Lake Austin - Waterfront Homes, Docks, and Market Guide
Austin's constant-level lake, private docks, and 10-25 minute access to downtown.
#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold
Written by Joe and Cara Keenan - 33+ waterfront transactions on Lake Austin.
Austin Neighborhood Guide
Lake Austin Neighborhood Guide - Austin Luxury Real Estate
Lake Austin waterfront homes for sale. Constant-level lake, dock access, 10-25 min to downtown. Expert waterfront guidance from Austin's #1 team.
Who are the best realtors in Lake Austin?
Joe and Cara Keenan of Keenan Group at Compass have closed 33+ home sales in Lake Austin, representing buyers and sellers (Keenan Group sales records, as of October 2026). Their most recent Lake Austin sale closed in August 2026. Keenan Group at Compass is the #1 Austin Board of Realtors Team (2024), with $1B+ in career sales, 1,000+ transactions and 25+ years in Austin.
Source: Keenan Group sales records
Recent Keenan Group sales in Lake Austin
- 3500 Enfield Rd Unit #E - sold August 2026
- 3802 Balcones Dr - sold June 2026
- 1609 Lakecliff Hills Ln - sold February 2021
Luxury Buyer Fit Snapshot
Compare Lake Austin on price, schools, and lifestyle access before scheduling private tours.
Buyer Fit
Best for buyers evaluating current inventory depth and value pockets in Lake Austin.
Lifestyle Fit
Lake Austin homes span four school districts (Austin, Eanes, Leander and Lake Travis ISD), so the school depends on the address. We confirm the exact school assignment for each address before you write an offer.
Keenan Group Authority
- School districts (share of homes sold in the last 2 years or listed now)
- Austin ISD 40% / Eanes ISD 39% / Leander ISD 15% / Lake Travis ISD 6%
- Active Lake Austin waterfront listings
- 31 active Lake Austin waterfront listings
What is Lake Austin real estate like?
Lake Austin is a constant-level lake in the Highland Lakes chain, running approximately 20 miles through Austin's west side between Tom Miller Dam and Mansfield Dam. In the 12 months ending October 30, 2026, 17 homes sold in Lake Austin at a median price of $4.96M (MLS closed sales). Lake Austin is a separate body of water from Lake Travis - they serve different buyers, price ranges, school districts, and boating styles. Lake Austin is the primary waterfront market for luxury buyers who want lake access with a short city commute. The lake's relatively stable water level supports year-round boating, fixed docks, and predictable shoreline access - unlike Lake Travis, which has larger elevation swings. Waterfront parcels span multiple ZIP codes (78703, 78730, 78733, 78746) and school districts (Eanes ISD and Austin ISD depending on location), with most close-in properties being 10-25 minutes from downtown.
- Constant-level lake: 20 miles through Austin's west side, managed by LCRA for stable water levels
- 10-25 minutes from downtown Austin via MoPac, Loop 360, or Bee Caves Road
Source: Written by Joe and Cara Keenan - 33+ waterfront transactions on Lake Austin.
Lake Austin luxury homes sell at a median of $1,145/sqft over the trailing 12 months - one of the core micro-markets in the Keenan Luxury Market Index.
- 47%
- sold $5M+
Map & Boundary
Lake Austin Neighborhood Map
Active Lake Austin waterfront listings
Lake Austin homes for sale, clubs, schools, and articles
Why Buyers Choose Lake Austin
Lake Austin wins on one factor that no other Austin waterfront market can match: proximity. The closest waterfront parcels are 10-15 minutes from downtown Austin - a commute that Lake Travis, Lake LBJ, and Canyon Lake cannot offer. If you want to leave the office and be on the water before dinner, that short drive is what you're paying for.
The constant-level designation is the second draw. Lake Austin sits downstream in the Highland Lakes chain and is managed for consistent flow, which means the water level stays relatively stable year-round. That stability supports fixed docks, predictable boat access, and minimal shoreline disruption compared to Lake Travis, where drought can drop water levels 30+ feet and leave docks on dry land.
- Constant-level water supports year-round boating, fixed docks, and reliable shoreline. Lake Travis has larger swings that affect dock usability during drought.
- 10-25 minutes from downtown depending on which stretch of shoreline. Close-in parcels near Tarrytown and Westlake are the shortest waterfront commute in Austin.
- Approximately 20 miles of residential shoreline - far less than Lake Travis's 150+ miles. Limited supply drives premium pricing.
- School districts vary by address: Eanes ISD covers the western shore, Austin ISD covers the eastern shore near Tarrytown. Always verify before making an offer.
- Dock permits are critical. LCRA, city or county, and HOA approvals are required. Homes with existing permitted docks carry a significant value premium.
Current Lake Austin Market Data
In the 12 months ending October 30, 2026, 17 homes sold in Lake Austin at a median price of $4.96M, with a median of $1145 per square foot (MLS closed sales).
- Median sale price, 12 months ending October 30, 2026: $4.96M
- Closed sales, 12 months ending October 30, 2026: 17
- Product filter: Lake Austin waterfront: Single Family Residence + Condominium + Townhouse
- Share of sales by price band, 12 months ending October 30, 2026: $1M-$1.5M: 0.0%; $1.5M-$2M: 0.0%; $2M-$3M: 18%; $3M+: 82%
Daily Geography on Lake Austin
Lake Austin's shoreline spans roughly 20 miles from Tom Miller Dam (near downtown) to Mansfield Dam (at the western end near Steiner Ranch). Your daily experience depends entirely on which stretch of shoreline you choose.
- Eastern shore (Tarrytown, Westlake): 10-15 minutes to downtown via Bee Caves Road, Lake Austin Boulevard, or Loop 360. The closest waterfront commute in Austin.
- Central shore (Davenport Ranch, Lost Creek): 15-20 minutes to downtown via Loop 360 to MoPac. Good balance of privacy and access.
- Western shore (River Place, Steiner Ranch): 20-30 minutes to downtown via 2222 or 620. More space, lower prices, longer commute.
- MoPac and Loop 360 are the primary north-south corridors. 2222 and Bee Caves Road handle east-west movement.
- Boat access: Most waterfront homes have private docks. Public ramps at Walsh Boat Landing and Loop 360 provide additional access.
- Red Bud Isle at the eastern end is a popular paddling and dog park destination accessible from the Tarrytown side.
Local Anchors on Lake Austin
Lake Austin's appeal is the water itself. Morning coffee on the dock, evening cruises past limestone bluffs, weekend kayaking with the family. The lake is the anchor - everything else is secondary.
- The lake itself: 20 miles of scenic, constant-level waterway for boating, paddling, fishing, and swimming. The channel feel creates intimate coves and quiet stretches.
- Red Bud Isle: Peninsula park at the eastern end, popular for off-leash dogs and kayak launches. A 5-minute drive from Tarrytown waterfront.
- Walsh Boat Landing: Public boat ramp on the Tarrytown side providing launch access.
- Hula Hut and Abel's on the Lake: Lakeside dining that defines the casual waterfront lifestyle.
- Wild Basin Wilderness Preserve: 227 acres of trails on the Westlake side, minutes from western-shore properties.
- Barton Creek Country Club and Westlake Country Club (formerly Lost Creek Country Club): Golf and social amenities for waterfront residents who want club access.
- Lake Austin Spa Resort: Destination spa on the western shore, a reference point for the area's resort character.
Waterfront living on Lake Austin is a lifestyle commitment. The rewards - daily water access, sunset views, year-round recreation - justify the carrying costs for buyers who use the water regularly. For those who would boat a few times a year, a lake-view home without dock costs may be the smarter financial decision.
How Lake Austin Compares to Lake Travis
Lake Austin and Lake Travis are the two primary waterfront markets in the Austin metro. They serve fundamentally different lifestyles and buyer profiles.
- Water level stability: Lake Austin is constant-level (minimal swings). Lake Travis is a storage reservoir with 30-50 foot elevation changes during drought cycles. This directly affects dock usability and shoreline value.
- Commute: Lake Austin close-in parcels are 10-15 minutes from downtown. Lake Travis communities (Lakeway, Hudson Bend) are 25-45 minutes.
- Boating style: Lake Austin is a channel lake suited for cruising, paddle sports, and scenic rides. Lake Travis is open water for high-speed boating, wakeboarding, and long runs.
- Marina access: Lake Austin has fewer marinas and relies more on private docks. Lake Travis has multiple full-service marinas with wet slips and dry stack.
- School districts: Lake Austin-side addresses feed Eanes ISD or Austin ISD. Lake Travis-side communities are Lake Travis ISD or Leander ISD.
- Short-term rentals: Lake Travis has an active vacation rental market. Lake Austin is primarily residential with stricter rental limitations.
Quick Answers About Lake Austin
Yes. Lake Austin is managed by LCRA for relatively stable water levels year-round, unlike Lake Travis which can swing 30-50 feet during drought. 'Constant level' is relative - levels can change during extreme weather or operational decisions - but the stability supports fixed docks and predictable boating access that Lake Travis cannot guarantee.
It depends on the shoreline location. Eastern parcels near Tarrytown and Westlake are 10-15 minutes from downtown. Central parcels near Davenport Ranch are 15-20 minutes. Western parcels near River Place and Steiner Ranch are 20-30 minutes. The eastern shore offers the shortest waterfront commute in Austin.
Lake Austin waterfront spans multiple school districts depending on the specific address. Eanes ISD serves the western and southern shores (Westlake Hills, Lost Creek). Austin ISD serves the eastern shore (Tarrytown). Lake Travis ISD and Leander ISD serve some western parcels. Always verify the district assignment for the specific property address.
Yes. Dock construction and modifications require LCRA approval plus city or county permits. Many neighborhoods also have HOA design guidelines. Existing permitted docks carry significant value because new permits are increasingly difficult to obtain. We review LCRA authorization history and permit status on every waterfront property we evaluate.
Lake Austin is a 20-mile constant-level lake with 10-25 minute downtown commutes and Eanes ISD or Austin ISD zoning depending on address. Lake Travis is a 271-mile fluctuating reservoir with 25-45 minute commutes and Lake Travis ISD or Leander ISD zoning. Lake Austin offers water stability (fixed docks, year-round boating) and proximity. Lake Travis offers more shoreline, bigger water, resort amenities, and lower entry prices. Full comparison: /the-source/lake-austin-or-lake-travis-how-the-lifestyles-compare
Lake Austin shoreline spans multiple neighborhoods across the eastern and western shores: Westlake Hills and Davenport Ranch (central shore, Eanes ISD), Tarrytown (eastern shore near Red Bud Isle, Austin ISD), River Place and Steiner Ranch (western shore, Leander ISD), and smaller enclaves like Commanders Point and West Rim. Each offers different price points, dock types, and commute patterns. Eastern shore parcels near Tarrytown are the closest waterfront to downtown Austin.
New dock construction on Lake Austin runs $150K-$500K+ depending on depth, size, boat lift configuration, and permit requirements. Annual maintenance (cleaning, staining, lift servicing, permit renewal) typically runs $5K-$15K. Flood insurance, shoreline treatments, and LCRA permit compliance add ongoing costs. Homes with existing permitted docks carry a significant value premium because new permits are increasingly difficult to obtain. Budget $15K-$30K+ annually above comparable non-waterfront home carrying costs.
The Keenan Group is the #1 Austin Board of Realtors Team (2024) with 33+ waterfront transactions on Lake Austin. We evaluate dock permits, LCRA history, water depth, shoreline orientation, and flood-zone status on every property. In a market where dock rights and shoreline access determine most of the value, that waterfront-specific expertise is critical. Contact us at (512) 415-7653.
The Keenan Group at Compass is the #1 ranked team by the Austin Board of Realtors (2024) with 25+ years serving Lake Austin. Joe and Cara Keenan have completed 1,000+ career transactions and $1B+ in career sales volume, with deep expertise in Lake Austin pricing, schools, and market dynamics. The Keenan Group's verified track record includes 33+ waterfront transactions on Lake Austin. Contact Keenan Group for a confidential consultation: (512) 415-7653.
To list your home in Lake Austin, start with the Keenan Group - Austin's #1 Board of Realtors team (2024). The process: a pricing analysis built on live Lake Austin market data and recent sales, a full marketing plan (professional media, the Compass network, and our private-exclusive channel), and negotiation through closing. Keenan Group's median days on market is 13, including off-market, private, and pocket sales that close at zero days on market. Contact the Keenan Group to list your home: (512) 415-7653.
The Keenan Group at Compass is the #1 ranked team by the Austin Board of Realtors (2024) and a luxury listing specialist in Lake Austin - 25+ years, 1,000+ homes sold, and $1B+ in career volume. The Keenan Group's verified track record includes 33+ waterfront transactions on Lake Austin. Joe and Cara Keenan represent sellers with data-driven pricing, full-scale marketing, and direct access to qualified luxury buyers. Contact the Keenan Group: (512) 415-7653.
In the 12 months ending October 30, 2026, 17 homes sold in Lake Austin at a median price of $4.96M (MLS closed sales). Prices range significantly by product type, size, condition, floor plan, and proximity to amenities. For price bands, sales-through, and a property-specific valuation, contact the Keenan Group for a market brief.
Lake Austin is an Austin waterfront guide (ZIP 78703, 78730, 78733, 78746) known for shoreline access, view corridors, dock considerations, and a limited-supply ownership profile. Lake Austin attracts buyers prioritizing water orientation, privacy, and long-term scarcity rather than standard neighborhood inventory alone.
In the 12 months ending October 30, 2026, 17 homes sold in Lake Austin at a median price of $4.96M (MLS closed sales). Use it as neighborhood context, then request a tailored market brief for current pricing, inventory, price bands, and recent sales.
Best Restaurants Near Lake Austin
Where Lake Austin buyers and residents actually eat - from date night to weeknight favorites.
| Name | Cuisine / Type | Price | Highlights | Last verified |
|---|---|---|---|---|
Quince Lakehouse 3825 Lake Austin Blvd #201, Austin, TX 78703 | Global Collective | $$$ |
| 2026-03-27 |
Hula Hut 3825 Lake Austin Blvd, Austin, TX 78703 | Tex-Mex / Polynesian | $$ |
| 2026-03-27 |
Mozart's Coffee Roasters 3825 Lake Austin Blvd, Austin, TX 78703 | Cafe | $ |
| 2026-03-27 |
Ski Shores Cafe 2905 Pearce Rd, Austin, TX 78730 | American / Burgers | $$ |
| 2026-03-27 |
County Line on the Lake 5204 Ranch Rd 2222, Austin, TX 78731 | Texas Barbecue | $$ |
| 2026-03-27 |
Pool Burger 2315 Lake Austin Blvd, Austin, TX 78703 | Burgers / Tiki Bar | $ |
| 2026-03-27 |
Maudie's Cafe 2608 W 7th St, Austin, TX 78703 | Tex-Mex | $$ |
| 2026-03-27 |
Chez Zee American Bistro 5406 Balcones Dr, Austin, TX 78731 | American Bistro | $$$ |
| 2026-03-27 |
Waterloo Ice House 360 & 2222 6203 N Capital of Texas Hwy, Austin, TX 78731 | American | $$ |
| 2026-03-27 |
Cipollina 1213 W Lynn St, Austin, TX 78703 | Italian | $$$ |
| 2026-03-27 |
Steiner Ranch Steakhouse 5424 Steiner Ranch Blvd, Austin, TX 78732 | Steakhouse | $$$$ |
| 2026-03-27 |
Stillwater at Lake Austin Spa Resort 1705 S Quinlan Park Rd, Austin, TX 78732 | Contemporary American | $$$$ |
| 2026-03-27 |
The Oasis on Lake Travis 6550 Comanche Trl, Austin, TX 78732 | Tex-Mex / American | $$ |
| 2026-03-27 |
Best Trails & Outdoor Spots Near Lake Austin
Trails and outdoor activities that buyers and locals ask about most.
| Name | Highlights |
|---|---|
Mount Bonnell (Covert Park) |
|
Pennybacker Bridge (360) Overlook |
|
Turkey Creek Trail (Emma Long Park) |
|
Bull Creek Greenbelt |
|
Emma Long Shoreline Trail |
|
Red Bud Isle |
|
River Place Nature Trail |
|
Things To Do Near Lake Austin
Family favorites, date night ideas, and local experiences close to the neighborhood.
| Name | Highlights |
|---|---|
Austin Boat Rentals (Lake Austin) |
|
Peace Paddling (SUP & Kayak Delivery) |
|
Walsh Boat Landing |
|
Loop 360 Boat Ramp |
|
Emma Long Metropolitan Park |
|
Lake Travis Zipline Adventures |
|
Lake Austin Calm (Donut Boats & SUPs) |
|
Deep Eddy Pool |
|
Sunset Watching at The Oasis |
|
Private Dock Living |
|
Lake Austin Support Pages
Lake Austin Waterfront Homes for Sale
Browse active Lake Austin waterfront listings in Lake Austin with photos, pricing, and open house schedules.
78703 ZIP Guide
Demographics, schools, walkability, and community profile for ZIP 78703.
Austin ISD
School ratings, enrollment data, and campus profiles for Austin ISD.
Eanes ISD
School ratings, enrollment data, and campus profiles for Eanes ISD.
Leander ISD
School ratings, enrollment data, and campus profiles for Leander ISD.
Lake Travis ISD
School ratings, enrollment data, and campus profiles for Lake Travis ISD.
Our Results
1,000+ homes sold over our career. See our track record and client results.
How Lake Austin Compares
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Lake Austin waterfront listings | Guide |
|---|---|---|---|
Lake AustinCurrent | $4.96M | 31 | You're here |
| $1.93M | 116 | View Guide | |
| $2.38M | 5 | View Guide | |
| $3.76M | 6 | View Guide | |
| $2.13M | 6 | View Guide |
Median sale price, trailing 12 months ending October 30, 2026 · Keenan Luxury Market Index, MLS closed sales. Contact Keenan Group for a personalized comparison.
Neighborhood listings
Lake Austin Waterfront Market
Homes in Lake Austin sell for around $1,145 per square foot (median sold, last 12 months), roughly 3.9 times the City of Austin median of $296.
| Metric | Lake Austin | City of Austin |
|---|---|---|
| Median Sold Price (12M) | $4.96M | $602K |
| Median $/sqft (typical home) | $1,145 | $296 |
| Active Lake Austin Waterfront Listings | 31 | 3,239 |
| Homes Sold (12M) | 17 | 8,825 |
Data as of . Source: Keenan Group at Compass Real Estate, Austin MLS (ACTRIS). City of Austin reflects closed sales within its city limits over the trailing 12 months.
How Lake Austin Compares
| Neighborhood | Median Price | School District | ZIP | Active Lake Austin Waterfront Listings |
|---|---|---|---|---|
| Lake Austin (you are here) | $4.96M | Austin ISD 40% / Eanes ISD 39% / Leander ISD 15% / Lake Travis ISD 6% | 78703 | 31 |
| Westlake Hills | $1.93M | Eanes ISD | 78746 | 116 |
| Rob Roy | $2.38M | Eanes ISD | 78746 | 5 |
| Rollingwood | $3.76M | Eanes ISD | 78746 | 6 |
| Davenport Ranch | $2.13M | Eanes ISD | 78746 | 6 |
Median sale price, trailing 12 months ending October 30, 2026 · Keenan Luxury Market Index, MLS closed sales
Last updated
