Ed Neuhaus 
Provence Bee Cave Is Not Just Another Master-Planned Community
I’ve been selling homes in this market for over 15 years, and I can count on one hand the number of developments that genuinely changed the trajectory of a city. Provence in Bee Cave is one of them. When you drop 1,600 new homes onto 910 acres of Hill Country terrain just off Highway 71, that’s not a subdivision. That’s a small city within a city. And what makes Provence bee cave worth paying attention to is not just the scale but the execution.
The development is being led by Masonwood Partners and Crescent Communities, with Ashton Woods and other quality builders handling the individual homes. Phase 1 delivered several hundred homes and proved the concept. Phase 2 is where things accelerate, with a reported $126 million investment expanding the community’s footprint significantly. We’re talking resort-style amenities, a vineyard (yes, a vineyard), miles of trails, and floor plans ranging from about 2,200 to 5,500 square feet. Home prices start in the mid-$500s and climb past $1 million for the larger custom lots.
The Amenities Are the Selling Point
Lets be honest about what drives master-planned community sales. It’s not the floor plans. You can get similar floor plans in a dozen subdivisions. It’s the amenities and the lifestyle they create. Provence understood this from day one.
The amenity center features a resort-style swimming pool complex that rivals anything you’d find at a Hill Country hotel. There’s a fitness center, event spaces, and outdoor gathering areas designed for the kind of casual socializing that actually happens in real life. The trail system winds through the property connecting neighborhoods to green spaces and the central amenity core. And the vineyard is not just decorative. It’s a functioning vineyard with event space that gives the community a character you simply don’t find in typical suburban developments.
Playgrounds, dog parks, sport courts, and community gardens round out the amenity package. But the thing I keep hearing from buyers who tour Provence is that it feels intentional. The landscaping, the architecture standards, the way the roads curve through the terrain rather than bulldozing it flat. Someone spent real money on the planning phase, and it shows.
Home Options and Price Ranges
Provence offers several product types to match different life stages and budgets. Here’s how the current inventory breaks down.
Townhomes and patio homes start in the mid-$500s and offer low-maintenance living with access to all community amenities. These are popular with downsizers and young professionals who want the Bee Cave lifestyle without maintaining a large lot.
Single-family homes in the core neighborhoods range from the high $500s to around $850K. Floor plans run from about 2,200 to 3,500 square feet, with 3 to 5 bedrooms and the open-concept layouts that buyers expect in 2026. Most include covered patios, two-car garages, and modern energy-efficient construction.
Estate lots and custom homes push past $1 million and offer larger footprints (4,000 to 5,500 square feet) on premium lots with Hill Country views. These tend to sell quickly because the combination of new construction, views, and Bee Cave’s tax advantages is hard to find elsewhere.
Ashton Woods is the primary builder in several sections, and they’ve earned a reputation for quality construction and responsive warranty service. Other builders contributing to the community bring their own architectural styles, which creates visual variety that you don’t always get in a single-builder development. You can browse current Provence listings here or check the Provence neighborhood page for market data.
Schools and Family Infrastructure
Provence feeds into Lake Travis ISD, which is one of the top-rated districts in the Austin metro and ranks 3rd in the area according to Niche. Elementary-age kids attend Bee Cave Elementary or Serene Hills Elementary depending on the section of the development. Middle school is Hudson Bend Middle School, and everyone converges at Lake Travis High School for high school.
The school quality is a major driver of demand in Provence. Families relocating from California, the Northeast, or other Texas cities specifically target Bee Cave because of the district. And with a development this large, you can expect LTISD to continue investing in capacity and programming to serve the growing student population. For a detailed breakdown of each campus, read our complete guide to Bee Cave schools.
Location and Access
Provence is situated just off Highway 71, which gives you a straight shot to downtown Austin (about 20 to 25 minutes outside of peak traffic). RR 620 is nearby for access to Lakeway, the Lake Travis waterfront, and the commercial corridor along 2222. The Hill Country Galleria is roughly 5 minutes away, which means grocery runs (Whole Foods, H-E-B), dining, and entertainment are all close.
The Highway 71 corridor has seen substantial commercial development in recent years. New retail, medical offices, and restaurants continue to fill in along this stretch, which means Provence residents are increasingly able to handle daily errands without driving into Austin. That’s a quality-of-life upgrade that doesn’t always show up on a feature sheet but absolutely matters on a Wednesday afternoon.
The Tax Advantage
One of the most underappreciated aspects of buying in Provence is the tax picture. Bee Cave’s city property tax rate is just $0.02 per $100 of assessed value. That is not a rounding error. The average Bee Cave homeowner pays about $154 per year in city taxes. Compare that to Austin’s $0.44+ rate, and on a $700,000 home, you’re looking at roughly $2,900 per year in savings on the city portion alone.
Now, Provence is in a Municipal Utility District (MUD), which means there’s an additional tax layer that funds infrastructure like water, wastewater, and drainage. MUD rates vary but typically add $0.50 to $1.00 per $100 to the total tax rate. Even with the MUD, the total tax burden in Provence tends to be competitive with or lower than comparable new construction in Austin, Lakeway, or Round Rock. We’ve detailed the full tax picture in our Bee Cave property tax guide.
What I Tell Buyers About Provence
When clients ask me about Provence, I tell them three things. First, the scale of this development means it will have its own gravity. By the time all 1,600 homes are built, Provence will represent a significant percentage of Bee Cave’s total housing stock. That’s good for long-term community infrastructure (parks, trails, retail) but worth understanding if you prefer smaller, more established neighborhoods.
Second, new construction in a master-planned community protects you from some of the surprises you get with resale homes. You know what your HOA fees are. You know what the neighborhood will look like when it’s complete. And you have builder warranties covering structural issues for years after closing.
Third, the appreciation trajectory for well-executed master-planned communities in desirable school districts has historically been strong in Central Texas. That’s not a guarantee (nothing is), but the fundamentals here are solid: limited land supply in Bee Cave, growing demand from Austin’s expansion westward, and a school district that consistently attracts families.
For a broader look at the Bee Cave lifestyle and how Provence fits into the community, start with our ultimate guide to living in Bee Cave. And if you want to see what’s on the market right now, browse all Bee Cave listings or reach out to me and I’ll walk you through the options.
