Know the house, the land
and the bill
First access, new construction from people who build, and a real number before you offer.
A first look
In Westlake, on Lake Austin and behind the gates in the Hill Country, the best homes often trade quietly. Members of The Limestone Collection see our private exclusives first.
New construction is our home turf
Texas does not license home builders. We vet the builder, read their contract like a builder, and know where the allowances run short.
A real number before you offer
Taxes, MUD, HOA, insurance and upkeep, priced out before you are under contract. Not after.
The best house in the Hill Country may never be listed.
2026 conforming limit in every Texas county
Off your school district taxable value, approved by voters in 2025
Barred by the Texas Constitution, with no estate or inheritance tax
West Lake Hills
About $44,000 a year on a $3 million home
Bee Cave
The city takes two cents; the school district is most of the bill
Pflugerville
The same house, about $62,500 a year
A MUD
Nearly $7,800 more a year on $3 million
County, city and school district at 2025 adopted rates, after the homestead exemption. Other districts add to these. Estimates, not a tax bill.
Asking prices across active listings. City figures combine each city's ZIP codes, weighted by active listings. Source: Realtor.com® Research, September 2026.
The ZIP codes we work in, ranked by what sellers are asking across active listings. The tail column is the average asking price divided by the median, which shows how far the top of each market stretches above the middle.
| Area | Median asking | Average asking | Tail | $/sq ft | Days |
|---|---|---|---|---|---|
| Westlake & Rollingwood78746 | $2,287,225 | $3,426,669 | 1.5× | $660 | 80 |
| Lake Austin & Davenport78733 | $1,472,450 | $1,936,826 | 1.3× | $474 | 72 |
| Tarrytown & Old West Austin78703 | $1,325,495 | $1,810,869 | 1.4× | $681 | 70 |
| Northwest Hills & Mount Bonnell78731 | $1,137,500 | $1,399,491 | 1.2× | $412 | 65 |
| Bee Cave, Spanish Oaks & The Hills78738 | $1,019,250 | $1,496,222 | 1.5× | $302 | 86 |
| Spicewood & Lake Travis west78669 | $990,000 | $1,596,093 | 1.6× | $370 | 114 |
| River Place & Lake Austin north78730 | $916,750 | $2,220,426 | 2.4× | $341 | 78 |
| Steiner Ranch78732 | $850,000 | $1,741,865 | 2.0× | $285 | 74 |
| Dripping Springs78620 | $831,000 | $1,278,693 | 1.5× | $300 | 92 |
| Barton Creek78735 | $783,000 | $1,673,523 | 2.1× | $414 | 94 |
| Lakeway & Hurst Creek78734 | $778,450 | $1,150,695 | 1.5× | $312 | 101 |
Asking prices across active listings, not closed sales. Closed figures live in Unlock MLS, and we pull them for any specific address on request. Days is median days on market. Source: Realtor.com® Research, September 2026. Refreshed monthly.
Two lakes, two different promises
Lake Austin holds a constant level. Lake Travis can rise and fall by tens of feet. We check the lake history and dock permits before you fall for the view.
Areas and developments
The builder's contract is not the standard one
Builders write their own contracts, and they write them for themselves. We read every line with you: deposits, allowances, change orders and what happens if the date slips.
We will tell you when to walk away
Texas keeps sale prices private, so we bring the real closing record from the MLS. If a house is overpriced or wrong for you, you will hear it from us first.
Buy with the whole picture.
Representation and closing
What representation costs
Texas requires a written buyer agreement before a showing. Ours states the fee plainly, and it is negotiable.
Who pays it
Often the seller or builder. If not, we structure it in your offer before you write it.
The option period
A paid window to inspect and walk away. We plan every inspection to fit inside it.
Who closes
A title company, at state-set title rates. We bring in an attorney for builder contracts and acreage.
