Real experiences from buyers and sellers in this neighborhood

Let me start by saying that Joe Keenan and Cara Keenan did an awesome job. Not only were they polite and respectful, but they were informative and down right professional. This was my first time buying a house and I have to say they made it a very pleasant and almost easy experience. I would recommend these two to anyone who knows what kind of things they are looking for, and even those who don't, these Realtors know their stuff so they can help find anything that fits you. They don't try and sell you or give false information. I feel as if they wanted what was best for me even if I didn't decide to go with them. I can't express how much I appreciate all that was done for me. As a young adult stepping into a new environment of purchasing my own home, they made sure I understood and knew every detail that went into what I was going to buy. All in all, this was a great experience for me and I hope more people will request Joe Keenan and Cara Keenan because I know they will help to the best of their abilities and beyond. Thanks again guys!
Joel Johnson
First-Time Buyer in Austin, TX
Demographics, schools, walkability, and community profile for 78734
Active listings, pricing, and sales velocity for 78734
Austin's top luxury neighborhoods ranked by median price with live MLS data
20 Austin neighborhoods ranked by schools, commute, lifestyle, and price
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Lake Travis (you are here) | — | Lake Travis ISD | 78734 | 408 |
| Lakeway | $980K | Lake Travis ISD | 78734 | 142 |
| Rough Hollow | $905K | Lake Travis ISD | 78738 | 49 |
| Sweetwater | $690K | Lake Travis ISD | 78738 | 27 |
| Bee Cave | $895K | Lake Travis ISD | 78738 | 20 |
Last updated
My husband and I made an unexpected move to Austin recently. Joe Keenan and Cara Keenan made it possible for us to not only find a beautiful home that fits our needs but also gave us the knowledge and understanding of the area so we could make an educated decision. From the time we met Joe Keenan and Cara Keenan, they made us feel welcome and went the extra mile to make sure we had all the information we needed on each of the properties we looked at. They also introduced us to Austin in a way that friends would do. They told us about all the great places to eat, visit, and hang out. They both always made us feel like we could bring up any and all concerns we had and gave us the information we needed. Even after the close of escrow, they continue to check in on us to make sure everything is going well and that we have everything we need to begin to settle in this beautiful city. Thank you, Joe Keenan and Cara Keenan, for your hard work!
S.K.
Relocation Buyer from Out of State
Cara Keenan and Joe Keenan are ridiculously good at what they do. They helped us sell our house, and we are so happy that we had them on our side throughout. A couple of things, in particular, stand out. Cara Keenan did a fabulous job of assessing exactly where we needed to put work into our house before selling it to really convince potential buyers of its value and where we didn't need to put in work, and things would be fine. After that, Cara Keenan and her team went way above and beyond what I ever expected from a real estate agent. They found good contractors, oversaw every aspect of the work, from painting to electrical to various repairs, and stepped in every time anything went wrong to get it fixed before we even started worrying. When we finally put our house on the market, Cara Keenan and Joe Keenan expertly navigated a complicated multiple-offer situation in a way that resulted in a much better outcome for us than we expected. An agent less expert could easily have fumbled that one. We are so happy that we were working with Cara Keenan and Joe Keenan. You cannot go wrong with this team.
Joey Fishkin
Home Seller in Bouldin Creek, Austin, TX, 78704
I can't recommend Cara Keenan enough!!! For our first home-buying experience, she was everything we were hoping for and more. Cara Keenan and Joe Keenan were recommended by a colleague, but it was Cara Keenan who took point on our search (Joe Keenan was really helpful when we were out and about looking at properties). Throughout the whole process, Cara Keenan was super-responsive, proactive, extremely knowledgeable about the Austin market, made sure to check in about any concerns we might have and made suggestions that saved our butts when it came to negotiating on the property we went with. Even after the closing, she was helpful in coordinating some issues for us and smoothing out some work on the house before we were moving in. She takes real pride in her work, listens, eased minds and was just so helpful (and fun!). I've already recommended her to other friends for whenever they may want to start looking and know that if/when my husband and I need to move, she'll be our first call.
Sarah Dettenwanger
First-Time Buyer in Austin, TX
Suffice it to say, we have had a great experience with Joe Keenan. We all worked hard to get the house on the market. And he was patient with us with all our questions. With his experience and his network, we were able to get things ready and get things set up. He was able to guide us and gave us necessary space. And he was available when we needed to talk and were ready to move forward. Folks each have different support needs and Gina and I's requirements are directness and communication. At the same time, we need some time to move forward on actions and review next steps. Joe Keenan is able to provide both space, time and communicate. We would and will recommend Joe Keenan. Additionally, we are looking forward to continuing our relationship with him as we look to purchasing a new home in the coming few months. Our thanks to Joe Keenan for all his help and time.
Mauricio Suescun
Seller & Future Buyer in Austin, TX
Cara Keenan is a true gem of a real estate agent. She first helped me find a condo for an employee who'd be spending the weeks in Austin back in 2007. Since then, Cara Keenan has helped me buy four rental homes and most recently, a new home following my divorce. She has always been on the lookout for me for new rental properties and knows exactly what I look for, after coaching me through best practices of being a landlord. Cara Keenan shared tools to manage these properties best, and she and Joe Keenan are fantastic about helping me find new tenants when a lease term is up. Cara Keenan was a great agent and friend to me during a tough period; divorce. She helped me find a great home near my kids' school and made that traumatic process much easier by taking care of everything. The search, the inspections, the closing, and even detailed out for me what utilities to contact to get everything working before move-in. Cara Keenan was incredible.
Caroline Goodner
Long-Term Investor and Homebuyer in Austin
Get a comp-backed home value range with TCAD context

The west Austin and Hill Country lake corridor anchored by Lakeway, Bee Cave, Rough Hollow, Spanish Oaks, Flintrock Falls, The Hills, and Lake Travis ISD.
#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold
Written by Joe and Cara Keenan - 25+ years selling Lake Travis, Lakeway, and Austin luxury communities.
Austin Neighborhood Guide
Lake Travis Austin guide for Lakeway, Bee Cave, Rough Hollow, LTISD, waterfront living, clubs, marinas, schools, and luxury buyer strategy.
Lake Travis is an Austin neighborhood guide in 78734. Zoned to Lake Travis ISD. 408 listings currently available. Keenan Group - #1 Austin team, 25+ years, 1,000+ transactions.
Source: Keenan Group at Compass Real Estate, Austin TX
The Keenan Group at Compass is the #1 Austin Board of Realtors team (2024), with 25+ years, 1,000+ homes sold, and $1B+ in career volume serving Lake Travis. The team's verified track record includes 20+ waterfront and lake transactions. Joe and Cara Keenan represent buyers and sellers in Lake Travis with data-driven pricing, full-scale marketing, and direct access to qualified luxury buyers.
Source: Keenan Group at Compass Real Estate, Austin TX
Luxury Buyer Fit Snapshot
Buyer Fit
Best for buyers evaluating current inventory depth and value pockets in Lake Travis.
Lifestyle Fit
Lake Travis ISD (78734) helps anchor school-driven search and day-to-day livability.
Seller Fit
408 active listings means pricing precision and premium positioning matter for faster offer quality.
Keenan Group Authority
Lake Travis is better understood as a west Austin and Hill Country corridor than as one neighborhood. It includes Lakeway, Bee Cave, Rough Hollow, Spanish Oaks, Flintrock Falls, The Hills, Serene Hills, Sweetwater, Steiner Ranch, Hudson Bend, and parts of Spicewood. This page is the parent guide for that broader lake-lifestyle market.
Many south-shore Lake Travis communities are served by Lake Travis ISD, including much of Lakeway and Bee Cave. However, the broader Lake Travis area also includes addresses in Leander ISD and other districts depending on location. Buyers should verify the school assignment by exact property address before making an offer.
Lake Austin is closer to downtown and operates with much more stable water levels. Lake Travis is a larger water-supply reservoir with more shoreline, more community variety, more marinas, broader price bands, and stronger resort-style boating. Lake Austin is usually the prestige constant-water choice; Lake Travis is the broader lifestyle and value-spread choice.
Lake Travis is the west Austin lake corridor built around Lakeway, Bee Cave, Rough Hollow, Spanish Oaks, Flintrock Falls, The Hills, Serene Hills, Sweetwater, Steiner Ranch, and Spicewood. It is not one subdivision. It is a lifestyle market where buyers compare waterfront access, Lake Travis ISD, golf and private-club proximity, Hill Country views, marina access, and commute tolerance. The key tradeoff is simple: Lake Travis offers more shoreline, larger community variety, resort-style amenities, and broader price bands than Lake Austin, but it is a water-supply and flood-management reservoir with meaningful lake-level fluctuation. Current market context is verified through live MLS market data before property-specific pricing guidance.
Source: Written by Joe and Cara Keenan - 25+ years selling Lake Travis, Lakeway, and Austin luxury communities.
Map & Boundary
Active Listings
408
Lake Travis is the strongest Austin-area choice for buyers who want a larger lake lifestyle without leaving the luxury west-side ecosystem. The corridor gives buyers multiple ways to live near the water: true waterfront estates, marina-oriented communities like Rough Hollow, golf and club communities like Spanish Oaks and Flintrock Falls, hilltop view neighborhoods, and master-planned family communities in Lake Travis ISD.
This page should be read as the parent guide for the corridor, not as a replacement for the individual community pages. Lakeway, Rough Hollow, Serene Hills, Sweetwater, Spanish Oaks, Flintrock Falls, Belvedere, Bee Cave, Hills of Lakeway, and Lake Travis ISD each answer a narrower question. Lake Travis answers the bigger question: which side of the lake lifestyle actually fits your daily life?
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Listings | Guide |
|---|---|---|---|
Lake TravisCurrent | N/A | 408 | You're here |
| $980K | 142 | View Guide | |
| $905K | 49 | View Guide | |
| $690K | 27 | View Guide | |
| $895K | 20 | View Guide |
Prices based on trailing 12-month polygon-based market data. Contact Keenan Group for a personalized comparison.
Yes. Lake Travis is designed to fluctuate as a water-supply and flood-management reservoir, so water level affects dock usability, cove depth, shoreline appearance, boat-ramp access, and buyer perception. Waterfront buyers should review historical water levels, dock design, cove position, shoreline slope, and LCRA requirements before underwriting value.
Key Lake Travis luxury communities include Rough Hollow, Spanish Oaks, Flintrock Falls, The Hills and Hills of Lakeway, Serene Hills, Sweetwater, Belvedere, Lakeway waterfront, Steiner Ranch, Travis Club, and select Spicewood waterfront and view properties. Each serves a different buyer profile.
The Lakeway and Bee Cave side is highly practical for full-time living because it has schools, medical care, retail, restaurants, parks, and daily services. Deeper Spicewood and lakefront positions may skew more second-home or privacy-oriented. The right answer depends on commute tolerance, school needs, and how often the buyer will use the lake.
Start with the lifestyle decision. If you want marina access and LTISD, compare Rough Hollow and Lakeway. If you want private-club living, compare Spanish Oaks, Flintrock Falls, The Hills, and Travis Club. If you want newer family communities, compare Serene Hills and Sweetwater. If you want privacy and acreage, compare Belvedere and Spicewood.
Keenan Group combines Austin luxury market experience with Lake Travis-specific diligence: water-level context, dock and shoreline questions, school-boundary verification, HOA and club tradeoffs, and community-by-community resale positioning. Joe and Cara Keenan have 25+ years of Austin and Lake Travis-area experience.
Live MLS market data for Lake Travis is temporarily unavailable. Keenan Group verifies median price, price bands, active inventory, and recent sales-through before giving property-specific guidance.
The daily Lake Travis experience changes by shoreline. The Lakeway and Bee Cave side is the most practical full-time luxury lane because it combines Lake Travis ISD, Highway 71 access, FM 620 services, medical care, retail, restaurants, and established neighborhoods. Spicewood pushes farther into Hill Country privacy. Steiner Ranch and Hudson Bend sit closer to northwest Austin and Leander ISD.
For most Keenan Group buyers, the key map is not the lake outline. It is the triangle between Lakeway, Bee Cave, and Highway 71, with extensions into Rough Hollow, The Hills, Flintrock Falls, Spanish Oaks, Sweetwater, Serene Hills, Belvedere, and Spicewood. That triangle determines school routes, grocery runs, club access, airport timing, and the realistic downtown commute.
Lake Travis is anchored by water, schools, clubs, and Hill Country topography. Buyers are not just shopping a house; they are choosing a daily operating system. The right fit may be a dock-oriented waterfront home, a golf community, a newer master-planned family neighborhood, or a private acreage position with lake views.
Lake Travis buyers usually compare against Lake Austin, Westlake, Bee Cave, Steiner Ranch, and sometimes Lake LBJ or Hill Country resort communities. The correct answer depends on whether the buyer values water stability, commute, school district, resort lifestyle, or privacy most.
Lake Travis is better understood as a west Austin and Hill Country corridor than as one neighborhood. It includes Lakeway, Bee Cave, Rough Hollow, Spanish Oaks, Flintrock Falls, The Hills, Serene Hills, Sweetwater, Steiner Ranch, Hudson Bend, and parts of Spicewood. This page is the parent guide for that broader lake-lifestyle market.
Many south-shore Lake Travis communities are served by Lake Travis ISD, including much of Lakeway and Bee Cave. However, the broader Lake Travis area also includes addresses in Leander ISD and other districts depending on location. Buyers should verify the school assignment by exact property address before making an offer.
Lake Austin is closer to downtown and operates with much more stable water levels. Lake Travis is a larger water-supply reservoir with more shoreline, more community variety, more marinas, broader price bands, and stronger resort-style boating. Lake Austin is usually the prestige constant-water choice; Lake Travis is the broader lifestyle and value-spread choice.
Yes. Lake Travis is designed to fluctuate as a water-supply and flood-management reservoir, so water level affects dock usability, cove depth, shoreline appearance, boat-ramp access, and buyer perception. Waterfront buyers should review historical water levels, dock design, cove position, shoreline slope, and LCRA requirements before underwriting value.
Key Lake Travis luxury communities include Rough Hollow, Spanish Oaks, Flintrock Falls, The Hills and Hills of Lakeway, Serene Hills, Sweetwater, Belvedere, Lakeway waterfront, Steiner Ranch, Travis Club, and select Spicewood waterfront and view properties. Each serves a different buyer profile.
The Lakeway and Bee Cave side is highly practical for full-time living because it has schools, medical care, retail, restaurants, parks, and daily services. Deeper Spicewood and lakefront positions may skew more second-home or privacy-oriented. The right answer depends on commute tolerance, school needs, and how often the buyer will use the lake.
Start with the lifestyle decision. If you want marina access and LTISD, compare Rough Hollow and Lakeway. If you want private-club living, compare Spanish Oaks, Flintrock Falls, The Hills, and Travis Club. If you want newer family communities, compare Serene Hills and Sweetwater. If you want privacy and acreage, compare Belvedere and Spicewood.
Keenan Group combines Austin luxury market experience with Lake Travis-specific diligence: water-level context, dock and shoreline questions, school-boundary verification, HOA and club tradeoffs, and community-by-community resale positioning. Joe and Cara Keenan have 25+ years of Austin and Lake Travis-area experience.
Lake Travis ISD
School ratings, enrollment data, and campus profiles for Lake Travis ISD.
42 transactions | Avg list price $818K
| Address | List Price |
|---|---|
| 12309 Carlsbad DR | $1.73M |
| 13802 Yellow Bell BND Unit #17 | $650K |
| 14709 Longbranch DR | $525K |
| 15504 Cabrillo Way | $875K |
| 5812 Davenport Divide Rd | $1.27M |
| 14501 Falcon Head BLVD Unit #16 | $590K |
Showing 6 of 42 sales in Lake Travis. View all
Browse current listings in Lake Travis. Updated daily from Austin MLS.

Lago Vista, TX 78645
Marshalls Harbor / Riviera at Lake Travis
MLS# 6262808 • Courtesy of ACTRIS
$63,000,000

Lago Vista, TX 78645
Marshalls Harbor / Riviera at Lake Travis
MLS# 5200716 • Courtesy of ACTRIS
$63,000,000

Lago Vista, TX 78645
Marshalls Harbor / Riviera at Lake Travis
MLS# 1042309 • Courtesy of ACTRIS
$63,000,000

Austin, TX 78732
Steiner Ranch Ph 01 Sec 06G
MLS# 4447742 • Courtesy of ACTRIS
$20,000,000
$2,057/sqft

Austin, TX 78732
Steiner Ranch Ph 1 Sec 6G Residence
MLS# 9090855 • Courtesy of ACTRIS
$12,900,000
$1,715/sqft

Austin, TX 78738
Spanish Oaks Sec 09
MLS# 8447300 • Courtesy of ACTRIS
$10,995,000
$889/sqft

Austin, TX 78738
Rough Hollow The Peninsula
MLS# 7932102 • Courtesy of ACTRIS
$6,850,000
$875/sqft

Austin, TX 78734
Hudson Bend Colony 01 Resub
MLS# 6877513 • Courtesy of ACTRIS
$6,600,000
$875/sqft