Lakeway and Bee Cave: Is It a Buyer's Market in September?

How many homes are available relative to how many sell each month? In Lakeway and Bee Cave, the answer is 4.41 months of inventory as of late September 2026. This figure represents the time it would take to sell all current active listings at the current sales pace, calculated by dividing 461 active homes by the monthly average of 91 closed sales over the trailing six months. A market classification gauge indicates that anything below three months typically favors sellers, while above six months favors buyers. At 4.41 months, the Lakeway and Bee Cave market sits in a balanced-to-buyer territory. This shift is supported by a median sale price of $838,500 across 91 closed sales, which is down just 0.1% from August but up 16.1% compared to September 2025. Homes are also selling faster than last year, with the median days on market dropping to 38 days, a 44.1% improvement over the same period last year. However, the share of homes closing below original list price rose to 85.7%, suggesting buyers have more leverage in negotiations today than they did twelve months ago. ALEX Intelligence analyzes this inventory-to-sales ratio to determine market conditions. With supply increasing relative to demand, prospective buyers may find more options and better negotiating power, while sellers should expect a longer sales cycle compared to the peak seller's markets of recent years. Curious what your Lakeway and Bee Cave home would sell for today? Request a free ALEX Intelligence valuation. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. Read more Central Texas market data on the ALEX blog: https://alex-companies.com/blog MIT, Nvidia, Google & IBM-Trained. Cross Domain-Expert: Quantum, AI, Ethics, Sovereignty, Intelligence, Philanthropy. Solepoint Planning. VUI AI Cloud Architect. AI Certifications Development. Quant/AI Instructor. Castor Venture Club Member. Associate Broker. George Arnold Alexander III, MPA Partner, ALEX Companies Associate Broker, Alexander Tiffany Southwest, LLC dba ALEX.realestate, et.al. Texas License #574878-B · Broker License #565194-BB Broker, ALEX Real Estate · North Carolina License #367733 Independent Broker, ALEX Real Estate · Colorado License #II.100112456 [email protected] · +1 713.918.9951