thoughtfully organized living on a greenbelt lo...
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Set atop a commanding 1.36-acre hillside within the gates of Spanish Oaks, this extraordinary estate captures sweeping Hill Country views and a sense of privacy rarely fo...
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Rare Single Story Home on One Acre in Belvedere Gated community. 4,206 SF per Floor Plan Graphics. Modern masterpiece meticulously maintained by its original owner. This ...
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Built under the supervision of its award-winning Architect of kensmitharch.com- this extraordinary custom estate offers a level of craftsmanship, privacy, & timeless desi...
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Welcome to this stunning Drees home on a .24-acre lot in the sought-after Provence community, zoned to top-rated Lake Travis ISD. A striking stone-and-stucco exterior wit...
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Market Edit..new price and save up to $350 per month off mortgage with preferred lender. Ask for more details! Tucked into a small cul de sac in Sweetwater, this thought...
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10513 Pointe View Dr, Austin, TX 78738 | Lake Pointe | $900,000 A rare finish-out opportunity in one of Bee Cave's most sought-after lake communities. This home is framed...
- 3 Beds
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Beautifully designed one-story home offering four bedrooms, three full baths, and a bright, open floor plan with lots of windows and high ceilings that fill the home with...
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Welcome to 5913 Cimarron Ridge Ln., a beautifully upgraded 3-bedroom, 3-full-bath home in the sought-after Sweetwater community and Lake Travis ISD. Designed for comforta...
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*SELLER FINANCING AVAILABLE Thoughtfully reimagined in the highly sought-after Lake Pointe community of Austin, Texas. This fully remodeled residence pairs sophisticated...
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Beautifully maintained and nestled in the amenity-rich Sweetwater neighborhood, this stunner offers nearly 2500 square feet of thoughtfully designed living space. Built i...
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Experience elevated Hill Country living at 13412 Galleria Circle, where thoughtful design, high-end technology, and an unbeatable lifestyle come together in the heart of ...
- 4 Beds
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Designed by Kai Geschke Architects, this striking single-story residence occupies nearly an acre within the gates of Spanish Oaks, one of Austin's most prestigious privat...
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135.92 Acres on Hamilton Pool Rd, Tract borders Provence and Sweetwater Developements. Breath taking building site with the Old Ranch House built in 2002, including guest...
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Introducing an exquisite 4-bedroom, 5-bathroom residence nestled in the prestigious gated community of The Heights of Falconhead, backing to the 18th hole of the PGA-desi...
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*OPEN HOUSE- Contact agent for gate code - must enter at Tennison Hill/Bee Caves Rd* Perched on a corner lot in the heart of Bee Cave, 3500 Wellspring Drive makes a comma...
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FINAL OPPORTUNITIES IN SWEETWATER!! The Everly offers 2,494 sq. ft. of thoughtfully designed single-story living with 3 bedrooms, 2.5 baths, a flex/media room, and a 2-ca...
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FINAL OPPORTUNITIES IN SWEETWATER!! Beautiful 4-bedroom, 4.5-bath home featuring an open-concept layout, private study, media room, game room, and 2.5-car garage. Enjoy a...
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Tucked into the natural beauty of Rocky Creek, 16700 Poppy Mallow delivers the kind of Hill Country greenbelt setting that makes coming home feel like a retreat. Set on a...
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Space, privacy, and a beautiful Hill Country setting come together in this exceptional Ridge at Alta Vista home. Tucked away on a quiet cul-de-sac and backing to peaceful...
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Welcome to 9621 Rocky Creek Blvd, where spacious living, thoughtful design, and a resort-style backyard come together in one of the most desirable communities in the sout...
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- 78738 Zip Code
Welcome to 5115 Twin Acres Rd, a beautifully remodeled Hill Country retreat set on 2.2 acres along Little Barton Creek in the heart of Bee Cave. This exceptional 4-bedroo...
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LOW TAX RATE! Seller offering $10,000 towards flooring. Conveniently located in Bee Cave and zoned to Lake Travis ISD, this 3-bedroom, 3-bath home offers a flexible floor...
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Set on a quiet street in the Highlands section of Rocky Creek, 8817 Ambrosia Drive is a Drees-built, semi-custom home with a flexible layout, a private yard backing to pr...
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Set behind the gates of Spanish Oaks overlooking the 7th hole, The Monolith is a rare architectural statement where bold design, extraordinary craftsmanship, and effortle...
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Life along Hamilton Pool Road is all about the setting. Scenic drives, wide-open skies, beloved local restaurants, wineries, breweries, and some of the Hill Country's mos...
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Welcome home to this expansive Rocky Creek retreat designed for comfort, flexibility & entertaining. Offering 4,475 square feet of thoughtfully planned living, the home f...
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Recently renovated 4-bedroom, 3.5-bath home in the highly sought-after Lake Pointe neighborhood. Set on a corner lot across from the neighborhood park, this move-in ready...
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Discover the incredible potential of 5311 Avispa Way, a unique property offering 2.75 acres in one of Austin's most desirable growth corridors. Whether you're an investor...
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Tucked away on a premium greenbelt lot within a peaceful double cul-de-sac, this exceptional Rocky Creek estate masterfully balances understated luxury with striking natu...
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CORNER LOT - FINAL CHANCE IN SWEETWATER!!! Welcome to this beautifully designed Chesmar Homes Kimberly floor plan offering 3,209 sq. ft. of conditioned living space with ...
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Tucked against a serene greenbelt in the coveted Provence community, this exquisite five-bedroom, six-bathroom Drees Custom Somerville Plan delivers more than 4,600 squar...
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MLS# 7590001 - Built by Drees Custom Homes - Dec 2026 completion! ~ Beautiful 5 Bedroom,4.5 Bath home in Austin, TX! From the moment you step inside the Wyatt, the home c...
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Greenbelt Privacy in Falconhead West! You are going to love this incredible home which sits on an oversized cul-de-sac lot right in the highly desired Bee Cave neighborho...
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Set within the gated Uplands community, 12012 Uplands Ridge offers a rare combination of privacy, updated finishes, and one of the most convenient locations in Bee Cave. ...
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MOVE IN READY! Westin Homes NEW Construction (Carter IX, Elevation HT) This exceptional 5-bedroom, 4.5-bathroom home showcases a breathtaking rotunda entry that leads to ...
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