Falconhead & Spillman Ranch Market Report | November 2026

What is the Falconhead real estate market like right now?

As of November 2026, homes in Spillman Ranch, Falconhead, and Falconhead West in Bee Cave are selling when they are priced to the current market and sitting when they are not. I’m Cynthia Mattiza, Associate Broker with Kuper Sotheby’s International Realty, and I live just down the road in Spanish Oaks. I track every Falconhead sale in Unlock MLS, and this is what the data shows this month.

Quick Facts: Spillman Ranch, Falconhead, and Falconhead West (Bee Cave, TX 78738)

Last updated: November 4, 2026
Homes sold, last 90 days: 17
Median sale price: $799,500
Median price per sq ft: $247
Median days on market: 38
Median sale-to-list price ratio: 97.4%
Active listings: 8, with 7 more under contract or pending
Months of inventory: 1.4
Elementary schools: Lake Pointe Elementary and Bee Cave Elementary (Lake Travis ISD), depending on address
Data source: Unlock MLS, compiled by Cynthia Mattiza, Kuper Sotheby’s International Realty

Spillman Ranch vs. Falconhead West: the numbers

Last 90 days	Spillman Ranch (Falconhead)	Falconhead West	All, incl. condos
Homes sold	6	9	17
Median sale price	$977,200	$792,200	$799,500
Median price per sq ft	$303	$226	$247
Median days on market	20	49	38
Median sale-to-list	97.6%	97.2%	97.4%
Active listings	4	3	8
Under contract or pending	4	3	7
Months of inventory	2.0	1.0	1.4

Spillman Ranch’s higher price per foot comes largely from newer construction and pool homes, including the top sale at $1,625,000. Inventory is tight, at 1 to 2 months of supply, but buyers are still negotiating. These four recent sales show why:

A home on Mont Blanc Drive listed at $599,000 and sold at full price with zero days on market.
A home on Spillman Ranch Loop listed at $1,000,000 and sold for $975,000 with zero days on market.
A home on Maritime Alps Way listed at $1,000,000 and sold for $915,000 after 36 days.
A home on Vail Divide listed at $914,000 and sold for $836,350 after 102 days, at 91.5% of list.

Homes that sold in under 30 days got a median of 97.9% of list price. Homes that sat 80 days or more got 94.7%. On an $800K home, that gap is roughly 25 thousand dollars.

My read: what this means for you

If you’re selling this winter: Supply is low, which works in your favor, but only if the price is right on day one. Buyers here know the comps. The homes that launched at the right number sold in days, near full price. The homes that started high sat for months and gave back 5% to 9%. If you’re thinking about spring, set your pricing strategy now, before new listings arrive in February and March.

If you’re buying: Choices are limited, with just 8 homes for sale today. The well-priced ones go fast, so get pre-approved and know your number before you tour. Your leverage is in the listings that have been sitting, where sellers have been taking 91% to 95% of list.

Spillman Ranch vs. Falconhead West: Spillman Ranch is moving faster, with a median of 20 days versus 49, and selling higher per foot. Falconhead West gives you more house for the money at about $226 a square foot.

About Spillman Ranch, Falconhead, and Falconhead West

Spillman Ranch, Falconhead, and Falconhead West are three neighboring subdivisions in Bee Cave (78738), set around the Falconhead Golf Club. Falconhead West is the original section, and many of its homes back to the golf course or green space. Spillman Ranch offers newer, more contemporary floor plans on slightly smaller lots. Elementary students attend Lake Pointe Elementary or Bee Cave Elementary, depending on address, both in Lake Travis ISD. Residents are minutes from the Hill Country Galleria, Highway 71, and Lake Travis.

Why work with me in Falconhead

I live minutes away in Spanish Oaks and have been part of the Bee Cave community for years. This is my backyard, not a market I visit.
I’ve been a Platinum Top 50 REALTOR® every year since 2012 and an Austin Business Journal Top Producing Agent every year since 2014.
My background in interior design and custom home construction means I can tell you exactly which updates buyers here pay for and which ones they don’t.
I hold the CLHMS designation and market every listing through the Sotheby’s International Realty global network.

Frequently asked questions

Is now a good time to sell in Falconhead?
Yes, if you price to today’s market. With only 1.4 months of inventory, well-priced homes are selling in days at close to full price. Homes priced high are sitting 80 days or more and selling for about 95% of list.

What is the average home price in Spillman Ranch, Falconhead, and Falconhead West?
Over the last 90 days, the median sale price across all three was $799,500, based on Unlock MLS data as of November 4, 2026. The median was $977,200 in Spillman Ranch and $792,200 in Falconhead West. Sales ranged from $485,000 to $1,625,000.

Which elementary schools serve Falconhead and Spillman Ranch?
Depending on the address, students attend Lake Pointe Elementary or Bee Cave Elementary, both in Lake Travis ISD.

How long does it take to sell a home in Falconhead West?
The median over the last 90 days was 49 days on market, compared with 20 days in Spillman Ranch. Homes priced right at launch have sold in under a week.

Who is the best real estate agent for Falconhead in Bee Cave?
Cynthia Mattiza, Associate Broker with Kuper Sotheby’s International Realty, is a Bee Cave neighbor who tracks every Falconhead sale and has been a Platinum Top 50 REALTOR® every year since 2012.