The short version: 61 houses sold in Falconhead and Falconhead West over the last 12 months, at a median of $835,000 and 96% of their original list price. January through March was the fastest stretch of the year, with a median of under 12 days on market. The market cooled after spring, and since October houses have taken a median of 92 days. With only 9 houses for sale, Falconhead has under two months of inventory, compared with nearly five across the wider area.
If you own in Falconhead or Falconhead West, or you're thinking about buying here, this is what the market actually did over the past year. I pulled every sale from the MLS from mid-November 2025 through early November 2026, broke it down by quarter, and set it against the wider MLS area that takes in Lakeway, Bee Cave and Spicewood, so you can see how our neighborhood stacks up. For the most recent 90 days, see my November 2026 Falconhead market report.
The Year at a Glance
Falconhead and Falconhead West recorded 61 sales over the last 12 months. The median sale price was $835,000, or about $273 per square foot. The typical house sold for 96% of its original list price after 35 days on the market, and about half sold within their first 30 days.
The bigger story is supply. There are only 9 active listings in the neighborhood right now. At last year's pace of about five sales a month, that's under two months of inventory. Across the wider area it's closer to five months. Falconhead is still a tight market, even while buyers in the rest of the area have more to choose from.
Quarter by Quarter
Falconhead sold fastest early in the year, then slowed into fall
Median days on market, by quarter of closing
* Partial quarters: mid-November to December 31, 2025, and October 1 to early November 2026. Source: ABoR MLS.
Two things stand out. First, the start of the year was the strongest stretch. Houses that closed in the first quarter of 2026 sold in a median of under 12 days, 7 in 10 sold within their first 30 days, and they brought the highest price per square foot of the year. Keep in mind that closings run about 30 to 45 days behind contracts, so those numbers mostly reflect deals agreed in December, January and February.
Second, the market cooled after spring. April through June was the busiest quarter with 24 sales. By summer, the median time on market had doubled, and so far this fall houses have taken a median of 92 days and sold for about 94% of their original price. None have sold at or above list since October 1.
| Falconhead | Sales | Median price | Median $/sq ft | Median % of original list |
|---|---|---|---|---|
| Q4 2025 (partial) | 7 | $899,000 | $253 | 95.9% |
| Q1 2026 | 10 | $939,000 | $285 | 97.2% |
| Q2 2026 | 24 | $817,500 | $276 | 96.4% |
| Q3 2026 | 12 | $737,500 | $249 | 95.5% |
| Q4 2026 to date | 8 | $817,925 | $254 | 93.7% |
The median price moves around with the mix of houses that happened to sell each quarter, so price per square foot and percent of list price are better gauges of where the market is.
How Falconhead Compares With the Wider Area
| Last 12 months | Falconhead | Wider MLS area (LS) |
|---|---|---|
| Sales | 61 | 1,166 |
| Median sale price | $835,000 | $824,500 |
| Median price per sq ft | $273 | $280 |
| Median % of original list price | 96.0% | 94.5% |
| Median days on market | 35 | 50 |
| Sold within 30 days | 49% | 37% |
| Listings that sold (vs. withdrawn or expired) | 73% | 59% |
| Active listings today | 9 | 472 |
| Months of inventory | 1.8 | 4.9 |
The wider area takes in Lakeway, Bee Cave, Spicewood and the neighborhoods around them, lakefront included, so it covers a much wider range of houses and prices. Even so, the comparison is clear. Falconhead houses sell faster, closer to their asking price and more often. About three out of four Falconhead listings that left the market this year sold. Across the wider area it was closer to three out of five.
Why the First 30 Days Matter Most
The longer a house sat, the more it gave up off its list price
Median discount from original list price, by total days on market (59 Falconhead and Falconhead West sales)
Two sales without days-on-market data are left out. Source: ABoR MLS.
On an $850,000 house, the gap between selling in the first month and sitting past 60 days works out to roughly $48,000. A few examples from this year:
- One Falconhead West house started at $970,000 and closed at $836,350 after 102 days, 86% of its first price.
- A house in Spillman Ranch listed at $900,000, came off the market, relisted at $849,000 and sold for $799,500. It was on the market 159 days in total.
- Another started at $885,000, expired, came back at $849,900 and closed at $792,200.
On the other side, 11 houses sold at or above their original list price this year, several in under a week, including sales at $975,000, $1,105,000 and $1,627,000. That's what a price that's right on day one looks like.
What This Means Heading Into 2027
If you're thinking of selling in early 2027: Last year, January through March was the fastest stretch of the year in Falconhead. Inventory is low right now, but nine listings came off the market between July and October without selling, priced from about $700,000 to $1.8 million. Some of those owners may try again in the spring. A well-prepared, well-priced house that hits the market in January or February gets ahead of that wave instead of competing with it.
If you're buying: Fall has been the best time to negotiate this year. Sellers have accepted a median of about 94% of their original price since October, and nothing has sold at or above list. With so few listings, though, the right house won't wait long once the new year starts.
Either way: Falconhead is holding its value well. What changes from quarter to quarter is how fast houses sell and how much room there is to negotiate, and the price a house starts at has a lot to do with both.
Falconhead Market FAQs
How many houses sold in Falconhead in the last 12 months?
61 houses closed in Falconhead and Falconhead West between November 14, 2025 and November 2, 2026, at a median price of $835,000.
What's the best time of year to sell in Falconhead?
Over the last 12 months, houses that closed from January through March sold fastest, with a median of 11.5 days on market and 70% selling within 30 days. Closings lag contracts by 30 to 45 days, so those were mostly deals agreed from December through February.
How does Falconhead compare with the rest of the Lakeway and Bee Cave area?
Falconhead houses sold faster (a median of 35 days vs. 50), closer to asking (96.0% of original list price vs. 94.5%) and more often (73% of listings sold vs. 59%). Falconhead has about 1.8 months of inventory, against about 4.9 across the wider MLS area.
More on Falconhead
- Falconhead real estate guide and every house for sale
- Falconhead market report: the last 90 days
- What's your Falconhead house worth?
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. Wondering what this means for your house? Get in touch and I'll walk you through the numbers for your street.
Source: ABoR MLS (Unlock MLS). Falconhead figures cover closings from November 14, 2025 through November 2, 2026 in Falconhead (Spillman Ranch) and Falconhead West, including the Cottages at Spillman Ridge and Canyonside condos. Wider-area figures cover MLS area LS closings from November 12, 2025 through November 10, 2026. Days on market are cumulative, so they include earlier listings of the same house. Months of inventory is active listings divided by average monthly sales. Information is deemed reliable but not guaranteed.