The Complete Guide to Buying Waterfront on Lake Travis

I recently walked a buyer through a Lake Travis waterfront property. Beautiful home, stunning views, private dock. They were ready to write a full-price offer. But when I checked the LCRA permit records and looked at the bathymetric maps, I had to pump the brakes. The dock sat in a shallow cove that goes nearly dry during drought years. The “waterfront” they were buying would be a mudflat half the time.

That conversation probably saved them $50,000 in lost value and a decade of frustration.

Here is what I have learned after helping dozens of families buy waterfront on Lake Travis. There is a whole language around lakefront property that listing agents breeze past and MLS descriptions obscure. Buyers show up thinking “waterfront” means one thing, and it turns out to mean six different things depending on which 200 feet of shoreline you are standing on.

This is the guide I wish existed when I started specializing in the Lake Travis area. The vocabulary. The LCRA regulations nobody explains. The questions you need to ask before you write that offer. And the real-world examples of what these details mean in dollars and long-term value.

The Vocabulary: What “Waterfront” Actually Means

The first thing you need to know about Lake Travis real estate is that “waterfront” is not a regulated term. It is marketing language, and different agents use it to mean wildly different things.

Waterfront: Your property line touches the lake. You have direct access to the water from your lot. This is what most buyers think they are getting. But even within “waterfront,” there are massive differences. A home with 100 feet of shoreline in a protected cove is not the same as a home with 330 feet of deep water frontage on the main basin. Both are “waterfront.” One is worth $1.2 million more than the other.

Water View: You can see the lake from your property, but your lot does not touch the water. Water view properties sell for 20-40% less than true waterfront, all else being equal. That is a $200K-$400K difference on a $1 million property.

Water Access: Your neighborhood has a private boat ramp, community dock, or park on the water. You do not have waterfront on your own lot. Expect to pay 30-50% less than comparable waterfront homes.

Lake Community: You live near Lake Travis. That is it. Unless the listing specifically says “waterfront” or “water access,” you are buying a regular home that happens to be in a lakeside city.

When you are searching for Lake Travis waterfront, look for phrases like “deeded waterfront,” “private dock,” “lakefront lot,” or “water frontage.” Those are the tells that you are getting the real thing.

Deep Water vs Shallow Access: The Most Important Factor

Once you know you are looking at true waterfront, the next question separates $800K properties from $2 million properties: where on the lake are you?

Lake Travis is a Highland Lakes reservoir. The LCRA controls water levels for flood management, water supply, and hydroelectric generation. Some areas have deep channels that hold water even during severe drought. Other areas are shallow coves and creek beds that become mudflats when the lake drops 20 feet.

Right now, as of January 2026, Lake Travis is about 78.5% full. Full pool elevation is 681 feet above mean sea level. But during the 2008-2009 drought, the lake dropped to 626 feet. That is a 55-foot difference. In some shallow coves, a 55-foot drop means your dock is sitting on dry land a quarter-mile from the water.

Deep water locations:

Main basin of the lake
Arkansas Bend area
Lago Vista / Jonestown areas on the north side
Certain creek channels like Bee Creek and Cypress Creek

Shallow cove locations:

South and west branches of the lake
Upper ends of creek arms (Barton Creek, Bull Creek, Pedernales River arm)
Protected coves that look beautiful but sit in natural creek beds

For example, there is currently a listing at 1813 Graveyard Point Road in Spicewood. This property has over 330 feet of deep water frontage. Two private docks: a large party dock and a boat dock. Even when Lake Travis dropped to 43% capacity in July 2025, this location still had usable water. That is deep water.

Deep water properties recover value within 12-18 months after drought ends. Shallow water properties take 3-5 years to recover. That is a real financial difference.

How do you verify water depth? Two ways:

Ask for bathymetric maps showing lake bottom elevation at that location. LCRA publishes these.
Check historical water levels at hydromet.lcra.org. Look at 2008-2009 and 2011 drought levels.

Understanding Water Levels and Full Pool

Lake Travis reaches full pool at 681 feet above mean sea level. The last time the lake was completely full was July 2019.

Here is what the fluctuations look like:

Full pool: 681 feet (100% capacity)
Typical summer level: 675-680 feet (90-98%)
Low but functional: 660-670 feet (75-85%)
Drought concerns: 640-660 feet (60-75%)
Severe drought: Below 640 feet (under 60%)

The historical low was 615 feet in November 1963. We hit 43% capacity in July 2025 before a massive rain event brought the lake back up to 81% in a matter of days.

If you are buying waterfront on Lake Travis, assume you will see the lake at 660 feet at some point during your ownership. If your property works at that level, you are good. If it does not, factor that risk into your offer price.

LCRA Dock Permits: What Buyers Need to Know

Here is something most buyers do not realize: LCRA owns the land under the water.

You own your lot down to the property line at the shoreline. But the lake bottom where your dock anchors sit is owned by the Lower Colorado River Authority. You need permission from LCRA to use that submerged land.

Docks 1,500 square feet or less: No permit required. No registration. No fees. But you still need permission to use LCRA’s submerged land for dock anchors.

Docks larger than 1,500 square feet: These fall under the Highland Lakes Marina Ordinance. You need a full LCRA permit with fees.

Maximum extension from shore: LCRA limits docks to 100 feet from the shoreline, and you need at least 40 feet of usable water beyond the end of your dock.

When buying a property with an existing dock, verify three things:

LCRA submerged land permission: Confirm the seller has written permission for dock anchors on LCRA property.
Dock permit (if over 1,500 sq ft): Confirm a valid LCRA permit is on file.
Compliance with safety standards: The dock must meet LCRA’s current safety standards for flotation, lighting, and anchoring.

LCRA’s contact for dock questions: 800-776-5272. Full regulations at lcra.org.

Floating vs Fixed Docks

Almost every residential dock on Lake Travis is a floating dock. There is a good reason for that.

A floating dock rises and falls with the water level. As long as there is water under the dock, it stays functional. A fixed dock is anchored to pilings. If the lake drops 15 feet, your fixed dock is 15 feet above the water. You cannot reach it. You cannot use it.

That is why 95% of Lake Travis docks are floating.

Flotation: Most use foam-filled drums or aluminum pontoons. Foam is cheaper but cracks over time. Aluminum lasts 30+ years. Expect to replace foam every 15-20 years.

Anchoring: Cables attached to concrete blocks or screw anchors. Inspect every 2-3 years for rust and tension.

Storm damage: In 2007 and 2015, some docks broke free during rapid lake rises. Make sure your homeowners policy covers dock damage from storms and flooding.

Party docks: The large multi-level platforms on high-end properties. Great for entertaining but expensive to maintain: $2,000-$5,000 per year in upkeep plus periodic major repairs at $10K-$30K.

A well-maintained dock adds $50K-$150K to property value. A neglected dock is a liability. Get it inspected before you close.

Flood Zones and Insurance Reality

Travis County ranks in the top 10% of flood-prone communities in the nation. FEMA has mapped flood zones all around Lake Travis.

Zone AE: High-risk. 1% annual chance of flooding. Lenders require flood insurance.

Zone X (shaded): Moderate-risk. Insurance not required but recommended. Cheaper premiums.

Zone X (unshaded): Minimal risk.

Check your property at FEMA’s Flood Map Service Center.

Your flood insurance premium depends on your home’s elevation relative to the base flood elevation (BFE). 10 feet above BFE: low premium. 2 feet above: could be $5,000/year. Get an elevation certificate during your option period. Cost: $300-$600. It could save you thousands annually.

Even if you are not in a mapped flood zone, I recommend flood insurance. A standalone policy for low-risk property costs $400-$700 per year. That is cheap insurance on Lake Travis.

Septic vs Sewer on Waterfront Properties

Most Lake Travis waterfront properties are on septic systems, especially in Spicewood, Briarcliff, and unincorporated areas. Even in Lakeway, many older waterfront homes are still on septic.

LCRA regulates septic systems within a 2,000-foot zone around Lake Travis. Standard systems must be at least 50 feet from the lake. Submergible tanks can be as close as 20 feet with special piping.

Before buying, verify:

LCRA permit on file for the septic system
System condition (get it inspected: $300-$500)
Compliance with setbacks (a non-compliant system could cost $15,000-$30,000 to replace)

If a property is listed as “city sewer,” verify it is actually connected. I have seen waterfront homes listed as “city sewer” that are on septic with nearby sewer access. Connecting can cost $10K-$25K.

The Best Waterfront Communities on Lake Travis

Spanish Oaks: Ultra-luxury, guard-gated, 1,200 acres, 462 custom homes, deep water access. $1.5M to $8M+.

Rough Hollow: 1,800 acres, 19 neighborhoods, waterfront living in The Bluffs, East Rim, and The Overlook. $600K to $3M.

Lakeway Highlands: Established waterfront, built 1980s-2000s, mature trees, good deep water. $700K to $2M.

Lake Pointe: Established Lakeway community, community boat ramp, private docks. $600K-$1.5M.

Spicewood: Laid-back Hill Country waterfront. More acreage, more privacy. $500K-$800K+ for deep water. Verify water depth before buying.

Lago Vista and Point Venture: North side of lake. Good deep water, more affordable. $400K-$900K.

What to Write Into Your Offer

Here is what I recommend including in your contract:

Dock inspection contingency: Right to inspect by qualified dock contractor. If repairs exceed $5,000, right to renegotiate or terminate.
LCRA permit verification: Seller provides proof of submerged land permission and dock permit if applicable.
Water depth verification: Contingency to verify usable water access at a specified lake level (e.g., 660 feet).
Elevation certificate: Required if in FEMA flood zone.
Septic system inspection: Verify function, LCRA compliance, and maintenance history.
Survey showing waterfront boundaries: Clear property lines at shoreline, easements, encroachments.
HOA waterfront rules: Copy of rules on docks, boats, and waterfront modifications.
Title insurance with water rights endorsement: Coverage for water rights and submerged land issues.

Do not waive your option period on a waterfront purchase. You need time to verify all of these details. Ten days is usually enough.

Your Next Step

Buying waterfront on Lake Travis is not like buying a regular home. You are buying water access, dock rights, flood risk, septic systems, and a relationship with LCRA that most buyers do not even know exists. Get it right, and you own one of the most desirable properties in Central Texas. Get it wrong, and you are stuck with a dock that does not work and a lake you cannot reach.

I have been helping buyers navigate the Lake Travis waterfront market since 2009. I know which properties have deep water and which ones go dry during drought. I know how to verify LCRA permits and read elevation certificates. And I know how to write an offer that protects you from the expensive mistakes most buyers do not see coming.

If you are serious about buying waterfront on Lake Travis, lets talk.

Contact Ed Neuhaus to start your Lake Travis waterfront search. Or check out my complete guide to moving to Lakeway to get a feel for what life on the lake is really like.

This is the best waterfront market in Texas. Lets make sure you buy the right piece of it.