78738 & 78734 Market in 90 Seconds — September 2025 (Deep Dive)
78738 & 78734 Market in 90 Seconds: September 2025 Deep Dive
Looking for real insights on Lakeway and Bee Cave? This quick read is for you.
I'm zooming in on everything real estate for 78738 and 78734. Whether you're buying, selling, or living local, you’ll get the key numbers on home prices, sales, demand, and trends. If you care about timing the market or just want the freshest info, keep reading.
What's Happening Right Now in 78738 and 78734
September 2025 brought some curveballs.
Here’s what stands out:
| Stat | 78738 (Sept 2025) | 78734 (Sept 2025) | Last Month (Avg) | Last Year (Avg) |
|---|---|---|---|---|
| Median Sale Price | $960,000 | $830,000 | +2% | +5% |
| Active Listings | 94 | 121 | -8% | +10% |
| Median Days on Market | 31 | 29 | -4 days | +7 days |
| Homes Sold | 49 | 60 | -12% | +6% |
Big moves:
- Prices: Both zip codes climbed compared to last year, with 78738 posting the bigger jump.
- Inventory: Fewer homes hit the market than last month, but there’s more inventory than this time last year.
- Days on Market: Homes are taking longer to sell than last September, but slightly quicker than midsummer.
- Sales Volume: Fewer closings than last month but still up from 2024.
A quick takeaway: High prices are sticking, while buyers are moving just a bit slower. Sellers need to price smart, stage,and have their homes really stand out in the crowded market.
What's Driving the Market in These Zip Codes
Several clear factors explain these shifts:
- New Construction: Builders added some inventory in both areas, especially in 78738, which draws families wanting bigger, newer homes. ( Think Provence neighborhood).
- Interest Rates: Rates saw a drop, we are hoping this energizes the market.
- School Ratings: Lake Travis ISD continues to bring in homebuyers chasing top test scores and strong sports programs. Also access to the private schools in area: International School of Texas, Regents, St. Michael's.
- Local Perks: Easy access to Lake Travis, community parks, golf, and HIll Country Galleria area keeps demand steady.
- Remote Work & Relocation: Migration from Dallas, Houston, and out of state relocations like California still fuel a demand, especially in neighborhoods with bigger lots and views. Many of Spanish Oaks buyers relocated from out of state..
78738: Unique Trends and Standout Neighborhoods
78738 has its own flavor this month. Here’s what’s heating up:
- Rough Hollow and Serene Hills dominate the conversation. These areas draw buyers looking for newer construction homes or gated communities.
- Median sale prices in the upper $900,000s reflect bigger square footage and newer builds.
- Demand for larger homes with open layouts has ramped up, thanks in part to families needing flexible space for work and school.
- What’s moving fastest? Homes in Belvedere and Spanish Oaks, thanks to larger private lots, hill country views, and updated finishes.
Buyers: Act fast if a quality listing pops up in these neighborhoods that's priced well.
Sellers: Pricing confidently just below the comp average draws the most serious attention.
78734: Ups and Downs Worth Noting
78734 isn’t following the exact same path.
- This zip includes more vacation homes, waterfront lots, and smaller condos, which means swings in price points are common.
- The median price is slightly lower, but luxury lakefront homes skew the top of the market.
- Lake access and creekside properties are moving fastest.
- Inventory on townhomes and older cottages has ticked up, making it easier for first-time buyers or investors to break in.
- Some sellers had to lower list prices on dated homes, which slowed overall sales but made room for value-conscious buyers.
Buyers: Watch for price drops on older listings, especially outside of top-tier lake neighborhoods.
Sellers: Move-in ready homes near the water get the most interest.
If you’re looking for certainty, one thing is clear: 78738 and 78734 keep delivering steady, if sometimes bumpy, opportunities for both buyers and sellers.
- Buyers: If you find a home you like, don’t sit on it. The best ones go fast, while we don't see bidding wars just yet, the good ones that buyers see value in do move. Watch for updated listings and stay flexible on smaller details if you want to win in this market.
- Sellers: Do the work to get it market ready, and price just below market comps if you want to move quickly. High prices have held, but buyers expect value.
Thinking about your next move in 78738 or 78734? Reach out for a deep dive on the neighborhood you have an interest in, they really do vary per neighborhood.