The straight answers before you move
Spicewood isn't a city. It's an unincorporated community spread across county lines, which shapes your schools, your taxes, and your utilities. Here's what to check.
Where people live
West Cypress Hills
Master-planned community off Hwy 71 with greenbelts, trails, resort-style and lap pools, sport courts, and an elementary school inside the neighborhood.
Lakeside Beach
Small subdivision with its own three-quarter-mile stretch of Lake Travis shoreline, a community pool and a boat ramp.
Spicewood Beach
Low-key lakeside neighborhood on the north shore of Lake Travis with modest lots, many around a third of an acre, and a mix of homes and vacant land. Confirm water, septic and lake-access rights for each property.
Siesta Shores
Lake Travis neighborhood with a subdivision park, picnic area and boat launch on the water. Mostly smaller lots, with lake views from many streets.
Windermere Oaks
Gated community on Lake Travis that borders the Spicewood Airport runway. The POA covers a boat ramp, marina, park, pools, pavilion, and tennis and pickleball courts. Airport use requires a separate pilots' association membership.
Briarcliff
The Village of Briarcliff is its own small municipality on the south shore of Lake Travis, with a marina and boat launch, a 9-hole golf course, park, dog park, disc golf and nature trails. The village runs the water system and roads.
Spicewood Trails
Custom-home acreage lots, bring your own builder. Underground utilities, fiber internet, dark-sky lighting rules, a 3-acre park and trails. Most lots need septic.
No-HOA acreage
Land and homes with no association dues or architectural rules. More freedom, more responsibility: check water source, septic, road maintenance and deed restrictions.
The Travis Club
A 1,500-acre private community with a members-only golf course, private marina and boat club, clubhouse, wellness club, and more than 30 miles of trails. First move-ins are planned for early 2027.
Thomas Ranch & Moonlight Bend
Large new developments in planning and early build-out. Thomas Ranch is planned for about 3,500 homes. Expect construction traffic for years.
Schools by district
| District | Elementary | Middle / High |
|---|---|---|
| Marble Falls ISD mostly Burnet County side | Spicewood Elementary | Marble Falls MS / Marble Falls HS |
| Lake Travis ISD Travis County side | West Cypress Hills Elementary (and others) | Lake Travis MS / Lake Travis HS |
Zoning changes. Confirm any address with the district before you sign.
Your first-month checklist
- Confirm your county and school district from the property address.
- Find your water source: public supply, MUD, or private well.
- If you're on septic, get the last service record and set up pumping.
- Set up electric and internet. Fiber is available in some subdivisions, not all.
- Get a library card at Spicewood Community Library, 1011 Spur 191.
- File your homestead exemption with your county appraisal district.
Ready to see what's for sale?
Madison Dyer helps buyers and sellers across Spicewood and Lake Travis. Browse every home on the market, then reach out with questions about neighborhoods, schools, water, or what a home should cost here.
