SpicewoodHomes for Sale
Untouched Hill Country. Large lots. Lake Travis access. Thirty-five minutes from downtown Austin.
Seclusion.
Without Sacrifice.
Spicewood occupies the far western reaches of Travis County along Lake Travis and the Pedernales River — offering the raw beauty of the Texas Hill Country with an Austin address. Large lots (typically 1–10+ acres), ag exemptions, and minimal deed restrictions attract buyers seeking space, privacy, and nature without sacrificing proximity.
Communities include West Cypress Hills, Paleface Ranch, Briarcliff, and various lakefront subdivisions along the Travis/Burnet county line. Lake Travis ISD serves most of Spicewood, though some areas fall in Marble Falls ISD — a boundary distinction that significantly affects certified appraised value.
Diana Roberts understands Spicewood's unique complexities: ag exemption qualification and continuity, well and septic due diligence, flood zone mapping along the Pedernales, and the LCRA easements that define lakefront access. This is specialist territory that requires appraiser training, not just agent experience.
Ask Diana About Spicewood
"Spicewood due diligence is the most complex I do outside of waterfront. Well water quality, septic system capacity, ag exemption continuity, flood zone classification, ISD boundary — five separate technical analyses before I let a buyer sign a contract here. Most agents do none of them."
Diana Roberts · Licensed General Appraiser · TX Agent
Four things that make Spicewood
unlike any other Austin market.
Spicewood Sub-Areas.
Each Requiring Different Analysis.
ISD boundary, water source, ag exemption status, and lake access type vary significantly across Spicewood — and each variable affects certified appraised value.
Diana's Appraiser Note: Spicewood is the market where not having a certified appraiser costs buyers the most. Ag exemption continuity, well production rates, septic system age, LCRA flood zone classification — these are technical analyses that standard agents skip and Diana performs as standard practice.
Lake Travis ISD vs. Marble Falls ISD:
The Boundary That Costs Money.
The Lake Travis / Marble Falls ISD boundary runs through Spicewood 78669. Comparable properties on opposite sides have measurably different certified values. Know before you offer.
Deep Hill Country.
Austin Address.
35–45 minutes from downtown Austin via Highway 71 — the trade-off buyers make for real land and real privacy.
"Spicewood is where I see the most costly buyer mistakes — and the most preventable ones. An unpermitted structure, a failed well, a lapsed ag exemption, a Marble Falls ISD address marketed as Lake Travis ISD — these are things a certified appraiser catches in due diligence. A standard agent often misses them until closing."
Diana Roberts · Licensed General Appraiser · CA Broker · TX Agent
The credential stack no other agent
in this corridor can match.
Questions about credentials, pricing methodology, or the Compass Coming Soon process?
Spicewood Answered.
Diana responds personally — call (512) 888-8326
A Texas ag exemption (formally 1-d-1) taxes land on its agricultural productivity value rather than market value — reducing property taxes by $15,000–$40,000+ annually on qualifying parcels. Qualifying uses include cattle grazing, hay production, beekeeping, and orchard farming. Continuity through a sale requires documentation and timely re-application. Diana evaluates ag exemption status and continuity as standard practice in every Spicewood transaction.
Most Spicewood properties beyond platted subdivisions use private wells and septic systems. Diana's standard due diligence includes professional water quality testing, well production rate testing, and septic system inspection. She knows which inspectors have the most rigorous protocols for Spicewood-area geology and helps structure contingencies appropriately.
The boundary runs roughly through the middle of ZIP code 78669. Most of West Cypress Hills, Briarcliff, and south Spicewood is in Lake Travis ISD. North Spicewood and areas approaching Burnet County are typically in Marble Falls ISD. Diana maps it precisely before any offer — the value difference is measurable and material.
Yes — multiple Spicewood communities have LCRA lake access, community boat ramps, or deeded waterfront. Briarcliff and Lake Travis Shores have direct lake access. Diana evaluates all access rights, LCRA permits, and dock documentation as part of every Spicewood due diligence process.
Homes for Sale
in Spicewood
Listings updated in real time via Compass. Contact Diana directly for off-market and coming soon properties not shown here.
Ready to Buy Land
in Spicewood?
Spicewood's acreage and rural complexity reward buyers who come prepared. Diana brings certified appraiser skills, ag exemption expertise, and deep local knowledge to every transaction.