Why Lakeway and Bee Cave Are Outperforming Westlake and Tarrytown Right Now

Quick answer: As of July 2026, Lakeway (78734) and Bee Cave (78738) show healthier buyer demand than Westlake Hills (78746) and Tarrytown (78703), based on the UnlockMLS Central Texas Zip Code Scorecard. Tarrytown currently has the lowest market health score of any zip code in the Austin-Round Rock-San Marcos MSA.

I'm Cynthia Mattiza, Associate Broker with Kuper Sotheby's International Realty. I've worked West Austin, Bee Cave, Westlake Hills, Lake Travis, Lakeway, Spicewood, and the greater Texas Hill Country for 16 years, and I review this scorecard every month to see where buyer demand is actually moving, not just where prices are highest.

At a Glance: Five West Austin and Lake Travis Zip Codes, July 2026

What the Zip Code Scorecard Measures

UnlockMLS scores each Central Texas zip code from 0 to 100 using four weighted factors: average days on market within that zip's dominant price band, year over year sales change, year over year median price change, and how exposed the zip is to higher priced, slower moving inventory. A higher score means homes in the price range where most buyers are actually active are selling at a normal pace, with sales and prices holding steady.

Zip Code Breakdown: July 2026

Westlake Hills, 78746: Soft, Score 56

Westlake Hills, home to Eanes ISD and the neighborhoods around Bee Cave Road and Westbank Drive, saw sales volume climb 42.1% year over year. But the median price fell 24.7% to $1,845,000. The dominant price band here is $1 million and over, and 88.9% of sales fall in the $500K-plus tier. Buyers are showing up, but they're negotiating hard on price.

Bee Cave, 78738: Soft, Score 58

Bee Cave, covering Spanish Oaks, the Backyard, and the Hill Country Galleria corridor, is nearly flat on sales at negative 1.8%, but the median price actually rose 14.2% to $990,000. Of the five zip codes here, Bee Cave has the most stable pricing, even while carrying the same $1 million-plus dominant band as its neighbors.

Lakeway, 78734: Transitional, Score 64

Lakeway, including Rough Hollow, Flintrock Falls, and the Lake Travis waterfront, is the most improved zip code on this list. Sales rose 57.1% year over year, and the median price is down a modest 5.4% to $687,500. Lakeway's dominant price band sits lower than Westlake or Bee Cave, which helps explain its stronger health score.

Southwest Austin, 78735: Soft, Score 59

This zip code, which includes the Barton Creek area, saw sales rise 15.4% with price essentially flat at negative 0.9%. Median price landed at $864,400. It's a steady, unremarkable performer, and in this market, steady is a compliment.

Tarrytown, 78703: At-Risk, Score 14

Tarrytown posted the weakest score of any zip code in the entire Central Texas scorecard, not just among these five. Sales fell 18.2%, median price dropped 27.3% to $1,075,000, and average days on market in the dominant $1 million-plus band reached 129 days. Inventory here is currently misaligned with what buyers are willing to pay and how quickly they're willing to move.

What This Means If You're Buying or Selling in West Austin

If you're comparing Westlake Hills and Lakeway right now, the data points toward Lakeway carrying more underlying buyer demand, even though it sits in a lower price band. If you own in Tarrytown and are considering a sale, pricing and positioning matter more today than they did a year ago. If you're in Bee Cave, the price stability here is a real advantage worth highlighting to buyers who are shopping across multiple West Austin zip codes.

None of this replaces a conversation about your specific street, property condition, or price point. That's where local expertise comes in, and it's why I track this data across every zip code I work in, every month.

Frequently Asked Questions

Which West Austin zip code has the healthiest housing market in 2026? Within the Westlake Hills, Bee Cave, Lakeway, and Tarrytown corridor, Lakeway (78734) has the strongest combination of sales growth and price stability as of July 2026, with a market health score of 64.

Is Tarrytown (78703) a good place to sell right now? Tarrytown currently has the lowest market health score of any zip code in the Austin-Round Rock-San Marcos MSA, driven by falling sales, falling prices, and 129 average days on market in its dominant price band. Sellers here should price and position more carefully than in a typical year.

Are home prices dropping in Westlake Hills? Yes. Westlake Hills (78746) saw sales volume rise 42.1% year over year, but the median price fell 24.7% to $1,845,000, which suggests buyers are active but pushing back hard on price.

Is Bee Cave a good real estate market in 2026? Bee Cave (78738) has one of the more stable price trends in West Austin, with the median price up 14.2% year over year to $990,000 even as sales volume held nearly flat.

How is the Lakeway housing market performing in 2026? Lakeway (78734) is the most improved West Austin zip code on the UnlockMLS scorecard, with sales up 57.1% year over year and a market health score of 64, categorized as Transitional.

What does an At-Risk zip code rating mean? An At-Risk rating on the UnlockMLS Central Texas Zip Code Scorecard means a zip code's inventory is currently misaligned with buyer demand and affordability, typically shown through longer days on market, falling sales, and declining prices.

About Cynthia Mattiza

Cynthia Mattiza is an Associate Broker and REALTOR® with Kuper Sotheby's International Realty, specializing in luxury residential real estate across West Austin, Bee Cave, Westlake Hills, Lake Travis, Lakeway, Spicewood, and the Texas Hill Country. She has been named a Platinum Top 50 REALTOR® every year since 2012, an Austin Business Journal Top Producing Agent every year since 2014, and is RealTrends Verified in the top 1.5% of agents nationally. She was nominated for 2025 REALTOR® of the Year.

Work With a West Austin Market Expert

I track this data across Bee Cave, Westlake Hills, Lake Travis, Lakeway, Spicewood, and the greater Texas Hill Country every month. If you're weighing a move in any of these zip codes, reach out and I'll walk you through what it means for your specific property or search.

Cynthia Mattiza Associate Broker, REALTOR® Kuper Sotheby's International Realty 512-940-5293 [email protected] cynthiamattiza.com

Data source: UnlockMLS Central Texas Zip Code Scorecard, July 2026. Year over year comparisons measured against July 2025.