Lakeway and Bee Cave: How Rates Affect Buying Power in 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%.

431 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 a 7.18% mortgage rate mean for a buyer in Lakeway and Bee Cave? With the median home price at $860,000 across 63 closed sales in October, the monthly principal and interest payment on a loan with a down payment is $4,661. ALEX Intelligence modeled two common buydown scenarios to show how these rates impact affordability. A 3-2-1 buydown lowers the rate to 4.18% in year one, reducing the monthly payment by $1,305 compared to the standard rate. This structure costs $31,836 upfront but saves buyers significant cash flow during the first three years. Alternatively, a 2-1 buydown offers a smaller reduction for a total cost of $16,176. These figures are ALEX Intelligence estimates based on the median sale price and current market rates; they are not appraisals. While the median price rose 2.6% from September and is up 13.2% from last October, higher borrowing costs remain a key factor in monthly budgets. Buyers should weigh the upfront cost of a buydown against their long-term rate expectations and cash reserves. The data reflects homes only (single-family, condo, townhome) with close prices. The median price per square foot reached $300, up 5.3% from the prior month, while homes spent an average of 57 days on market. 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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