The Best Lakeway, TX Neighborhoods
Lakeway highlights: Rough Hollow (lake views, Yacht Club), The Hills of Lakeway (gated golf and tennis), Serene Hills (luxury, spacious homes), Flintrock Falls (golf-focused), Bella Montagna (gated, view lots), The Preserve at Lakeway (larger sites), Lake Pointe (commute-friendly), and Yaupon Creek (established, wooded). All emphasize Hill Country scenery, strong schools, and outdoor living.
Lakeway Top Neighborhoods
Rough Hollow (Luxury + Views)
- Hilltop and lakeside sections with Yacht Club access, marina, pools, and trail network.
- Best for: upscale lake lifestyle, active social programming, and evening views from patios.
- Price orientation: ~$800,000 to $3,000,000+; siting, elevation, and outdoor investments drive premiums.
The Hills of Lakeway (Gated Golf/Tennis)
- 24/7 staffed gates, multiple courses via The Hills Country Club, tennis center, and fitness.
- Best for: golf/tennis households and predictable, resort-style amenities close to daily services.
- Price orientation: ~$700,000 to $2,000,000+; lot depth and course adjacency matter.
Serene Hills (Luxury, Larger Parcels)
- Luxury builds on generous sites; greenbelts, trails, and refined streetscapes.
- Best for: privacy, contemporary finishes, and long-term outdoor living plans.
- Price orientation: ~$900,000 to $2,000,000+; craftsmanship and views dominate outcomes.
Flintrock Falls (Golf-Oriented)
- Gated sections with course access; curated elevations and mature landscaping.
- Best for: golfers seeking quieter streets and steady resale patterns.
- Price orientation: ~$800,000 to $1,800,000+; tee-box proximity elevates pricing.
Bella Montagna (Gated, Premier Views)
- Premier gated enclave with view-oriented parcels and custom luxury builds.
- Best for: exclusive setting, controlled access, and high-spec exterior programs.
- Price orientation: ~$1,000,000 to $2,500,000+; elevation and orientation dominate.
The Preserve at Lakeway (Larger Sites)
- Prestigious pocket with larger homesites and quiet internal streets.
- Best for: space to personalize and low-traffic loops near core services.
- Price orientation: ~$800,000 to $1,500,000+; updates and siting drive spreads.
Lake Pointe (Convenience to Austin)
- Bee Cave-adjacent, fast highway links, community pool/park, Lake Austin greenbelts.
- Best for: commute efficiency and suburban amenities near shopping and clinics.
- Price orientation: ~$700,000 to $1,500,000+; greenbelt adjacency lifts value.
Yaupon Creek (Established, Wooded)
- Established streets, shade canopy, and classic curb appeal in central Lakeway.
- Best for: traditional floorplans and incremental upgrade paths with steady resale.
- Price orientation: ~$700,000 to $1,200,000+; condition and block feel matter.
Key Takeaways
- Rough Hollow and Bella Montagna anchor luxury lake-view living with marina access, gated consistency, and premium elevations.
- The Hills of Lakeway and Flintrock Falls focus on gated golf, tennis, fitness, and predictable resort-style amenities.
- Serene Hills delivers larger parcels, trails, and refined contemporary builds suited for long-term outdoor living plans.
- Lake Pointe offers commute-friendly convenience near Austin, while Yaupon Creek provides classic, established central Lakeway streets.
- Most addresses align to LTISD; verify campus boundaries, transfers, and bell schedules with official district tools.
- Price strictly to recent pendings; prefer targeted credits or buydowns over list-price cuts that weaken comps.
Neighborhood Comparison Table
Lakeway’s neighborhoods range from lake-view luxury to gated golf and commute-friendly pockets. Compare typical pricing, lot character, likely schools, and distance to Downtown Austin. Verify accountability and boundaries at TXSchools.gov; confirm LTISD data via Lake Travis ISD; model parcel taxes/exemptions through the Travis Central Appraisal District; check lake operations and flows with LCRA.
| Neighborhood | Typical Sale Range | Lot / Type | Likely Schools* | Approx. Miles to Downtown Austin |
|---|---|---|---|---|
| Rough Hollow | $800K–$3.0M+ | Hilltop/lakeside; amenities | LTISD (verify) | 18–22 |
| The Hills of Lakeway (Gated) | $700K–$2.0M+ | Gated golf/tennis | LTISD (verify) | 18–21 |
| Serene Hills | $900K–$2.0M+ | Larger sites; trails | LTISD (verify) | 18–22 |
| Flintrock Falls (Gated) | $800K–$1.8M+ | Golf-oriented | LTISD (verify) | 17–20 |
| Bella Montagna (Gated) | $1.0M–$2.5M+ | Premier view parcels | LTISD (verify) | 18–21 |
| The Preserve at Lakeway | $800K–$1.5M+ | Larger homesites | LTISD (verify) | 17–20 |
| Lake Pointe (adjacent) | $700K–$1.5M+ | Commute-friendly; pool/park | LTISD (verify) | 14–17 |
| Yaupon Creek | $700K–$1.2M+ | Established, wooded | LTISD (verify) | 18–20 |
*Always confirm campus assignment and programs with LTISD and TXSchools. City services and permitting live on the City of Lakeway portal; flood checks near creeks and coves should start at FEMA MSC.
Rough Hollow
Rough Hollow pairs hilltop and shoreline sections with a Yacht Club, marina, pools, fitness, and trails. Typical sales run ~$800K–$3.0M+. For lake operations and water-level awareness, use LCRA resources before planning docks or shoreline projects.
- Homes & pricing: Customs and semi-customs; elevation, lake orientation, and outdoor living (kitchens, pavilions) dominate valuation across product tiers.
- Amenities: Marina and social programming, playgrounds, pickleball, and trail loops; evening views drive strong photography and early showings.
- Buyer fit: Lake-focused households wanting lifestyle infrastructure without giving up proximity to services and LTISD campuses.
- Offer strategy: Build a pendings corridor; prefer precise credits or a 2-1 buydown to preserve recorded neighborhood price strength.
Lake and river flows: LCRA Lake Travis. Flood diligence: FEMA MSC.
The Hills of Lakeway (Gated)
Gated golf and tennis neighborhoods with staffed entries, country club courses, a tennis complex, and fitness. Typical sales ~$700K–$2.0M+. Course adjacency, lot depth, and privacy play outsized roles in pricing.
- Homes & pricing: Single- and two-story builds; premiums for course views, cul-de-sacs, and tasteful, low-maintenance landscapes.
- Buyer fit: Golf/tennis families who value predictable neighborhood standards and quick access to club programming.
- Ownership notes: HOA/CCR compliance, irrigation planning, and energy upgrades support comfort and clean underwriting.
- Offer strategy: Use credits for payment relief under appraisal tension; avoid list-price changes that shift comps.
Confirm LTISD boundaries and accountability snapshots: LTISD • TXSchools.gov.
Serene Hills
Luxury, larger parcels, and trail-linked greenbelts define Serene Hills. Sales often $900K–$2.0M+. Contemporary elevations, craftsmanship, and outdoor programs (pools, pergolas) drive outcomes.
- Homes & pricing: Modern finishes; documented roofs/HVAC and window performance reduce inspection friction and improve lender confidence.
- Buyer fit: Privacy-first households who want refined streetscapes and long-term outdoor living plans.
- Amenities: Community trails, nearby parks, and quick links to Lake Travis attractions and Bee Cave retail corridors.
- Offer strategy: Tight option windows; schedule appraiser access within 24 hours; use credits to hold recorded price.
Parcel taxes and exemptions: Travis CAD. City services and permits: City of Lakeway.
Flintrock Falls (Gated)
Quieter gated golf sections with curated elevations and mature landscaping. Typical values ~$800K–$1.8M+. Golf proximity, rear privacy, and tasteful updates lift results materially.
- Homes & pricing: Formal and open-concept plans; premiums for course edges and shaded outdoor rooms.
- Buyer fit: Golf households and buyers who prefer predictable aesthetics and calm internal traffic patterns.
- Ownership notes: Irrigation, tree stewardship, and drainage plans stabilize insurance and comfort year-round.
- Offer strategy: Price to pendings in the same section; credits defend comps better than across-the-board cuts.
TxDOT project timing for commute planning: TxDOT Austin.
Bella Montagna (Gated, Premier Views)
Premier gated enclave focused on view-oriented, custom luxury. Sales typically $1.0M–$2.5M+. Elevation and orientation dominate value; evening living spaces carry real premiums.
- Homes & pricing: Custom specifications; lighting and outdoor kitchens add meaningful lifestyle value and showing appeal.
- Buyer fit: Privacy-minded owners who prioritize siting and curated architecture over larger HOA amenity sets.
- Offer strategy: Concession-first negotiations protect recorded values and neighborhood appraisal optics long-term.
- Due diligence: Confirm flood designations and slopes; plan hardscape and drainage to protect structures.
Flood checks: FEMA MSC. Lake operations: LCRA.
The Preserve at Lakeway
Quiet, larger homesites close to core services. Values ~$800K–$1.5M+. Rear privacy, elevation, and tasteful updates materially influence absorption.
- Homes & pricing: Semi-customs and customs; premiums for shaded patios and greenbelt edges.
- Buyer fit: Owners wanting space without extensive HOA programming; low-traffic internal streets.
- Ownership notes: Envelope upgrades and documented service histories speed underwriting and appraisals.
- Offer strategy: Corridor-price and use precise credits rather than cutting list price under pressure.
City services/permits: Lakeway-TX.gov. LTISD: LTISD.
Lake Pointe (Adjacent, Commute-Friendly)
Bee Cave/Lake Austin-adjacent with pool, park, and fast highway links. Typical sales ~$700K–$1.5M+. Smaller yards trade for convenience and short commutes.
- Homes & pricing: Family-focused plans; greenbelt adjacency and updates boost price strength.
- Buyer fit: Daily commuters who want LTISD alignment and low-mileage errands.
- Offer strategy: Tight option, pre-booked vendors, early appraiser access; use a small credit to solve payment pain.
- Amenities: Lake access points and parks within short drives; verify HOA amenities and hours.
Parks and boat ramp info: Travis County Parks.
Yaupon Creek (Established, Wooded)
Established central pocket with shaded streets and classic curb appeal. Sales ~$700K–$1.2M+. Condition, block feel, and privacy drive absorption.
- Homes & pricing: Traditional footprints; documented roofs/HVAC/windows outperform décor in appraisal and inspection.
- Buyer fit: Owners wanting central proximity and incremental upgrade paths.
- Offer strategy: Corridor-price; favor credits or buydowns to protect recorded value during negotiations.
- Due diligence: FEMA mapping and Travis CAD parcel checks keep budgets realistic and timelines predictable.
Tax/exemptions: Travis CAD. Flood: FEMA MSC.
Schools & Districts: LTISD Alignment, Ratings, and Daily Logistics
Most Lakeway addresses align to Lake Travis ISD. Common pathways include Rough Hollow/Serene Hills/Camacho elementaries, Hudson Bend or Lake Travis Middle, and Lake Travis High—verify by address. Start with accountability snapshots on TXSchools, then confirm campus maps, transfers, and bell schedules on LTISD’s portal.
- Elementary foundations: Early literacy and specials (art/music/PE) build consistency; confirm pickup windows and after-care capacity for stable evenings.
- Middle discovery: Electives, fine arts, and athletics expand time needs; align rehearsals/practices with commute windows to protect weeknights.
- High school pathways: Advanced coursework, CTE, and dual credit; map testing and activity travel to keep arrivals reliable during busy seasons.
- Budget planning: Include devices, uniforms, instruments, and trip fees in your all-in monthly model.
School resources: LTISD • TXSchools.gov.
Ownership & Due-Diligence Snapshot
Use official sources for parks/boat ramps, flood, taxes, and lane timing. City permits sit on Lakeway’s portal; lake operations appear via LCRA; road phases live on TxDOT Austin.
| Item | What to Check | Why It Matters | Source |
|---|---|---|---|
| Flood & Drainage | FEMA map, slope, grading | Insurance posture, comfort, appraisal confidence | FEMA MSC |
| Lake Operations | Levels, flows, ramp status | Water access planning and shoreline projects | LCRA Lake Travis |
| Taxes & Exemptions | Entities, homestead timing | Accurate monthly modeling and escrow | Travis CAD |
| Parks & Boat Ramps | Hours, rules, closures | Daily routines and weekend plans | Travis County Parks |
| Permits & Services | City applications, inspections | Timeline certainty for projects | City of Lakeway |
| Lane Projects | TxDOT schedules | Predictable school/work windows | TxDOT Austin |
How to Shortlist Lakeway Neighborhoods (Three Steps)
Start with must-haves, stress-test daily life, then price like an appraiser. Validate schools, flood, taxes, parks/ramps, and lane projects using the official links above.
- Define must-haves: School alignment, commute windows, lot size, HOA tolerance, and an all-in payment ceiling including taxes, insurance, utilities, and dues.
- Stress-test finalists: Drive peak routes, walk at dusk, and sample errands; note lighting, noise, parking, and lake/park access.
- Price to pendings: Build a corridor from last-30-day pendings and recent solds; use targeted credits or a buydown to protect recorded values.
The Bottom Line
Lakeway delivers lake-view luxury, gated golf, and commute-friendly convenience under one school umbrella—LTISD. The “best” neighborhood fits your everyday rhythm—campus logistics, commute reliability, yard workload, and payment comfort—while aligning with your lifestyle: marina nights, morning tee times, or fast Austin access. Keep every step verifiable: confirm LTISD boundaries and accountability, scan FEMA flood maps, model taxes with Travis CAD, and watch TxDOT phases and LCRA updates. Price strictly to fresh pendings and solve affordability with concessions, not cuts, to preserve recorded values and neighborhood comps for your future resale.
Frequently Asked Questions
Is Lakeway good for families?
Yes. LTISD alignment, parks, trails, marina access, and organized club amenities support predictable routines. Verify address-specific campuses and bell schedules with LTISD and TXSchools before offering.
Which neighborhoods have the best lake views?
Rough Hollow and Bella Montagna offer premier views; elevation and orientation dominate value. Document drainage and envelope improvements to reduce inspection friction near hilltop exposures.
Where can I focus on golf and tennis?
The Hills of Lakeway and Flintrock Falls concentrate golf and tennis amenities. Course adjacency, lot depth, and privacy drive premiums and long-term resale strength.
What are typical prices by area?
Rough Hollow $800K–$3.0M+; The Hills $700K–$2.0M+; Serene Hills $900K–$2.0M+; Flintrock Falls $800K–$1.8M+; Bella Montagna $1.0M–$2.5M+; Preserve $800K–$1.5M+; Lake Pointe $700K–$1.5M+; Yaupon Creek $700K–$1.2M+.
How do I confirm school zoning?
Use TXSchools for accountability and LTISD maps for boundaries. School alignment shapes daily logistics and often supports stronger buyer demand and resale.
How should I evaluate flood risk?
Start with FEMA’s Map Service Center, then walk lots after rainfall to observe flow. Plan gutters, grading, and hardscape with slope and shoreline guidance in mind.
Do price cuts hurt future resale here?
They can. Lower recorded values weaken comps. Consider targeted credits or a temporary buydown to address payment while protecting neighborhood appraisal support.
What renovations add the most value?
Roof/HVAC, window performance, irrigation/drainage, and lighting for evening outdoor spaces outperform décor. Documentation helps appraisals and supports cleaner lender reviews.
Is Lake Pointe considered Lakeway?
Lake Pointe is adjacent (Bee Cave/Lake Austin area) but commonly cross-shopped with Lakeway for commute efficiency and LTISD alignment. Verify address-specific campuses and HOA amenities.
What’s the best way to choose between neighborhoods?
Rank must-haves, stress-test commutes, and build a pendings corridor. Write inside that band and use credits, not cuts, to keep value intact and timelines predictable.
