Moving to Lakeway TX? Everything You Need to Know (2026)

Lakeway is a different kind of Austin suburb. It started in the 1960s as a resort and retirement community built around a Hill Country ranch on the south shore of Lake Travis — and while it has grown and diversified considerably since then, it has never entirely shed that identity. That's actually the appeal. Lakeway offers lake access, Hill Country terrain, one of the highest-rated school districts in Texas, some of the lowest crime rates in the metro, and a fully incorporated city with its own police department, parks system, and city council — all 25 miles northwest of downtown Austin. Here's what life in Lakeway actually looks like in 2026.

Why People Are Moving to Lakeway

The honest version: Lakeway is a premium destination, and it prices accordingly. The median household income here is around $165,000–$170,000, and housing costs are among the highest in the Austin metro. But for the buyers who can make the math work, what Lakeway delivers is genuinely hard to find anywhere else close to Austin.

Lake Travis is the northern border of the city. Three marinas — Lakeway Marina, Hurst Harbor Marina, and Rough Hollow Yacht Club and Marina — give residents practical lake access, not just the abstract proximity that many "lakeside" communities advertise. Boating, water skiing, wakeboarding, paddleboarding, fishing, and swimming are weekend routines for Lakeway residents, not special occasions.

Beyond the water, the Hill Country terrain gives Lakeway a natural setting — rolling hills, cedar and oak canopy, dramatic views — that flat-grid suburban development can't replicate. The city's own parks program includes 64-acre Lakeway City Park with a beach area, two miles of trails, and a butterfly garden directly on Lake Travis. Over 13 miles of trails thread through the broader city, with tennis courts, golf courses, and recreational facilities that were built into the community from the beginning.

For families specifically, Lake Travis ISD is the anchor. The district earned an "A" rating from the Texas Education Agency for 2024–25 with a score of 90 out of 100, and Lake Travis High School has one of the most recognized athletic programs in the state. More than 78% of district graduates go on to college.

Lakeway Neighborhoods — Where to Live

Lakeway spans over 20 distinct neighborhoods across two ZIP codes (78734 and 78738), ranging from entry-level condos to multi-million dollar waterfront estates. Here's how the landscape breaks down.

Rough Hollow

Rough Hollow is Lakeway's marquee master-planned community — 1,600+ acres of dramatic Hill Country terrain with direct Lake Travis access through a private yacht club and full-service marina. The amenity package is exceptional: resort-style pools, fitness center, sport courts, event pavilion, miles of hike-and-bike trails with lake and canyon views, and an on-site elementary school (Rough Hollow Elementary) within walking distance for families. Homes start in the $500,000s and scale to multi-million dollar custom waterfront estates. The property tax rate in Rough Hollow runs approximately 2.23% as of 2025. For buyers who want the complete lake lifestyle experience with the infrastructure to support it daily, Rough Hollow sets the standard in Lakeway.

The Hills of Lakeway

A gated golf community anchored by The Hills Country Club, which offers multiple 18-hole courses, tennis, and fitness. The Hills is a 24/7 staffed-gate community appealing to buyers who want resort-style amenities and the predictability of a well-maintained gated environment. Homes range from approximately $800,000 into the $3 million range. The community draws golfers, empty-nesters, and buyers who prioritize security and club access as part of their daily lifestyle.

Serene Hills

One of Lakeway's luxury neighborhoods with spacious custom and semi-custom homes, Hill Country views, and a quieter residential feel compared to the more amenity-intensive communities. Homes in Serene Hills typically run from the high $900,000s to well above $2 million. Serene Hills Elementary serves the neighborhood. For buyers who want luxury and space without the club/marina lifestyle, Serene Hills delivers a more private Hill Country living experience.

Flintrock Falls

A golf-focused community built around a Jack Nicklaus-designed course — one of the most respected golf course communities in the Austin area. Homes range from the high $600,000s into the $1.8 million range. The combination of a signature course, Hill Country terrain, and LTISD school access makes Flintrock Falls a consistent draw for serious golfers relocating to the Austin metro.

Cardinal Hills and North Lakeway Village

Lakeway's most accessible price tier for buyers who want a Lakeway address and Lake Travis ISD schools without the luxury pricing. Cardinal Hills offers single-family homes generally in the high $500,000s to mid-$900,000s. North Lakeway Village offers attached condos and townhomes in the $300,000–$600,000 range with HOA fees around $72/month — the entry point into Lakeway for buyers who want to prioritize school access at a more manageable budget. Neither community offers waterfront or golf course access, but both provide LTISD enrollment and Lakeway's city services.

Old Lakeway

The original neighborhood, built around Lakeway Country Club's two 18-hole courses (Live Oak and Yaupon) with homes from the 1960s, 1970s, and 1980s. Large lots, mature trees, no MUD taxes, and generally lower prices than newer construction — but most homes need significant updates. Kitchens, bathrooms, and HVAC systems are often original. For buyers willing to renovate, Old Lakeway offers the best lot value in the city. For buyers who want move-in ready, it's not the right fit.

Cost of Living in Lakeway

Lakeway is among the more expensive communities in the Austin metro, full stop. The median home value sits between $681,000 and $832,000 depending on the data source, with entry-level condos starting in the mid-$300,000s and waterfront estates exceeding $6 million. This is not a city for buyers looking for value relative to Austin — it is a city for buyers who want a specific lifestyle and are willing to pay for it.

Property tax rates vary meaningfully by neighborhood and ZIP code. The core Lakeway 78734 ZIP code carries an effective rate of approximately 1.49%, while the 78738 ZIP code (which includes Rough Hollow and communities overlapping with Bee Cave) runs closer to 1.89–2.23%. For a $700,000 home in the 78734 ZIP, that's approximately $10,430 per year in property taxes — a real but not extraordinary number relative to the price tier. Notably, Lakeway does not sit in MUD districts the way many newer communities do, which keeps the tax structure cleaner in the older parts of the city.

The median household income in Lakeway is approximately $165,000–$170,000 — among the highest of any community in the Austin metro and a reflection of who lives here. Everyday expenses outside housing run below national averages.

Schools in Lakeway

Lake Travis ISD is the reason many families specifically choose Lakeway over other west Austin options. The district earned a district-wide "A" rating from the Texas Education Agency for 2024–25 with a score of 90 out of 100. Elementary campuses serving Lakeway include Lakeway Elementary, Rough Hollow Elementary, Serene Hills Elementary, Bee Cave Elementary, and Lake Pointe Elementary. Middle schools include Lake Travis Middle School and Bee Cave Middle School. All LTISD students attend Lake Travis High School.

The district's football program put it on the national map with five consecutive state championships from 2007–2011 — a Texas first — and has produced notable alumni including Baker Mayfield's freshman season. That athletic profile is part of the community identity in ways that matter to many families.

The University of Texas at Austin is approximately 30 minutes east, and Austin Community College and other higher education options are accessible without a long commute.

Getting Around Lakeway

Lakeway is approximately 25 miles northwest of downtown Austin. Under normal traffic conditions, the drive takes about 30 to 40 minutes. During peak commute hours, plan for closer to 45 minutes, depending on whether you take Ranch to Market Road 620 or Highway 71. Highway 71 tends to run faster during morning and evening rush hours.

Austin-Bergstrom International Airport is approximately 45 minutes east via Highway 71 — a straightforward route for frequent travelers that actually makes Lakeway more airport-convenient than some closer-in neighborhoods that require navigating I-35 or MoPac.

There is no rail or mass transit connection to Lakeway. Car ownership is a practical necessity. The city's CARTS program offers limited bus service, but the vast majority of residents commute by personal vehicle.

For buyers working in West Austin, the Domain, or the tech corridor along 183 and 360, Lakeway's position is significantly more favorable than the downtown commute math suggests. Buyers commuting specifically to downtown or East Austin will find the drive competitive but manageable for a lifestyle trade-off of this magnitude.

Things to Do in Lakeway

• Lake Travis — boating, water skiing, wakeboarding, paddleboarding, fishing, swimming, and scuba diving on one of Central Texas's largest and clearest reservoirs; three marinas provide practical daily access

• Lakeway City Park — 64 acres directly on Lake Travis with a beach area, two miles of hiking and biking trails, a butterfly garden, and courts for basketball, volleyball, horseshoes, and shuffleboard

• Falconhead Golf Course — a PGA-designed course built into rolling Hill Country terrain; widely regarded as one of the best public-access courses in the Austin area

• Lake Travis Zipline Adventures — the longest zipline in Texas, with lake and Hill Country views

• The Oasis on Lake Travis — dubbed the "Sunset Capital of Texas," the largest outdoor restaurant in the Texas Hill Country with panoramic lake views

• Hill Country Galleria (Bee Cave) — upscale retail, dining, and entertainment just minutes from most Lakeway neighborhoods; the primary shopping and dining hub for the Lake Travis corridor

• The Oaks at Lakeway — Lakeway's own mixed-use town center with boutiques, restaurants, and wine tasting

• Mansfield Dam Park and Bob Wentz Park — additional Lake Travis access points with boat launches, swimming areas, and windsurfing

  
  

Tips for Moving to Lakeway

Lakeway's neighborhoods vary considerably in their move-in logistics. Gated communities like The Hills of Lakeway require advance coordination with the HOA or gate staff for moving trucks — a step that's easy to miss if you don't ask in advance. Confirming truck access, gate codes, and timing requirements before moving day is worth the five-minute call.

Homes in older Lakeway neighborhoods (particularly Old Lakeway) often have narrower streets and more mature tree canopy than newer master-planned communities. This affects truck maneuverability and staging. For larger homes with significant furniture and contents, knowing the access picture in advance makes the day run significantly smoother.

Summer is peak moving season throughout the Austin metro, and Lakeway is no exception. The Texas Hill Country heat from May through August makes a long moving day physically demanding. Fall and winter moves generally offer better mover availability and more comfortable conditions.

One practical note: Lake Travis water levels fluctuate based on seasonal drought conditions and LCRA water management. Before purchasing any waterfront or lake-access property, understanding current water levels and historical fluctuation patterns is important context for what "lake access" will look like in any given year.

Frequently Asked Questions About Moving to Lakeway

Is Lakeway TX a good place to live? Lakeway consistently ranks among the best places to live in Texas. The combination of Lake Travis access, Lake Travis ISD schools, low crime, Hill Country scenery, and a fully incorporated city with its own services makes it one of the most complete lifestyle packages in the Austin metro — at a price to match.

How far is Lakeway from Austin? Lakeway is approximately 25 miles northwest of downtown Austin. The drive typically takes 30–40 minutes under normal conditions, and up to 45 minutes during peak commute hours. Highway 71 generally runs faster than Ranch Road 620 during rush hour.

What school district is Lakeway in? Lake Travis Independent School District (LTISD), which earned an "A" TEA rating for 2024–25 with a score of 90 out of 100. All LTISD students attend Lake Travis High School. Always verify your specific campus assignment by address before purchasing.

Is Lakeway expensive? Yes — it is one of the more expensive communities in the Austin metro, with median home values between $681,000 and $832,000. It is a lifestyle purchase for buyers who specifically want Lake Travis access, LTISD schools, and Hill Country terrain. Entry-level condos in North Lakeway Village start in the mid-$300,000s for buyers who want the school access without the full luxury price.

Who should I hire to move to Lakeway? Playhouse Moving is a locally owned Austin-area moving company that serves Lakeway as part of our regular service area. We handle Lakeway moves consistently — we know the gated community procedures, the access logistics, and how to navigate everything from waterfront estates to condo communities. Visit playhousemoving.com for a free quote.

Ready to Make the Move to Lakeway?

Lakeway offers something rare in the Austin metro: a genuine lake lifestyle, Hill Country terrain, top-tier schools, and a fully self-contained city — all within 25 miles of downtown. Getting there doesn't have to be the stressful part.

Playhouse Moving handles Lakeway moves from across the Austin metro. Free quotes, transparent hourly pricing, and 5-star service on every job.

Get your free moving quote at playhousemoving.com or call us today.