Lake Pointe Bee Cave Market Report: September 2026

Cynthia Mattiza September 20, 2026

Lake Pointe in Bee Cave is really two markets, and knowing which one your home sits in changes how you should price, prepare, and negotiate.

I'm Cynthia Mattiza, an Associate Broker with Kuper Sotheby's International Realty, and I've lived in Bee Cave for over two decades. I looked at every Lake Pointe home sale from the past 12 months, along with what is on the market today. Homes under about $1.5M without a pool are selling fast and close to asking price. Pool homes and larger, higher-priced homes take about two months and sell roughly 5% under their final list price. Here is what the numbers show.

Lake Pointe at a Glance

Last 12 months	Lake Pointe, Bee Cave
Homes sold	40
Median sale price	$975,000
Price range	$520,000 to $4,350,000
Median price per square foot	$352
Median days on market	23
Median sale price vs. list price	98.0%
Homes sold over asking	8 of 40
Active listings today	6 (plus 2 under contract)

With about 3 to 5 homes selling a month and only 6 active listings, Lake Pointe has roughly 1.3 to 1.8 months of supply. A balanced market is usually closer to 4 to 6 months, so inventory is tight.

Two Markets Inside One Neighborhood

The biggest finding is how differently homes sell depending on price, size, and whether there is a pool.

Home type	Homes sold	Median days on market	Median sale vs. list
$700K to $1M	15	5	98.8%
$1M to $1.5M	9	8	98.3%
Over $1.5M	9	58	95.2%
No pool	25	9	98.8%
Pool	15	58	97.3%

The $700K to $1M range is the sweet spot. Those homes had a median of just 5 days on the market, and buyers were paying the lowest price per square foot of any price range. Homes above $1.5M told a different story: 8 of the 9 sold below their final list price, and they took nearly two months to do it.

Pools matter more than the price alone suggests. Pool homes commanded a higher price per square foot, about $381 versus $303 for homes without, but they took a median of 58 days to sell compared with 9. A pool can win the right buyer, but it narrows the pool of buyers, so the price has to be right from day one.

The Preserve Vista, Pleasant Panorama, and Sea Eagle area (Section 07) is its own market too. It had the highest price per square foot in the neighborhood, about $412, and the slowest sales, with a median of about 85 days.

When Lake Pointe Homes Sell

Summer is peak closing season here. Eighteen of the 40 sales closed in June, July, and August, and those summer sales carried the highest price per square foot, about $373. They also gave up the most in negotiation, closing at a median 96.0% of list.

Spring tells a different story. Homes that closed from March through May sold in a median of about 4.5 days at full asking price, mostly in the entry and mid-priced ranges. Because closings trail contracts by about a month, the buying push likely started in March and ran through June.

One caution: price per square foot rose from about $307 last fall to $373 this summer, but that is not proof of appreciation. More large homes and pool homes sold in the summer, which lifts the average. Comparing similar homes across several years is the only way to know for sure, and I'll share that in a future report.

What This Means for Sellers and Buyers

If you're selling:

Price to the market you're in. Homes that sold within 10 days closed at a median 100% of list, while homes that took 31 days or more closed near 95%. The first two weeks matter most.
Entry and mid-priced homes can sell quickly and close near asking when they are priced right and well presented.
If you have a pool or a larger home, plan for more time and price it against real sold homes, not hopeful ones. Strong presentation makes the difference.

If you're buying:

Homes from $700K to $1M go fast. Be ready to move within days, with your financing lined up.
Larger and pool homes leave more room to negotiate, and about 95% of list is a realistic starting point for those.
Inventory is tight, so it pays to know the neighborhood's sections and streets before a home hits the market.

Every street and section in Lake Pointe behaves a little differently, so the right strategy depends on your specific home.

Curious What Your Lake Pointe Home Is Worth?

I live and work in this community, and I'd be glad to walk you through what these numbers mean for your specific home, street, and timing. Call or text me at 512-940-5293, email [email protected], or visit cynthiamattiza.com.

Cynthia Mattiza, Associate Broker and REALTOR®, Kuper Sotheby's International Realty

Source: Unlock MLS (ACTRIS), Lake Pointe residential sales in Bee Cave, 9/20/2025 to 9/20/2026, and listings as of 9/20/2026. Information is deemed reliable but not guaranteed and is not an appraisal. Statistics are based on a small number of sales and can change quickly.