Lakeway and Bee Cave: Entry-Level Homes Check for October

Deal of the Week

Deal of the Week · 15109 S Flamingo DR S, Austin TX 78734 · MLS #2266388 · Listed by Keller Williams Realty. ALEX valuation $506,000 is an ALEX Intelligence estimate, not an appraisal.

Deals of the Week by price quartile. The quartiles come from the last 12 months of closed sales here. Each pick has the top ALEX deal score in its price range. Lower quartile: under $618,000 15109 S Flamingo DR S, Austin TX 78734 · MLS #2266388 Listed at $465,000, 3 bed, 2.5 bath, 2,292 sq ft. Listed 8% below the ALEX valuation; 31% under the local price per sq ft; price reduced 11% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1180627814/15109-S-Flamingo-DR-S-Austin-TX Lower-middle quartile: $618,000 to $817,000 104 Morning Cloud ST, Austin TX 78734 · MLS #4445701 Listed at $625,000, 4 bed, 2.5 bath, 2,628 sq ft. Listed 5% below the ALEX valuation; 19% under the local price per sq ft; price reduced 9% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1182522708/104-Morning-Cloud-ST-Austin-TX Upper-middle quartile: $817,000 to $1,180,000 17613 Chamoix DR, Austin TX 78738 · MLS #6620985 Listed at $849,045, 5 bed, 4.5 bath, 3,782 sq ft. Listed 7% below the ALEX valuation; 7% under the local price per sq ft; price reduced 16% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1183517261/17613-Chamoix-DR-Austin-TX Upper quartile: $1,180,000 and up 18700 Madrone Ranch Trail, Austin TX 78738 · MLS #7205481 Listed at $3,199,000, 2 bed, 1 bath, 13,600 sq ft. Listed 9% below the ALEX valuation; 20% under the local price per sq ft; price reduced 14% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1162190257/18700-Madrone-Ranch-Trail-Austin-TX

Key figures · Lakeway and Bee Cave · October 2026

63 homes sold in Lakeway and Bee Cave in October 2026 (down 26.7% on a year earlier).

Median sale price: $860,000 (up 13.2% on a year earlier).

Median price per square foot: $300.

Median days on market: 57.

Median sale price as a share of the original list price: 93.4%.

433 homes for sale now, about 4.3 months of supply at the pace of the last six months.

Source: Unlock MLS, October 2026. Homes only (single-family, condo, townhome). Information deemed reliable but not guaranteed.

What does it take to buy an entry-level home in Lakeway and Bee Cave today? The bottom quartile of sales in October 2026 reached a median price of $860,000 across 63 closed transactions. This figure represents the lowest-priced tier of homes that actually sold in the market during this period. ALEX Intelligence applied an affordability model to these figures using current financing terms. With a loan amount of $688,000 on the median entry-level price and a 7.18% interest rate from the Freddie Mac Primary Mortgage Market Survey (week of November 5, 2026), the monthly principal-and-interest payment is $4,661. This calculation isolates the cost of borrowing to show the baseline cash flow required for buyers in this price bracket. The market has shifted significantly compared to last year. While entry-level prices are up 13.2% from October 2025, the number of sales in this tier dropped by 26.7%. Homes are also taking longer to sell, with median days on market rising 50% from the prior month to 57 days. This suggests that while demand remains for entry-level properties, the higher price point and slower pace require careful financial planning. Buyers should note that this analysis covers only the lowest-priced segment of the market. The broader median sale price for all homes in Lakeway and Bee Cave was $860,000, indicating a tight correlation between entry-level and overall market pricing in this specific period. Want to see this home? Call or text George at 713.918.9951 for a private showing. 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

George Arnold Alexander III, MPA

Partner, ALEX Companies

Associate Broker, Alexander Tiffany Southwest, LLC

Licensed Broker in TX, CO, NC, AL

[email protected] · +1 713.918.9951

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