Lake Travis Homes For Sale

Work With Lake Travis Waterfront Specialists

Lake Travis is large, scenic, and highly variable, and that variation matters when buying waterfront property. Water levels rise and fall with rainfall and drought, so two homes at similar price points can offer very different waterfront experiences. Water depth, shoreline slope, dock location and design, and how well a property keeps usable water at lower lake levels all shape both enjoyment and long-term value. The communities add another layer. Lakeway, Lago Vista, Point Venture, Jonestown, Volente, Briarcliff, Spicewood, and the Pedernales River arm each have their own feel, price dynamics, and tradeoffs. Knowing which area fits a buyer's lifestyle and long-term goals is its own kind of expertise.

Hunter Croan, owner of The Lakefront Group, built the team around waterfront-specific due diligence and off-market access, including Lake Travis listings that active buyers searching public platforms will simply never see.

For Lake Travis, Brooke LeMond is the team's primary local voice. She has spent more than two decades selling Lake Travis waterfront and continues to spend personal time on the lake with her family, giving her community-by-community knowledge that matters when Lakeway, Hudson Bend, Lago Vista, and Spicewood all offer different lake access, price dynamics, and day-to-day experiences. As a certified KW Real Estate Planner, Brooke also brings structured thinking around 1031 exchanges and capital gains planning, considerations that come up regularly for buyers approaching Lake Travis as both a lifestyle and a long-term financial decision.

Billy Stephens spent more than a decade in building materials sales before moving into real estate. That gave him a practical understanding of construction, materials, maintenance, and improvement costs. It matters on the water, where buyers have to weigh much more than the home itself: docks and boat lifts, exterior materials, structural components, site improvements, and what changing water levels do to all of them. Billy helps buyers understand what they are purchasing, spot likely future expenses, and put a realistic cost on bringing a property to the standard they want.

More About Lake Travis Real Estate

Most Popular Areas for Lake Travis Real Estate

Lake Travis stretches more than 60 miles, and when you compare Lake Travis homes for sale, where you buy makes a real difference in the waterfront you get. Water depth, cove location, lake access, drive time to Austin, school districts, neighborhood restrictions, and pricing all vary from one part of the lake to another. We have created individual guides for the Lake Travis communities buyers ask us about most.

Lakeway is one of the most established communities on Lake Travis and a popular choice for buyers who want waterfront living with easy access to shopping, dining, golf, marinas, and Austin. Lakeway is served by Lake Travis ISD and sits on the south shore near Mansfield Dam, where buyers find some of the deeper and more dependable water on the lake, an important consideration when levels fluctuate.

Hudson Bend is the unincorporated peninsula just upstream of Mansfield Dam, a short drive from Lakeway. Most buyers searching the Lakeway area take it in as well. It shares Lakeway's deep water and established marinas, mixes older lake cabins with new custom builds, and has no city government, so it carries fewer municipal rules than its neighbors.

Volente sits on the north side of Lake Travis, closer to the lower basin, and is known for its hills, deep-water pockets, and nearby marinas. The terrain runs from protected coves to dramatic open-water views. It appeals to buyers who want a quieter lake lifestyle within reach of Cedar Park, Leander, and northwest Austin.

Jonestown extends farther up the north shore with a mix of waterfront neighborhoods, acreage, and more rural properties, along with some of the lake's most interesting waterfront terrain. Like Volente, it draws buyers looking for a quieter stretch of the lake that is still an easy drive to Cedar Park and Leander.

Lago Vista and Point Venture are neighboring north-shore communities. Lago Vista offers golf courses, lake access, established neighborhoods, and a wide range of housing and waterfront options. Point Venture is a smaller peninsula community with golf, a marina, and a strong second-home atmosphere. Both can offer a different value proposition than areas closer to Austin, though drive times into the city are typically longer.

Briarcliff and Spicewood cover a quieter stretch of the south and upper lake, where buyers find everything from traditional lake houses to large-acreage waterfront estates. Briarcliff offers a small community setting with a marina and golf course. Spicewood extends across a much larger area with acreage, luxury waterfront neighborhoods, and properties approaching the Pedernales River. Water depth and shoreline conditions can change from one cove to the next here, so a property's exact location is especially important.

Pedernales River waterfront offers a different experience from the main body of Lake Travis. The river winds through the Hill Country before joining the lake, creating protected coves, tree-lined shorelines, limestone cliffs, and a more secluded setting. Buyers get the feel of riverfront living with boating access to Lake Travis when water levels allow.

Other Lake Travis areas. Several communities are closely associated with the Lake Travis lifestyle even though they do not offer Lake Travis waterfront homes. Steiner Ranch, for example, is on Lake Austin, near the lower basin of Lake Travis, with convenient access to nearby marinas, parks, and waterfront areas. Portions of Leander and Cedar Park reach the north side of the lake while offering proximity to shopping, schools, and major roadways. For buyers, the distinction between being on Lake Travis and being near Lake Travis is important. Waterfront access, dock rights, water depth, restrictions, and even drive time to the water can vary considerably with the exact location. Part of our job is matching you to the right shore, and telling you plainly when a property is near the lake rather than on it.

Living on Lake Travis

Lake Travis is a boater's paradise thanks to its 57.6 miles of boatable waterways and deep water, with a maximum depth of about 210 feet near Mansfield Dam. That depth is perfect for cabin cruisers, houseboats, and wakeboard and wakesurf boats, since the deeper the water, the bigger the boat's wake. About 10.1 of those boatable miles are on the Pedernales River arm, one of the best places to wakeboard in the country thanks to its natural shorelines and winding curves, which nearly always leave a straightaway sheltered from the wind.

Lake Travis is not a constant-level lake, but its depth keeps most of the lake boatable through even the worst droughts. It also allows floating boathouses and lifts under LCRA permitting, which sets it apart from Corps of Engineers reservoirs such as Canyon Lake, where private waterfront improvements are not permitted. Most Lake Travis boathouses are built to entertain, with patios, slides, bars, and more. If you want a lake of similar size and feel that is constant level and allows waterfront improvements, our team also recommends Lake LBJ.

Lake Travis real estate works as a primary residence, a second home, or an investment. It is close enough to Austin for a daily commute from the south shore, it is a long-standing second-home market for families from San Antonio, Midland, and Austin, and its name recognition supports a strong short-term rental market. Lake Travis homes for sale run from established lake cabins to estates. For lower-maintenance lake living, take a look at Lake Travis condos for sale.

Lake Travis Water Levels: What 84 Years of Data Tell Buyers

Lake Travis is not a constant-level lake. The numbers behind that label matter more than the label itself, so we pulled the Texas Water Development Board's daily elevation record for Lake Travis, October 1942 through September 2026, to see what the lake actually does.

Full pool is 681 feet above mean sea level, and the lake has been at or above that mark on only about 13 percent of days since 1942. The median level across the full record is about 671 feet, ten feet below full. The lake has spent roughly three quarters of its days above 660 feet and about one day in eight below 640 feet. That 640 to 681 range is the band to judge a property against. Ask what the dock, shoreline, and cove look like at 660 and at 640, not only at full pool.

Season matters too. Averaged across the whole record, the lake runs highest in May and June and lowest in September, about six feet lower. A property toured in late summer is usually being seen near its seasonal low for the year, which makes it a fair test.

The lake reached full pool in 17 of the 31 years from 1996 through 2026. The stretch from 2020 through 2025 was six straight years without reaching full, the longest gap since 1946 to 1952, before the lake climbed back above 681 feet in July 2026 for the first time since 2019.

The records show how wide the swings can be. The all-time high is 710.31 feet on December 26, 1991, nearly 30 feet above full pool, and the lake topped 704 feet again in October 2018. Mansfield Dam was built to hold that flood water. That is why a home's elevation above full pool matters as much as its access at low water; our post on whether waterfront homes flood covers that side of the question. The record low since the lake first filled is 614.18 feet on August 14, 1951, and the modern low was 618.64 feet on September 19, 2013. The 2022 to 2025 drought bottomed out at 626.93 feet in October 2023, well above both. On September 12, 1952, the lake rose 56 feet in a single day. The typical swing within a year is about 22 feet, and 1952, 2007, 2015, and 2018 each saw swings of 50 feet or more.

Source: Texas Water Development Board daily average elevation records for Lake Travis, October 1, 1942 through September 11, 2026. For today's reading, see the current-level question in the FAQs below. Brooke LeMond has sold Lake Travis waterfront through both recent droughts and the refills that followed, and that experience is behind every question we ask on a showing.

Entertainment and Recreation

Lake Travis is as much about the lifestyle as the water. You can spend the morning boating, stop for lunch on the lake, zipline over the Hill Country, and finish the day with dinner overlooking the sunset.

Lake Travis Zipline Adventures in Volente is one of the area's standout attractions, with five ziplines, including the longest in Texas, and views over the lake, limestone canyons, and surrounding Hill Country. Nearby, Waterloo Adventures offers a floating obstacle course and private island experience that is especially popular with families. Volente Beach Resort and Waterpark is a longtime summer destination, combining waterslides and pools with a lakeside beach, food, drinks, and live entertainment.

Boating is a big part of the Lake Travis lifestyle, and several waterfront restaurants make it easy to dock the boat and grab something to eat. Captain Pete's Boathouse in Point Venture, Stumpy's at Sandy Creek Marina, Sundancer Grill, Beachside Billy's, Canyon Grille at Rough Hollow, and The Lighthouse at Briarcliff Marina are among the spots around the lake where the water is part of the experience.

For dinner with a view, The Oasis and Steiner Ranch Steakhouse are two of the best-known choices on Lake Travis. Both sit high above the water with sweeping lake and Hill Country views, and sunset is almost as much of an attraction as the meal.

Lake Travis Schools

Four school districts serve the Lake Travis area, and which one you land in depends on where you buy. Lake Travis ISD covers the south shore, including Lakeway, Hudson Bend, and Briarcliff. Lago Vista ISD serves Lago Vista and Point Venture on the north shore. Leander ISD covers Jonestown, Volente, and the Leander and Cedar Park side of the lake. Marble Falls ISD serves the upper lake around Spicewood. Attendance zones can differ street by street near district lines, so confirm the current zoning for any specific address with the district before you write an offer around a school.

Lake Travis Real Estate FAQs

Is Lake Travis a constant-level lake?

No. Lake Travis is a flood-control reservoir managed by the Lower Colorado River Authority and fluctuates with rainfall and drought. Water levels can vary by dozens of feet over time. This is one of the most important factors buyers should evaluate when comparing properties, particularly when it comes to dock usability, cove depth, and shoreline access. Read more about how lake levels affect property values in Central Texas.

What is the current Lake Travis water level?

Full pool on Lake Travis is 681 feet above mean sea level, and the lake has spent long stretches both well below that mark and briefly above it. The Texas Water Development Board publishes the daily Lake Travis level and percent full, drawn from LCRA gauge data. Before you tour a waterfront home, check the current level, then ask how the property's dock, shoreline, and cove perform when the lake is 20 or 30 feet lower. That question separates a property that works year-round from one that only works when the lake is full.

Can you have a private dock on Lake Travis?

Yes, many Lake Travis waterfront properties can have private docks, but owning waterfront does not automatically mean you have the right to build one. Dock eligibility depends on the property's location, shoreline conditions, subdivision restrictions, and approval from the governing authority, which is often the Lower Colorado River Authority. Because Lake Travis is a fluctuating-level reservoir, dock design matters too. Water depth, shoreline slope, floodplain location, and how far the water recedes in a drought all affect whether a dock stays usable. Before assuming a property will support the type of dock you want, verify the existing dock permits or find out what can actually be permitted.

Can you short-term rent a Lake Travis house?

Often, but it depends on exactly where the house sits. Lake Travis is a well-known lake with steady demand, which is why short-term rentals do well here, but the rules come from the specific jurisdiction. Homes inside a city such as Lakeway, Lago Vista, or Jonestown, or a village such as Point Venture or Briarcliff, fall under that city's ordinances, which can include registration, permits, or zoning limits. Homes in unincorporated Travis or Burnet County, such as much of Hudson Bend and Spicewood, face fewer municipal rules, but HOA covenants and deed restrictions still apply. Confirm the rules for the specific property before you buy with rental income in mind, and read our post on whether short-term rental lake houses are a good investment.

How does Lake Travis compare to Lake Austin?

Lake Austin is smaller, narrower, and maintains a constant water level year-round. Lake Travis is larger, more open, and fluctuates with rainfall and drought. Lake Austin sits closer to downtown Austin with a higher entry price floor, while Lake Travis offers a wider range of communities and price points. For a detailed comparison, read Lake Austin vs. Lake Travis.

How does Lake Travis compare to Lake Buchanan?

Lake Travis is closer to Austin, has more developed communities and amenities, and tends to carry higher property values. Lake Buchanan is more remote, offers larger and more rugged waterfront acreage, and appeals to buyers looking for a quieter, less developed lake experience. Read the full comparison: Lake Travis vs. Lake Buchanan.

What should buyers look for when comparing Lake Travis homes for sale?

Beyond the home itself, focus on water depth and how the property performs at lower water levels, the condition and permit status of any dock or boathouse, the slope from the home to the water, proximity to open water versus a sheltered cove, and neighborhood amenities. Two properties at similar prices can deliver very different water access experiences depending on these factors. Working with an agent who knows the lake, not just the listing, makes a real difference at every price point.

Let Our Lake Travis Realtors Find Your Perfect Home

If you're interested in Lake Travis real estate, our knowledgeable team at The Lakefront Group can help you find exactly what you need. We stay up to speed with all the latest Lake Travis homes for sale, including off-market opportunities, which we sell quite a few of each year. Let us do the leg work so you can spend more time playing on the lake.

Our associates bring decades of combined experience to the table. Contact us or call 830.253.5253 to begin your home buying journey by speaking with a true waterfront specialist who really knows Lake Travis.

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