Best Neighborhoods in Bee Cave TX: A Local Broker’s Honest Rankings (2026)

If you are moving to Bee Cave, you have already made a smart choice. You picked one of the wealthiest, safest, and best-educated zip codes in Texas. But now comes the hard part: which neighborhood actually fits your life?

I have been selling homes in Bee Cave since 2009, and I have walked clients through every one of these communities. Some neighborhoods are worth every penny. Others are overpriced for what you get. And a few are flat-out bargains if you know where to look.

This is not a list of neighborhoods in alphabetical order. This is a ranked guide based on value, cost of ownership, school access, and who each neighborhood is actually built for. Lets break it down.

The Bee Cave Neighborhood Landscape: What You Need to Know First

Bee Cave sits in the western Hill Country, 22 miles from downtown Austin. The median home price is around $850,000, and plenty of homes sell well over $1 million. This is not a starter home market.

Most of Bee Cave falls within Lake Travis ISD, one of the top-rated school districts in Texas. A small sliver on the eastern edge falls into Eanes ISD, which is even more competitive academically. If schools matter to you (and they should), this is one of the biggest reasons people move here.

The other thing you need to understand is MUD taxes. Municipal Utility Districts fund infrastructure in newer neighborhoods, and they add a recurring tax bill on top of your regular property taxes. In some Bee Cave neighborhoods, MUD taxes can run $3,000 to $5,000 per year. In others, there is no MUD at all. That difference matters when you are budgeting long-term cost of ownership.

Now lets talk about the neighborhoods themselves. I am ranking these by who they are best for, not by price alone.

The Ultra-Luxury Tier: For Buyers Who Want the Best (And Can Afford It)

Spanish Oaks: The Crown Jewel of Bee Cave

Spanish Oaks is a 1,200-acre guard-gated community with 462 custom estate homesites. This is not a neighborhood. This is a private club that happens to have some of the most expensive homes in Central Texas.

Price range: $1.5M to $8M+ (median around $1.6M)

Home style: Custom estates, Mediterranean and Hill Country contemporary architecture, built from the early 2000s to present

Lot sizes: 1 to 5+ acres, many with hilltop views or backing to 15,000 acres of protected preserve

HOA fees: Varies by section, but expect $200-$400/month

MUD/PID: None. No additional taxing district beyond Travis County and Lake Travis ISD.

School zoning: Lake Travis ISD (Lake Travis Elementary, Lake Travis Middle, Lake Travis High)

The vibe: Old money tech executives, successful entrepreneurs, and families who have been here 10+ years. This is not a neighborhood where people are house-poor. Spanish Oaks buyers can afford the home and everything that comes with it.

Ed’s take: If you can afford it, Spanish Oaks is the best long-term hold in Bee Cave. No MUD taxes, 24/7 guard gates, and a location that will always be desirable. The premium you pay upfront gets returned in lower cost of ownership and better resale value. But if you are stretching to buy here, skip it. The HOA alone will eat you alive, and there are better values elsewhere.

Provence: European-Inspired New Construction with a Price Tag

Provence is a newer master-planned community near Highway 71 and Hamilton Pool Road. Builders include David Weekley, Ashton Woods, Westin Homes, Newmark Homes, and Drees Homes. The marketing pushes the European aesthetic hard, and the homes do look sharp.

Price range: Mid-$500s to $1.5M

Home style: New construction (2020s), European-inspired elevations, 2,200 to 5,500 square feet on 50- to 80-foot lots

Lot sizes: Tight. 50 to 80 feet wide. This is production building, not custom estates.

HOA fees: Estimated $150-$250/month (verify with builder)

MUD/PID: Yes. Expect MUD taxes in the range of $2,500-$4,000/year depending on home value.

School zoning: Lake Travis ISD

The vibe: Young families, tech workers relocating from California, people who want new construction and are willing to pay for it. This is not an established neighborhood yet.

Ed’s take: Provence is overpriced for what you get. You are paying $700K+ for a production home on a 60-foot lot with MUD taxes tacked on. The amenities (pool, trails, clubhouse) are nice, but they do not justify the premium over Falconhead or Sweetwater, which offer more space and lower cost of ownership. If you must have brand-new construction and European curb appeal, fine. But this is not the best value in Bee Cave.

The Smart Money Tier: Established Neighborhoods with Strong Value

Falconhead: The Best All-Around Neighborhood in Bee Cave

Falconhead is an established master-planned community built around the Falconhead Golf Club. Development started in the early 2000s, and the neighborhood is now fully built out. This is where smart buyers go when they want Lake Travis ISD, golf course living, and no MUD taxes.

Price range: $600K to $1.2M

Home style: Mix of custom and semi-custom homes, Hill Country and traditional architecture, built 2000s to 2010s

Lot sizes: 0.25 to 1 acre, many backing to golf course or greenbelt

HOA fees: Around $100-$150/month (varies by section)

MUD/PID: None. This is the key advantage over newer neighborhoods.

School zoning: Lake Travis ISD

The vibe: Established professionals, families with kids in Lake Travis schools, people who have been here 5-10 years and are not going anywhere. This is a neighborhood with roots.

Ed’s take: Falconhead is my go-to recommendation for families moving to Bee Cave. No MUD taxes, great schools, golf course amenities, and homes that hold their value. The lack of MUD alone saves you $3,000-$5,000 per year compared to newer neighborhoods. Over 10 years, that is $30K to $50K in your pocket. If you are looking for the best all-around value in Bee Cave, this is it.

Lake Pointe: The Hidden Gem for Lake Access

Lake Pointe is technically in Lakeway, but it borders Bee Cave and gives you Lake Travis ISD schools. Development started in the mid-1990s, and the neighborhood has about 825 homes across multiple subdivisions including The Setting, The Landing, The Estate, and the gated section called The Pointe.

Price range: $500K to $1.5M+

Home style: Mix of traditional, Hill Country, and contemporary, built 1990s to 2010s

Lot sizes: 0.25 to 1 acre, some waterfront or near-waterfront lots

HOA fees: Around $100-$200/month depending on section

MUD/PID: None (established neighborhood)

School zoning: Lake Travis ISD (Lake Travis Elementary, Lake Travis Middle, Lake Travis High)

The vibe: Families, retirees, and working professionals who want proximity to Lake Austin and Lake Travis schools without paying Spanish Oaks prices. Community pool, splash pad, and boat access nearby.

Ed’s take: Lake Pointe is one of the best values in the Lake Travis area if you want lake access without waterfront pricing. You get Lake Travis schools, no MUD taxes, and a community boat ramp within reach. This is a smart buy for families who want the lake lifestyle but do not need to live directly on the water. The homes are older than Provence or Sweetwater, but that also means no MUD and lower cost of ownership.

Sweetwater: Resort-Style Amenities with MUD Taxes to Match

Sweetwater is a 1,400-acre master-planned community off Highway 71, about 22 miles west of downtown Austin. This is the neighborhood people move to when they want resort-style living and are willing to pay for it.

Price range: Upper $300s to $1M+ (average around $800K)

Home style: Mix of production and semi-custom homes, 1,500 to 7,700 square feet, built 2010s to present

Lot sizes: Varies widely, from 50-foot lots to larger estate lots

HOA fees: $248/quarter ($82/month) for most sections; $390/quarter ($130/month) for gated sections like Davenport Summit

MUD/PID: Yes. Expect MUD taxes in the $2,500-$4,000/year range.

School zoning: Lake Travis ISD

The vibe: Young families with Teslas, tech workers who relocated from out of state, people who want a clubhouse lifestyle and use the amenities. This is a very active HOA with planned events and social clubs.

Ed’s take: Sweetwater is great if you use the amenities. The Sweetwater Club is legit: three pools, athletic fields, trails, fitness center, tennis and basketball courts. But you are paying for it twice: once in HOA fees and again in MUD taxes. If you have young kids and you will use the pools and parks every weekend, this makes sense. If you are buying here and planning to work 60 hours a week and never touch the amenities, you are wasting money. Compare total cost of ownership (mortgage + HOA + MUD) before you commit.

The Value Tier: Lower Entry Prices, But Watch the Details

Bee Cave Woods: Established and Affordable (For Bee Cave)

Bee Cave Woods is an older neighborhood built in the 1980s, located south of Bee Cave Road and west of Mopac. This is one of the few established neighborhoods in the Bee Cave area with no MUD taxes and lower entry prices.

Price range: $500K to $1M+

Home style: Mix of Texas ranch, Mediterranean, Colonial, and contemporary, built primarily in the 1980s, 1,800 to 4,000+ square feet

Lot sizes: Varies, mature trees throughout

HOA fees: Minimal or none (verify by section)

MUD/PID: None

School zoning: Eanes ISD (note: this is NOT Lake Travis ISD)

The vibe: Established professionals, long-term residents, people who bought in the 80s or 90s and stayed. Less turnover than newer neighborhoods.

Ed’s take: Bee Cave Woods is the best value in the Bee Cave area if you want Eanes ISD schools and do not mind older homes. No MUD taxes, low or no HOA fees, and homes that cost significantly less than newer construction. The trade-off is that you will likely need to update the home, and the lot sizes and home styles are less consistent than master-planned communities. This is a sleeper pick for buyers who want affordability and strong schools without the MUD burden.

The Homestead: Newer Construction with Higher Carrying Costs

The Homestead is a newer master-planned community in Bee Cave with larger homes and spacious lots. The marketing emphasizes Mediterranean-style estates and hilltop views, and the homes do deliver on that front.

Price range: $1M to $2M+

Home style: Mediterranean and Hill Country estates, 3,500 to 6,500 square feet, built 2010s to present

Lot sizes: Larger than most Bee Cave neighborhoods, some over 1 acre

HOA fees: Estimated $150-$250/month (verify with builder)

MUD/PID: Yes. MUD taxes can run $3,000-$5,000/year depending on home value.

School zoning: Lake Travis ISD

The vibe: High earners, people who want new construction with space, buyers who prioritize lot size and home size over amenities.

Ed’s take: The Homestead offers bigger homes and bigger lots than most Bee Cave neighborhoods, but you pay for it in MUD taxes. If you are spending $1.5M on a home, that extra $4,000/year in MUD taxes might not matter to you. But run the numbers. Over 20 years, that is $80K in MUD taxes. Compare that to Falconhead or Spanish Oaks, where there is no MUD, and the value proposition gets murkier. The Homestead is a solid choice if lot size is your priority, but it is not the best value in Bee Cave.

Ladera, Terra Colinas, and Other Smaller Neighborhoods

Bee Cave has a handful of smaller luxury neighborhoods like Ladera, Terra Colinas, Bella Colinas, Signal Hill Estates, and West Cypress Hills. These are all fine neighborhoods, but they do not have the same track record or resale depth as Falconhead, Spanish Oaks, or Sweetwater.

Price range: $700K to $1.6M+

Home style: Mix of custom and production homes, typically built 2010s to present

MUD/PID: Most have MUD taxes (verify by neighborhood)

School zoning: Lake Travis ISD

Ed’s take: These neighborhoods are fine if you find the right home, but they do not offer a clear advantage over the bigger master-planned communities. Resale liquidity can be slower because there are fewer homes and less name recognition. If you are looking in this price range, compare total cost of ownership against Falconhead and Sweetwater first.

The Mixed-Use/Urban Tier: Not Your Typical Bee Cave

The Backyard: Mixed-Use Development Near Hill Country Galleria

The Backyard is a mixed-use development near Bee Cave Parkway that includes shopping, restaurants, office space, and residential units. This is not a traditional neighborhood. It is a walkable, urban-style development anchored by a 3,700-seat outdoor amphitheater.

Price range: Varies widely (condos, townhomes, apartments)

Home style: Attached townhouses, condos, and multifamily

School zoning: Lake Travis ISD

Ed’s take: The Backyard is not for families looking for traditional single-family homes. This is for buyers who want walkability, entertainment, and a more urban lifestyle. If you are moving to Bee Cave for the schools and space, this is not your spot. But if you are a young professional or empty nester who wants to walk to dinner and live music, The Backyard might work. Just know that this is a different product entirely from the rest of Bee Cave.

Ed’s Rankings: Which Neighborhood is Best for You?

Here is how I rank Bee Cave neighborhoods by buyer type.

Best for Families (Schools + Value)

1. Falconhead – No MUD, Lake Travis ISD, established community, strong resale value
2. Lake Pointe – No MUD, Lake Travis ISD, lake access, lower entry price than Falconhead
3. Sweetwater – Lake Travis ISD, resort amenities (if you use them), good for young families

Best Value / Lowest Total Cost of Ownership

1. Bee Cave Woods – No MUD, no HOA (most sections), older homes but Eanes ISD schools
2. Falconhead – No MUD, reasonable HOA, established neighborhood
3. Lake Pointe – No MUD, established, lower entry price than newer neighborhoods

Best for Luxury (Prestige + Long-Term Hold)

1. Spanish Oaks – Guard-gated, custom estates, no MUD, best long-term appreciation
2. The Homestead – Large lots, newer construction, Mediterranean estates (if MUD taxes do not bother you)
3. Provence – New construction, European aesthetic (but overpriced for lot size)

Best for Investment/Appreciation

1. Spanish Oaks – Established prestige, limited supply, no MUD, best resale track record
2. Falconhead – Consistent appreciation, no MUD, strong buyer demand
3. Sweetwater – Growing community, amenity-driven demand, good resale liquidity

Best for Lake Access (Without Waterfront Pricing)

1. Lake Pointe – Community boat ramp, proximity to Lake Austin and Lake Travis
2. Sweetwater – Near Lake Travis, not waterfront but close enough

Final Thoughts: Do Not Buy Based on Marketing Alone

Every neighborhood in Bee Cave has a marketing story. European-inspired. Resort-style living. Guard-gated luxury. Hill Country estates. But marketing does not pay your MUD taxes. Marketing does not cover your HOA dues. And marketing does not determine resale value.

Before you buy in any Bee Cave neighborhood, do this:

• Request the last 3-5 years of tax bills from the seller to see actual MUD/PID costs
• Add up total monthly cost: mortgage + property taxes + MUD + HOA + insurance
• Compare that number across neighborhoods, not just the purchase price
• Check school zone boundaries on the Lake Travis ISD website (do not trust the listing agent’s word alone)
• Drive the neighborhood at different times of day to see traffic, noise, and how people actually use the space

If you want help navigating Bee Cave neighborhoods and finding the right fit for your family, reach out to me. I have been selling homes in Bee Cave since 2009, and I know where the values are.

This is not a one-size-fits-all market. But if you know what to look for, Bee Cave has some of the best neighborhoods in Central Texas. You just have to pick the right one.