Lake Travis in Two Minutes
The Keenan Group has helped buyers navigate every Lake Travis community over 25+ years. Lake Travis is the big water in Austin's Highland Lakes chain — 63 miles of shoreline, 18,900 acres at full pool, and the recreational center of gravity for the western suburbs. It is a different market than Lake Austin. Where Lake Austin is an intimate, constant-level corridor 15 minutes from downtown, Lake Travis is a larger, more variable reservoir 25-45 minutes out with a wider range of price points and community types.
Most Lake Travis buyers are choosing between Lakeway, Rough Hollow, Bee Cave, Hudson Bend, and pockets of Steiner Ranch that back to the water. Prices range from $500K for a non-waterfront home in Lakeway to $8M+ for direct waterfront with a deep-water dock.
The Water Level Question
This is the single most important thing Lake Travis buyers need to understand. Lake Travis is a flood-control and water-supply reservoir managed by LCRA (Lower Colorado River Authority). Water levels fluctuate — sometimes dramatically. During the 2011-2015 drought, the lake dropped over 40 feet. Docks sat on dry land. Property values in shallow-water areas dropped 20-30%.
At full pool (681 feet MSL), Lake Travis is spectacular. At low pool, some coves become mud flats. Before buying any lakefront property, check the historical water levels at your specific location and understand what your dock and shoreline look like at 650 feet, 660 feet, and 670 feet. Deep-water coves (those maintaining 20+ feet at most levels) command a significant premium for this reason.
Where to Buy
Lakeway
The largest and most established Lake Travis community. Master-planned in 1963, now a city of ~20,000. Multiple gated sections, two golf courses (Lakeway Country Club's Live Oak and Yaupon courses), a full-service marina, and Lakeway Regional Medical Center. Homes range from $500K townhomes to $5M+ waterfront estates. Lake Travis ISD schools. 30-35 minutes to downtown Austin.
Best for: families wanting community infrastructure, golf, and Lake Travis access without direct waterfront pricing.
Rough Hollow
Master-planned community on the north shore of Lake Travis, developed starting in the mid-2000s. Amenities include The Rough Hollow Yacht Club, pool complex, trails, and a marina with boat slips. Homes range from $500K to $2.5M. Lake Travis ISD schools. 25-30 minutes to downtown.
Best for: active families wanting resort-style amenities and Lake Travis access at a more accessible price point than direct waterfront.
Hudson Bend
The most rural feel of any Lake Travis area. Unincorporated Travis County on the south shore. Larger lots (1-5+ acres), fewer HOAs, and more privacy. Mix of established homes and new custom builds. Some of the best deep-water frontage on the lake. Prices range from $600K for non-waterfront to $6M+ for waterfront. Lake Travis ISD.
Best for: buyers who want acreage, privacy, and direct waterfront without the master-planned community structure.
Bee Cave / Spanish Oaks Corridor
Technically along the Lake Travis corridor but not all properties have lake access. Bee Cave is a growing city with the Hill Country Galleria shopping center, strong schools (Lake Travis ISD), and new construction. Spanish Oaks is a luxury golf community with Bobby Weed-designed course. Homes range from $700K in Bee Cave to $8M+ in Spanish Oaks.
Best for: buyers who want the Lake Travis school district and Hill Country setting without requiring waterfront.
Schools
Lake Travis ISD covers most of the corridor. The district has grown rapidly and maintains strong ratings — Lake Travis High School consistently ranks among the top public high schools in Central Texas. Elementary and middle school quality varies by campus. Verify specific feeder zones by address on ltisdschools.org.
Some pockets along the north shore fall in Leander ISD (also strong). A few older areas are in Austin ISD.
Price Comparison
| Area | Non-Waterfront | Waterfront | Deep-Water Premium |
|---|---|---|---|
| Lakeway | $500K-$1.5M | $1.5M-$5M | +30-50% |
| Rough Hollow | $500K-$1.5M | $1M-$2.5M | +25-40% |
| Hudson Bend | $600K-$1.5M | $2M-$6M+ | +40-60% |
| Bee Cave | $700K-$2M | Limited | N/A |
| Spanish Oaks | $1.8M-$8M+ | Some lake views | N/A |
Lake Travis vs Lake Austin
| Factor | Lake Travis | Lake Austin |
|---|---|---|
| Size | 63 miles shoreline | 22 miles shoreline |
| Water level | Variable (can drop 40+ ft) | Constant (controlled by dam) |
| Distance to downtown | 25-45 min | 10-20 min |
| Entry price (waterfront) | ~$1M | ~$4M |
| Trophy price | $6-8M | $15-35M |
| Boat traffic | Heavy on weekends | Moderate |
| Community type | Master-planned + rural | Residential corridor |
For a deeper comparison, read our Lake Austin or Lake Travis guide.
What to Check Before Buying
- Water depth at your dock location at multiple historical lake levels — not just current level.
- LCRA dock permits — requirements differ by location and shoreline type.
- Flood zone designation — FEMA maps determine flood insurance requirements ($3K-$15K/year).
- HOA restrictions on watercraft — some communities limit boat size, jet skis, or dock modifications.
- Septic vs sewer — many lakefront properties are on septic systems. Inspection is non-negotiable.
Common Questions
Is Lake Travis a good investment?
Can I short-term rent my Lake Travis home?
How far is Lake Travis from downtown Austin?
What about the water level right now?
Related Resources
Ready to take the next step? Get a home valuation if you are considering selling, explore buyer resources if you are searching, or review the Keenan Group's track record across 1,000+ Austin transactions.
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