Sweetwater - Homes, Schools, and Market Guide
A master-planned community in 78738 near Bee Cave with Lake Travis ISD schools, community pools, miles of trails, and community amenities - 20-30 minutes from downtown Austin.
#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold
Written by Joe and Cara Keenan - 25+ years selling homes in the Bee Cave and Lake Travis corridor.
Austin Neighborhood Guide
Sweetwater Neighborhood Guide - Austin Real Estate
Sweetwater homes for sale in 78738. Lake Travis ISD, master-planned community with trails and pools near Bee Cave. Austin's #1 team.
Who is the best realtor in Sweetwater?
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 Sweetwater. Joe and Cara Keenan represent buyers and sellers in Sweetwater 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
Compare Sweetwater on price, schools, and lifestyle access before scheduling private tours.
Buyer Fit
Best for buyers evaluating current inventory depth and value pockets in Sweetwater.
Lifestyle Fit
Lake Travis ISD (78738) helps anchor school-driven search and day-to-day livability.
Keenan Group Authority
- ZIP codes
- 78738
- School district
- Lake Travis ISD
- Active listings
- 34 active listings
What is Sweetwater like?
Sweetwater is a master-planned neighborhood in the 78738 ZIP code, near Bee Cave west of Austin. In the 12 months to October 16, 2026, 104 homes sold in Sweetwater at a median price of $689K and a median of $259 per square foot, based on MLS closed sales; 34 homes are listed for sale now. Homes sold here most often list Rough Hollow Elementary, Lake Travis Middle School and Lake Travis High School in Lake Travis ISD; Niche grades Lake Travis High School A+ as of October 6, 2026. Assignment depends on the address.
As of · Austin MLS (ACTRIS)
- Master-planned community near Bee Cave in 78738, 20-30 minutes from downtown
- Lake Travis ISD: Lake Travis Elementary, Lake Travis Middle, Lake Travis High School
Source: Written by Joe and Cara Keenan - 25+ years selling homes in the Bee Cave and Lake Travis corridor.
Trailing 12 months ending October 16, 2026 · Keenan Luxury Market Index, MLS closed sales
Map & Boundary
Sweetwater Neighborhood Map
Active Listings
Sweetwater homes for sale, schools, and articles
Why Buyers Choose Sweetwater
Sweetwater is built around daily use. The community's design centers on trails, pools, playgrounds, and community gathering spaces - amenities that serve daily life rather than special-occasion activities like golf or boating. For buyers who want Lake Travis ISD schools and a community where you can bike to the pool, Sweetwater delivers at a price point below most competing neighborhoods.
The housing stock is newer, primarily built from the mid-2010s through the present. Builders have focused on practical floor plans - 3-5 bedrooms, open kitchens, covered patios, and two-car garages. The construction is more recent and more energy-efficient than older Lakeway neighborhoods, which translates to lower utility bills and less immediate maintenance.
- Lake Travis ISD is the primary draw for buyers. The school district is the top-rated in the Lake Travis corridor and a major driver of housing demand.
- Community pools, trails, and playgrounds are included in HOA fees. The infrastructure is designed for daily use, not occasional resort visits.
- Newer construction means modern building codes, energy efficiency, and fewer renovation needs in the first decade of ownership.
Current Sweetwater Market Data
In the 12 months ending October 16, 2026, 104 homes sold in Sweetwater at a median price of $689K, with a median of 44 days on market and a median of $259 per square foot (Keenan Luxury Market Index, from MLS closed sales).
As of October 16, 2026, Sweetwater had 34 active and 7 pending listings, with 3.9 months of supply and a 95% sale-to-list ratio in the 12 months ending October 16, 2026.
- Median sale price, 12 months ending October 16, 2026: $689K
- Closed sales, 12 months ending October 16, 2026: 104
- Active listings as of October 16, 2026: 34
- Product filter: Single Family Residence only
- Price bands: review the live comp set by property type, lot, condition, and street-level position
Daily Geography in Sweetwater
Sweetwater is located near the Highway 71 and FM 620 corridor, which puts it within easy reach of Bee Cave's retail infrastructure. The community's position is one of its strengths - closer to the commercial centers than most Lakeway-area communities.
H-E-B, Hill Country Galleria, and the expanding Bee Cave retail corridor are all within 10-15 minutes. Medical facilities, fitness studios, and dining options continue to expand along the Highway 71 corridor.
- Downtown Austin: 20-30 minutes via Highway 71 to MoPac; 35+ during peak rush.
- Bee Cave / Hill Country Galleria: 10-15 minutes east.
- Lakeway commercial area: 10-15 minutes west.
- Austin-Bergstrom Airport: 30-40 minutes via Highway 71 to 130 Toll.
- Dripping Springs: 15-20 minutes southwest.
- Lake Travis public boat ramps: 15-20 minutes for lake access.
Local Anchors That Shape the Community
Sweetwater's anchors are internal - the trails, pools, and community center create daily gathering spots within the neighborhood. The social structure is built around community activities, school connections, and outdoor recreation rather than a club or resort.
- Community trails: The hike-and-bike trail system connects neighborhoods and provides daily exercise infrastructure. Residents use the trails for after-school walks, morning runs, and weekend bike rides.
- Community pools: Multiple pool locations serve different sections and are the primary summer gathering spots for residents.
- Playgrounds and parks: Scattered throughout the community, these add play space close to home and create neighborhood-level gathering points.
- Lake Travis ISD schools: School activities, sports, and parent organizations connect Sweetwater residents to the broader Bee Cave and Lakeway community.
- Bee Cave commercial corridor: The growing retail along Highway 71 provides restaurants, grocery, and services within a 10-15 minute drive.
- Hill Country Galleria: The outdoor shopping and dining center serves as a weekend destination and social hub for the area.
Sweetwater works because it does not try to be everything. It is a community with good schools, good trails, and reasonable prices. The simplicity of that value proposition is its strength - buyers know exactly what they are getting.
How Sweetwater Compares to Nearby Alternatives
Sweetwater buyers compare with Rough Hollow, Hills of Lakeway, Canyon Ranch, and Bee Cave general market. The comparison usually centers on price, amenity type, and lot size.
- Sweetwater has trails and pools at a lower price without lake access. Choose Rough Hollow for the water lifestyle; Sweetwater for amenities at a lower price.
- Sweetwater has newer homes at a higher price without golf. Depends on renovation tolerance vs. new-construction preference.
- Compared with Canyon Ranch: Canyon Ranch has similar Lake Travis ISD access at similar prices but older homes and no community amenities. Sweetwater offers newer construction with built-in trails and pools.
- Compared with Bee Cave (general): Bee Cave's broader market includes a wider price range and more commercial convenience. Sweetwater offers a more defined community experience within the Bee Cave orbit.
Quick Answers About Sweetwater
Sweetwater is 20-30 minutes from downtown Austin via Highway 71 to MoPac during off-peak hours. During rush hour, expect 35+ minutes. Bee Cave and the Hill Country Galleria are 10-15 minutes east.
Sweetwater is served by Lake Travis ISD. Students attend Lake Travis Elementary, Lake Travis Middle School, and Lake Travis High School. Lake Travis ISD consistently ranks among the top school districts in the Austin metro area.
No. Sweetwater does not have a marina or direct lake access. Lake Travis public boat ramps are 15-20 minutes away. The community's amenities focus on trails, pools, and community recreation rather than water access.
Both are master-planned communities in the Lake Travis ISD zone. Rough Hollow has a marina and YachtClub on Lake Travis and tends to sell higher. Sweetwater has trails and pools without lake access, generally at lower prices. Choose Rough Hollow for lake lifestyle; Sweetwater for community amenities at a lower price.
The Keenan Group is the #1 Austin Board of Realtors Team (2024) with 25+ years selling in the Bee Cave corridor. With $1B+ in career sales, we help buyers find the best value in Lake Travis ISD communities and compare options across the area. 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 Sweetwater. Joe and Cara Keenan have completed 1,000+ career transactions and $1B+ in career sales volume, with deep expertise in Sweetwater pricing, schools, and market dynamics. Contact Keenan Group for a confidential consultation: (512) 415-7653.
To list your home in Sweetwater, start with the Keenan Group - Austin's #1 Board of Realtors team (2024). The process: a pricing analysis built on live Sweetwater 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 Sweetwater - 25+ years, 1,000+ homes sold, and $1B+ in career volume. 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 16, 2026, 104 homes sold in Sweetwater at a median price of $689K (Keenan Luxury Market Index, from 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.
Sweetwater is a residential neighborhood in Austin, Texas (ZIP 78738) known for Lake Travis ISD school context, established tree canopy, and proximity to downtown Austin. Sweetwater attracts buyers who value address-level school verification, central location, and neighborhood character. The Keenan Group has served Sweetwater buyers and sellers for 25+ years.
In the 12 months ending October 16, 2026, 104 homes sold in Sweetwater at a median price of $689K (Keenan Luxury Market Index, from MLS closed sales). Use it as neighborhood context, then request a tailored market brief for current pricing, inventory, price bands, and recent sales.
Sweetwater is primarily served by 78738. We can confirm the exact ZIP code for any property.
Sweetwater is primarily served by Lake Travis ISD. We verify school boundaries and campus assignments for each address.
As of October 16, 2026, Sweetwater had 34 active listings (Keenan Luxury Market Index, from MLS data). Inventory changes daily, so contact us for live availability.
Sweetwater benefits from Austin's strong job market, population growth, and limited land supply. In the 12 months ending October 16, 2026, 104 homes sold in Sweetwater at a median price of $689K (Keenan Luxury Market Index, from MLS closed sales). Contact Keenan Group for a detailed investment analysis with appreciation data, rental yield estimates, and comparable sales.
Best Restaurants Near Sweetwater
Where Sweetwater buyers and residents actually eat - from date night to weeknight favorites.
| Name | Cuisine / Type | Price | Highlights | Last verified |
|---|---|---|---|---|
| Seafood & Oyster Bar | $$$ |
| 2026-03-27 | |
| Southwest / Tex-Mex | $$ |
| 2026-03-27 | |
| Italian | $$$ |
| 2026-03-27 | |
| Texas Farm-to-Table | $$ |
| 2026-03-27 | |
| French Bakery & Cafe | $$ |
| 2026-03-27 | |
| Argentine | $$ |
| 2026-03-27 | |
| Burgers | $ |
| 2026-03-27 | |
| American / Rooftop Lounge | $$$ |
| 2026-03-27 | |
| American Sports Bar | $$ |
| 2026-03-27 | |
| Thai | $$ |
| 2026-03-27 | |
| Italian | $$$ |
| 2026-03-27 | |
| Pizza & Deli | $$ |
| 2026-03-27 | |
| Coffee & Pizza | $$ |
| 2026-03-27 | |
| Steakhouse | $$ |
| 2026-03-27 |
Best Trails & Outdoor Spots Near Sweetwater
Trails and outdoor activities that buyers and locals ask about most.
| Name | Highlights |
|---|---|
Sweetwater Internal Trail System |
|
Falconhead West Primitive Park |
|
Bee Cave Central Park |
|
Hamilton Pool Preserve |
|
Milton Reimers Ranch Park |
|
Westcave Outdoor Discovery Center |
|
Bee Cave Hike & Bike Trail |
|
Things To Do Near Sweetwater
Family favorites, date night ideas, and local experiences close to the neighborhood.
| Name | Highlights |
|---|---|
Hill Country Galleria |
|
The Backyard Live Oak Amphitheater |
|
Falconhead Golf Club |
|
Lake Travis |
|
Bee Cave Sculpture Park |
|
Lake Travis Zipline Adventures |
|
Sweetwater Club & Overlook Club |
|
Topgolf Austin - Lakeline |
|
Pedernales Falls State Park |
|
Sweetwater Support Pages
Sweetwater Homes for Sale
Browse active listings in Sweetwater with photos, pricing, and open house schedules.
78738 ZIP Guide
Demographics, schools, walkability, and community profile for ZIP 78738.
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 Sweetwater Compares
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Listings | Guide |
|---|---|---|---|
SweetwaterCurrent | $689K | 34 | You're here |
| $950K | 14 | View Guide | |
| $3.65M | 9 | View Guide | |
| $2.13M | 7 | View Guide | |
| $970K | 44 | View Guide |
Median sale price, trailing 12 months ending October 16, 2026 · Keenan Luxury Market Index, MLS closed sales. Contact Keenan Group for a personalized comparison.
Neighborhood listings
Sweetwater Real Estate Market
| Metric | Sweetwater | Lakeway |
|---|---|---|
| Median Sold Price (12M) | $689K | $750K |
| Median Days on Market | 44 days | 54 days |
| Sale-to-List Ratio | 94.5% | 94.6% |
| Median $/sqft (typical home) | $259 | $284 |
| Active Listings | 34 | 90 |
| Homes Sold (12M) | 104 | 214 |
| Months of Supply | 3.9 | 5.0 |
Data as of . Source: Keenan Group at Compass Real Estate, Austin MLS (ACTRIS). Lakeway reflects closed sales within its city limits over the trailing 12 months.
How Sweetwater Compares
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Sweetwater (you are here) | $689K | Lake Travis ISD | 78738 | 34 |
| Hills of Lakeway | $950K | Lake Travis ISD | 78738 | 14 |
| Spanish Oaks | $3.65M | Lake Travis ISD | 78738 | 9 |
| Belvedere | $2.13M | Lake Travis ISD | 78738 | 7 |
| Rough Hollow | $970K | Lake Travis ISD | 78738 | 44 |
Median sale price, trailing 12 months ending October 16, 2026 · Keenan Luxury Market Index, MLS closed sales
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