Thinking about trading city noise for Hill Country views and lake days? If you’re eyeing Spicewood, you’re not alone. Many buyers are drawn to its privacy, acreage, and easy access to Lake Travis. This guide gives you a clear, practical look at homes, utilities, schools, commutes, lifestyle, hazards, and the due diligence that matters in an unincorporated community. Let’s dive in.
Why Spicewood stands out
Spicewood sits west of Austin in the Texas Hill Country near Lake Travis and the Colorado River. It blends rural and exurban living with rolling terrain, oak and juniper, and a slower pace. You’ll find space to spread out, fewer HOA-heavy pockets in many areas, and a community that values outdoor living.
Because Spicewood is unincorporated and spans parts of Travis and nearby Burnet County, services vary by address. That makes it essential to verify utilities, schools, and tax rates for each property you consider.
Homes and land options
Spicewood offers a wide range of property types suited to second-home owners, remote workers, and anyone seeking more land.
Acreage and ranch living
Expect single-family homes on large lots, small ranchettes, and larger ranch properties. Many parcels have varied topography and long views. If you’re eyeing acreage, factor in road access, fencing, and ongoing land stewardship.
Lake Travis and waterfront
You can find near-water and waterfront homes along Lake Travis and nearby tributaries. Waterfront and view properties tend to hold value well, though they may involve specialized insurance and maintenance. Always check floodplain status and lake access specifics for each lot.
New builds and subdivisions
Alongside custom homes and infill, you’ll find newer subdivisions. Some areas have HOAs and deed restrictions, while others have very few covenants. Confirm what’s allowed for RVs, short-term rentals, accessory structures, and design guidelines before you buy.
Utilities and essential services
In an unincorporated area, utility availability can change street by street. Confirm details early in your search.
Water and sewer basics
Many homes in Spicewood use private wells and on-site septic systems. If a property is on septic, review maintenance records and system capacity, and confirm any required permits for repairs or upgrades with county authorities in Travis County or Burnet County. Some neighborhoods connect to community or utility district systems, including parts served by the West Travis County PUA. For wells and septic, budget for inspections and water quality testing as part of your due diligence.
Power and internet options
Electricity is commonly provided by cooperatives such as Pedernales Electric Cooperative. Internet varies by address. Some corridors have cable or fiber, while rural tracts may rely on fixed wireless, DSL, or satellite. If you work from home, verify address-level upload speeds and latency before you write an offer.
Fire, police, and healthcare
Law enforcement is handled by sheriff’s offices based on where you live in Travis or Burnet County. Fire protection often includes volunteer departments, county fire districts, and nearby municipal stations, with response times that vary by location. For healthcare, you’ll find urgent care in the Lake Travis corridor, with hospitals and trauma centers in Austin and Marble Falls.
Schools and childcare
Multiple school districts serve Spicewood depending on your exact address. Many properties fall within Lake Travis ISD or Marble Falls ISD. Always verify elementary, middle, and high school assignments by using each district’s official tools or contacting the district directly. Childcare options are more limited in rural pockets, with additional choices in nearby Lakeway, Bee Cave, and Marble Falls.
Getting around and commute
Public transit is limited in Spicewood. Most residents drive on FM roads and state highways.
Commute expectations
Spicewood functions as a commuter exurb for many Austin professionals. Drive times to key employers and downtown Austin vary widely by address and traffic conditions, especially during school-year peaks and weekend lake traffic. If commute time is important, test the drive during the hours you care about.
Airport access
Austin-Bergstrom International Airport is roughly 30 to 60-plus minutes away depending on where you live and current traffic. General aviation options are available in Marble Falls and at smaller nearby airfields.
Roads and seasonality
Many routes are two-lane rural roads. Expect weekend slowdowns during peak lake seasons. For planned improvements or construction impacts, check county notices and utility districts along with the state. When in doubt, drive the route at different times of day.
Costs, taxes, and permits
Property taxes and permitting are address-specific in an unincorporated area.
Property taxes and exemptions
Property tax rates vary based on the county and local taxing entities that serve your parcel. Check the county appraisal district for assessed values and exemptions, including homestead and over-65 where applicable. Because Spicewood spans Travis and Burnet counties, compare rates and assessments for any homes on your shortlist.
Building, wells, and septic permits
New construction, septic systems, and well drilling typically require county permits and inspections. Start with county planning or development departments in Travis County or Burnet County for the current process and timelines. If you plan to add a guest house, barn, or driveway, verify that the work was permitted if existing, or what is required if new.
Short-term rentals and HOAs
Short-term rental rules depend on location, and in some cases, on deed restrictions. Many unincorporated areas have fewer local restrictions, but HOAs or special districts may set their own standards. Always review covenants and confirm local ordinances before relying on rental income.
Hazards and insurance
Spicewood’s Hill Country terrain and lake proximity make risk checks an essential step.
Floodplains and lake proximity
Homes near Lake Travis, creeks, and low-lying areas may sit in FEMA-designated flood zones. Confirm a property’s status using the FEMA Flood Map Service Center. Lenders may require flood insurance if the home is in a mapped floodplain, and many buyers consider it even when not required.
Wildfire awareness
Oak and juniper woodlands create seasonal wildfire risk. Review defensible space guidance and local firewise resources from the Texas A&M Forest Service, and check for seasonal burn bans. Some subdivisions may also have brush management or mitigation rules.
Insurance considerations
Premiums can vary based on proximity to water, local fire ratings, roof materials, and wind exposure. Waterfront homes or properties in certain risk areas may require additional policies or endorsements. For current guidance, review resources from the Texas Department of Insurance and consult a local insurance professional.
Due diligence checklist
Use this list to streamline your relocation process and protect your investment:
- Confirm school district and campus assignments by property address with Lake Travis ISD or Marble Falls ISD.
- Identify water source and wastewater setup, plus any utility district service such as the West Travis County PUA.
- Order septic inspection and maintenance history; review well flow tests and water quality results.
- Verify internet providers and upload speeds for remote work at the exact address.
- Pull FEMA flood maps and ask for any prior drainage or flood disclosures via the FEMA Flood Map Service Center.
- Request a recent survey to confirm boundaries, easements, and access, especially for acreage or waterfront tracts.
- Review HOAs, deed restrictions, and any architectural guidelines or short-term rental rules.
- Confirm permits for existing improvements and clarify what new work will require in Travis County or Burnet County.
- Check road access type and maintenance responsibility, particularly for private roads or shared easements.
- Discuss rural-loan options and appraisal requirements with your lender if purchasing land or nonstandard structures.
Lifestyle, recreation, and amenities
Spicewood living centers on the outdoors. Lake Travis offers boating, fishing, and paddle time, and nearby trails and scenic drives showcase classic Hill Country beauty. You’ll also find tasting rooms, vineyards, and agricultural experiences throughout the area.
Daily needs are met through a mix of local shops and services, with broader retail and dining in Lakeway, Bee Cave, and Marble Falls. Plan on short drives for big-box retail, specialty healthcare, and entertainment.
Working with a local advisor
Because Spicewood spans multiple counties and service areas, the right guidance can save you time, stress, and costly surprises. A seasoned local advisor can help you evaluate septic and well reports, confirm utility and school boundaries, assess flood and wildfire exposure, and position you for strong resale.
If you want a private, curated search that includes on-market and discreet opportunities, connect with Jana Birdwell to Request a Private Consultation. You’ll get place-specific insight, access to exclusive channels, and a strategy tailored to how you live.
FAQs
Where is Spicewood and how is it defined?
- Spicewood is an unincorporated Hill Country area near Lake Travis that spans parts of Travis County and nearby Burnet County, with services that vary by address.
Will my Spicewood home have well or city water?
- Many homes use private wells and septic, while some neighborhoods connect to community or utility district systems, so always confirm by address.
Which school district serves my Spicewood address?
- Properties commonly fall in Lake Travis ISD or Marble Falls ISD, so verify campus assignments through each district for your specific address.
What are typical Spicewood commute options?
- Most residents drive on two-lane rural roads and state highways, with travel time varying widely based on location and traffic conditions.
Is internet reliable enough for remote work in Spicewood?
- Availability and speeds vary by street, so check specific providers and upload speeds at the exact address before you commit.
Are short-term rentals allowed in Spicewood?
- Rules depend on location and deed restrictions, so review HOA covenants and any local or special-district requirements before listing.
