The short version: Over the last two years in Lakeway, Bee Cave and Spicewood, houses that closed from April through June sold fastest and closest to their asking price. April closings took a median of 33 days on market and got 95.8% of their original list price. January was the slowest month, at 115 days and 91.2%. Most of those spring sales went under contract in March through May, so a house that's ready to list in late January or February is in position for the strongest stretch of the year.
This time of year, the question I hear most from people thinking about selling is "When should we list?" Most of them have heard that spring is best. I wanted to see whether our own numbers back that up, so I pulled two full years of closed sales from the MLS for the area that covers Lakeway, Bee Cave, Spicewood and the neighborhoods around them, from November 2024 through November 2026. That's about 2,300 sales.
The short answer is yes, spring wins, and it wasn't close. But the timing that matters is when you list, not when you close, and that's earlier than most people think.
What Two Years of Sales Show
Houses that closed in April through June sold fastest
Median days on market by month of closing, two years of sales combined
December 2024 through October 2026. November is left out because the data only covers one full November. Source: ABoR MLS.
| Month of closing | Average sales per month | Median % of original list price |
|---|---|---|
| December | 95 | 92.3% |
| January | 52 | 91.2% |
| February | 81 | 93.8% |
| March | 97 | 94.5% |
| April | 102 | 95.8% |
| May | 132 | 95.1% |
| June | 127 | 95.4% |
| July | 102 | 94.3% |
| August | 115 | 93.3% |
| September | 104 | 91.8% |
| October | 84 | 93.0% |
Average of the two years for each month. Includes all residential sales in the MLS area, lakefront included.
Three things stand out:
- Spring is the peak in every way that matters to a seller. April through June had the most sales, the shortest time on market and the highest share of asking price. The pattern held in both years.
- January is the low point. Fewer sales, the longest time on market, and the biggest gap between where sellers started and where they ended up.
- Fall gets slower and softer. By September, houses were taking more than twice as long to sell as in April, and the discount off list price had nearly doubled.
On an $850,000 house, the difference between April's 95.8% and January's 91.2% is roughly $39,000. Some of that gap comes from the mix of houses that sell in each season, but the direction is the same in both years.
Why You List Before Spring, Not In It
These numbers are by closing date, and closings run about 30 to 45 days behind the contract. A house that closed in April typically went under contract in March. With a median of 33 days on the market, many of those houses were listed in February.
So if you want to sell into the spring market, the house needs to be on the market as buyers start showing up in late winter, not in May when most of the competition has already listed. That means getting ready now.
A Timeline for a Spring Sale
- November and December: decide and plan. Get a realistic price range, walk the house with your agent, and make a prep list. Book painters, cleaners and any repair work before the holidays fill everyone's calendar.
- January: get the house ready. Repairs, paint, declutter, deep clean, and a landscaping refresh. Schedule photography for a clear day once the work is done.
- Late January to February: list. Set the final price from the most recent sales and the houses you'll be competing with that month. The first two weeks on the market are when you get the most attention, so be ready for it.
- March through May: the contract window. This is when most of the strongest spring sales of the last two years went under contract.
Timing helps, but it doesn't replace pricing. A house that starts too high in April still sits, and I wrote about why the first few weeks decide the outcome in how houses near Lake Travis actually sell for more.
What About Falconhead?
If you've read my 12-month Falconhead market report, you saw that January through March was Falconhead's fastest stretch this year, at a median of under 12 days. That's true, but it was only 10 sales. In the same months a year earlier, Falconhead houses took a median of 42 days. One neighborhood's numbers bounce around from year to year, so I'd lean on the two-year pattern across the wider area: spring is the more reliable bet, and Falconhead's tight inventory just makes a well-prepared house stand out even more.
What This Market Looks Like Right Now
Fall is running slower than last year. From October 1 through November 10, about 19% fewer houses closed than in the same weeks a year ago. Over the full year, though, houses sold faster than the year before, with a median of 50 days on market against 67, and prices per square foot held steady. For the latest numbers, see my Lakeway and Bee Cave market update.
Best Time to Sell FAQs
What is the best month to sell a house in Lakeway or Bee Cave?
Over the last two years, houses that closed in April sold fastest, with a median of 33 days on market and 95.8% of their original list price. May and June were close behind and had the most sales. Since closings lag contracts by 30 to 45 days, the best time to list is usually late January through early March.
Is it a bad idea to sell a house in the winter around Lake Travis?
Not if it's priced right, but it's the slowest season. January closings took a median of 115 days on market and sold for 91.2% of their original list price, and January had the lowest share of list price in both years. Listing in late winter, just ahead of spring, gives you the benefit of preparing over the holidays without waiting for the busiest season.
How long does it take to sell a house in Lakeway and Bee Cave?
Over the 12 months ending November 2026, the median was 50 days on market, counting relists. It ranged from about a month for spring closings to about three months for houses that closed in fall and winter.
Planning a Spring Sale?
- Find out what your house is worth
- The seller mistakes that cost the most around Lake Travis
- Talk with me about your timing
Written by Lori Wakefield, REALTOR, Keller Williams Lake Travis. CLHMS, Keller Williams Master Faculty Instructor and member of the City of Bee Cave Planning and Zoning Commission. Call or text 512-657-4455.
Source: ABoR MLS (Unlock MLS), residential closings in MLS area LS (Lakeway, Bee Cave, Spicewood and surrounding neighborhoods) from November 12, 2024 through November 10, 2026. Monthly figures cover December 2024 through October 2026. Days on market are cumulative, so they include earlier listings of the same house. Information is deemed reliable but not guaranteed.