Spicewood Market Report, November 2026: Still Slow, Firmer Terms
Over the three months ending October 2026, Spicewood homes took a median 134 days to sell, down from 154 a year earlier, and October sales rose to 78 from 57. The median sale price held at $641K, up 0.7%.
Median 134 days to sell
Redfin's three-month median days on market in 78669 is 134, down from 154 a year earlier.
October sales up 37%
78 homes sold in 78669 in October 2026, up from 57 in October 2025.
Median price flat at $641K
The three-month median sale price rose 0.7% year over year, down from a 7.5% gain in the window ending August.
Fewer cuts, firmer sale-to-list
Homes sold at 96.4% of list, up 1.4 points, and 38.0% of listings had price drops, down 2.6 points.
Lake Travis near full
The lake read 680.35 feet and 98.9% of conservation storage on November 11, up from 80.2% a year earlier.
Spicewood is still a long-runway market, but terms firmed this fall. Over the three months ending October 2026, the median home in ZIP 78669 took 134 days to sell, down from 154 in the same window a year earlier, according to Redfin. 78 homes sold in October, up from 57 in October 2025. The median sale price was $641K, up just 0.7% year over year.
What changed since September. Our September report called Spicewood slower, not cheaper, citing a median of 108 days from listing to pending through August. That figure came from PropertyIQ; this report uses Redfin's three-month sold data, so 134 days is a different measure, not a further slowdown. On Redfin's own year-over-year comparison, selling time has improved. The price picture shifted too: Redfin's three-month median was $715K, up 7.5%, in the window ending August, and is $641K, up 0.7%, in the window ending October. That is the short-window swing the last two reports warned about, where a few lakefront closings move the median. Net, values are roughly flat on the year.
Sellers are giving up a little less. Homes sold at 96.4% of list price on average, up 1.4 points from a year earlier, and 38.0% of listings took a price cut, down 2.6 points. About 7.9% sold above list.
For context, Unlock MLS has not yet published October figures. In September the Austin-Round Rock-San Marcos metro median was $421K, up 1.4%, with closed sales down 14.8% and 5.4 months of inventory.
If you are buying, four-plus months on market still leaves room to negotiate and time for the diligence acreage demands: well flow, septic permits, access easements, and which county and school district a parcel sits in. If you are selling, the October sales count shows buyers are active, but price to recent closings, not recent asks, and plan for a long run.
The lake came back. Lake Travis read 680.35 feet and 98.9% of conservation storage on November 11, up from 94.8% a month earlier and 80.2% a year ago, after dipping to 89.6% in late September.
Jonathan Creath is a Real Estate Advisor with Kuper Sotheby's International Realty and part of Creath Partners, the family business his father Garry Creath founded in 1971 and brought to Austin in 1989. Creath Partners works Westlake, Lakeway, southwest Austin, the Lake Travis areas, and downtown Austin.
Spicewood as of November 11, 2026
These figures are frozen at publication. The Spicewood guide carries the current month's numbers.
Every number, and where it came from.
78669 median sale price was $641K over the three months ending October 2026, up 0.7% year over year; median days on market 134 vs. 154 a year earlier; 78 homes sold in October 2026 vs. 57 in October 2025.
redfin.com ↗78669 average sale-to-list ratio was 96.4%, up 1.4 points; 7.9% of homes sold above list, up 4.4 points; 38.0% of homes had price drops, down 2.6 points (three months ending October 2026).
redfin.com ↗78669 median sale price was $715K over the three months ending August 2026, up 7.5% year over year (as published in the September 2026 report).
redfin.com ↗The Austin-Round Rock-San Marcos MSA median price was $421,000 in September 2026, up 1.4% year over year; closed sales fell 14.8% to 2,223; months of inventory was 5.4.
unlockmls.com ↗Lake Travis read 680.35 feet and 98.9% full on November 11, 2026, versus 94.8% on October 11, 2026 and 80.2% on November 11, 2025.
waterdatafortexas.org ↗Redfin's 78669 search showed 255 active house, condo and townhouse listings on November 11, 2026: 46 at or under $500K, 148 at or under $1M and 211 at or under $2M.
redfin.com ↗Travis County requires all lots supplied by individual water wells to be at least 5 acres.
traviscountytx.gov ↗
Figures are ZIP-level (78669), not neighborhood-level. Sale price, days on market, homes sold, sale-to-list and price-drop figures are Redfin calculations from MLS and public records for the three months ending October 2026 (homes sold is October 2026 vs. October 2025), read on 2026-11-11. This replaces the September report's RealtyTrac and PropertyIQ measures, so the September report's 108 days (PropertyIQ, listing to pending) and this report's 134 days (Redfin, sold) are different measures, not a market move. Lake level is the Water Data for Texas daily reading for 2026-11-11. The price distribution counts the 255 active house, condo and townhouse listings on Redfin's 78669 search on November 11, 2026, grouped by list price; vacant land is excluded, unlike the September count, which included it.
