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Real experiences from buyers and sellers in this neighborhood

Joe Keenan and Cara Keenan were exceptional! I called 3 Realtors to interview for the listing of my home, which I had lived in for 27 years. The first two calls went straight to voicemail and on the third call, Joe Keenan answered. We had a long chat about my home, the construction of our new home, the timing of the sale, etcetera. Joe Keenan and Cara Keenan came over the next evening to discuss the listing. They were genuine, knowledgeable, had a proven plan and track record. Over the next couple of weeks, I did hear from the two other agents who also came to my home. One was very aggressive in wanting to list the home. It was during the time when you list on Thursday and have multiple offers on Monday. Unfortunately, I had several timing issues. My husband and I were building and weren't certain of the moving date to the new home and we didn't want to move out to sell and then have to move again. The other issue was closing could not take place before October 6 for tax reasons. We had begun to pack up our home and sell/donate some of our furnishings. The aggressive Realtor suggested we move the boxes to the garage, and she would add some of her furniture to stage the house, then we take a weekend away and she would have a showing. This was a good 2 months before we were ready to list. I found this very stressful and no longer considered her a potential agent. The other Realtor was ambivalent. He would list it and it would sell. No plan and no real interest. He was also not an option. So, we signed with Joe Keenan and Cara Keenan. I let them know that communication was my touchpoint. I needed to know what was going on. They came with a plan, which included their investment in the home as well, providing some of the upgrades for the listing. They managed the contractors to get the home ready, prepared a detailed analysis for pricing, which was tricky in light of the fact that the market had changed, no longer the Thursday to Monday sale. The staging and listing were perfect. The home looked beautiful, move-in ready. We did have to wait about 3 weeks for an offer, and they managed the negotiations well, keeping my best interest in mind. The closing went smoothly, and we couldn't be happier. I have let my friends and neighbors know that I would recommend Joe Keenan and Cara Keenan wholeheartedly. Excellent!!
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Lake Travis (you are here) | — | Lake Travis ISD | 78734 | 417 |
| 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
Lynn Brown
Longtime Austin Homeowner in Jester, 78759
When my mom passed away and, as executor, I knew I was responsible for selling her townhouse, I was a bit nervous. I had never sold a house before, but my daughter and son-in-law, Emily and Dave Rowe had sold a couple with the help of their friends, Joe Keenan and Cara Keenan. I was very impressed with their experiences - in both cases, they sold quickly and over the asking price! When I met with Joe Keenan and Cara Keenan, they were very confident about the list price and described how everything would go from prepping the house to taking photos and video and listing the property to reviewing offers. And everything happened exactly the way they described it! Their team did an excellent job. The first person who reached out to me was BJ, who called me about an hour after I filled out a request on their website. BJ stayed in touch with me throughout the process and was very helpful. I met Sean at the house as he was working on repairs, changing fixtures, painting, and clearing out the final bulk trash items on the property and he did an excellent job. One of the things that had impressed me when they sold my daughter and son-in-law's houses were the excellent photos - which is important since most people get their first look at the property online. And these photos did not disappoint. They were beautiful. And even though the house was vacant, Leah kept me informed of all the activities taking place at the house. I don't remember the name of the program, but I got an email whenever the house was being shown to a client or previewed by an agent. Throughout the process, Joe Keenan and Cara Keenan kept in touch with me by phone, email, and text making the whole process efficient and nearly effortless for me – and I appreciate that! On behalf of my six siblings and myself, we thank Joe Keenan, Cara Keenan, and the Keenan Group for their excellent service and for selling our parent's house quickly and for more money than we had expected! I will definitely call on Keenan Group in the future and will recommend them to my family and friends!
Mary Finley
Executor and Seller in Austin, TX
Keenan Group at Compass Real Estate is simply the best at what they do and how they serve their clients. Joe Keenan and Cara Keenan are unbelievable! We have moved several times, and this has been the best one ever! From looking at houses to closing, they have been like Christmas morning or as a hot brownie with cold vanilla ice cream on top and a dash of Bailey's (depending on what you are in to). If I could adopt the Keenans I would because they exemplify the very best in service, sales, and support that you want when looking to move. Hugs to high fives they found us the best house for the best price and then facilitated all the details in between. I could go on forever, but at the end of the day, I am thinking about trying to find a way to buy another house to work with them again just so that I can feel the magic again. Addicted is an understatement! GO JOE KEENAN AND CARA KEENAN! Like Tina Turner said, simply the best! And they deliver like the US Postal Service no matter what, you can depend on them!
Chris Harris
Repeat Buyer in Austin, TX
Cara and Joe have been friends of ours for several years. My wife and I have referred several clients to them and they always do a very professional job with them. On this particular transaction in Travis Country they represented me as an investor and handled both the purchase and the sale and I couldn't have been happier. We are currently going under contract on another investment property and hopefully this one will provide me with the return I am after. And I plan on doing many more with them as my agents. I congratulate Keenan Group at Compass Real Estate on developing a great real estate business model via the best online product in the marketplace. It brings real and proven leads/customers to your agents while providing buyers and sellers the best search engine available. The time and money Keenan Group at Compass Real Estate devoted to it originally, and continue to refine, has got to have paid them back many times over. In the business world there is no substitute for expertise. So yes, I am a very happy client and referral source.
Jerry Pritchard
Investor and Referral Source in Austin, TX
We learned about Cara Keenan and Joe Keenan after they helped our next-door neighbor sell their house. Amazed as we watched them give our neighbor's house a facelift and sell it in a few days for a crazy high price. We had been thinking about selling since we had been in our house 20 years and are approaching retirement age. Really, more house (landscape, pool, age, etc.) than we really wanted to deal with at this stage of our life. We talked with Joe Keenan and Cara Keenan in October 2021 and they gave us some recommendations on what we could do to maximize the value of our house. We had not sold or looked for a house in over 20 years so we were basically new to the process. As you know the Austin market was booming and the best advice we got from them was to buy a place before putting our house on the market. So Keenan Group helped us find a new house, and provided recommendations for financing, moving, etc. Cara Keenan took care of "operation facelift." Zeroed in on key areas to update, selected the items, i.e. marble, tile, light fixtures, paint colors etc. everything. We let them design it since it was clear to us they understood the potential buyer market. We just paid the bills. Part of Keenan Group includes a very skilled contractor who has reasonable prices, has interior design sense, and works well with the Team. The house went on the market in April of 2022 and we got 5 offers over asking price after 4 days. The winning offer was way over our "best price" scenario. After looking at other houses for sale in our neighborhood we believe the "operation facelift" investment was returned about 10 times! Prior to moving back to Austin in 2000, we had purchased homes and lived in Chicago (Naperville), Phoenix (Scottsdale) and Pittsburgh (Cranberry) and built two homes (Lakeway, Scottsdale). Since 2000 there have been mind-blowing changes in the realty market thanks to technology, and they do a very good job of leveraging it. Keenan Group exceeded our expectations in every step of the process. From the design phase, house hunting phase, operation facelift, two closings, etc., etc. A TV reality show experience, without the drama. When we explain to friends and colleagues what we accomplished with Keenan Group, they don't believe it. The experience was really remarkable and we love telling people about it. We highly recommend Keenan Group!
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

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. 417 listings currently available. Keenan Group - #1 Austin team, 25+ years, 1,000+ transactions.
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
417 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
417
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 | 417 | 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.
42 transactions | Avg list price $826K
| Address | List Price |
|---|---|
| 12309 Carlsbad Dr | $1.60M |
| 13802 Yellow Bell Bnd Unit #17 | $625K |
| 14709 Longbranch Dr | $525K |
| 15504 Cabrillo Way | $875K |
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.
School ratings, enrollment data, and campus profiles for Lake Travis ISD.
Chuck & Melyssa Loy
Downsizing Sellers in Northwest Hills, Austin, TX
| 5812 Davenport Divide Rd | $1.27M |
| 14501 Falcon Head Blvd Unit #16 | $580K |
Showing 6 of 42 sales in Lake Travis. View all
Browse current listings in Lake Travis. Updated daily from Austin MLS.

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# 3614815 • Courtesy of ACTRIS
$13,250,000
$1,762/sqft

Volente, TX 78641
Lake Travis 05
MLS# 3699538 • Courtesy of ACTRIS
$8,995,000
$1,101/sqft

Volente, TX 78641
Lake Travis 05
MLS# 6937868 • Courtesy of ACTRIS
$8,995,000
$1,101/sqft

Volente, TX 78641
Lake Travis 01
MLS# 3999236 • Courtesy of ACTRIS
$6,500,000

Lago Vista, TX 78645
Waterford On Lake Travis Sec 2
MLS# 5058349 • Courtesy of ACTRIS
$5,995,000
$836/sqft

Austin, TX 78738
Spanish Oaks
MLS# 6892809 • Courtesy of ACTRIS
$5,799,000
$709/sqft

Austin, TX 78738
Spanish Oaks Ph 02-B
MLS# 9785546 • Courtesy of ACTRIS
$5,499,000
$839/sqft