New Supply Is Reshaping the Map
Austin’s residential landscape is changing at the edges. New master-planned communities, lakefront developments, and mixed-use projects are taking shape across the Lake Travis corridor and the surrounding suburbs. Some will change what luxury looks like on the lake. Others add a lot of new inventory to areas where buyers already have choices.
Here’s what’s being built, based on recent reporting, and what it means for buyers, sellers, and investors. Timelines change, so confirm current status with each developer before making decisions.
Lake Travis and the Hill Country
Travis Club (Spicewood). This 1,500-acre private community on the southwest shore of Lake Travis plans nearly 700 custom homesites, ranging from just under half an acre to more than three acres. It’s moving into vertical construction, with first move-ins expected in early 2027. Planned amenities include a members-only golf course designed by Beau Welling, a private marina, and a lakefront social hub called Duke’s. Reporting last year put homesite sales at 140, totaling over $145 million. A design-and-build company called BuildLabs has also said its first Texas residences will be at Travis Club.
Thomas Ranch (Spicewood). This 2,200-acre master-planned community near Lake Travis was reported to be completing a water treatment plant in April 2026 to support continued buildout.
Village at Spanish Oaks (Bee Cave). In June, Bee Cave’s council approved a pre-design package for a five-story multifamily building on one of the development’s parcels, with parking visible from Highway 71 if the adjacent land stays undeveloped.
Bee Cave and Lakeway mixed-use projects. Townhome and apartment projects, including The Pearl in Bee Cave and the City Center development in Lakeway, continue to bring more rental and attached housing to a market historically dominated by single-family homes.
North of Austin
Chisholm Trails (Georgetown). Taylor Morrison and M/I Homes are co-developing this roughly 800-home, 228-acre community about 30 miles north of Austin. Ground broke in late August, with sales expected to start in early 2027 and initial homes on 40-, 45-, and 50-foot lots. Phased lot releases are planned to match demand.
East, South, and Southwest
Whisper Valley (East Austin). This 2,063-acre community is designed around sustainability, with zero-energy-capable homes using solar and geothermal systems. At full buildout it plans around 5,000 single-family homes and 2,500 multifamily residences, with a high school expected to open in fall 2026.
The Ridge (Hays County). A 1,736-acre master-planned community planned for more than 6,000 homesites along Highway 21, south of Austin.
Parten (Southwest Austin). Developers report seven phases open and the final phase under construction, with builders including Perry Homes and Highland Homes selling new sections.
What This Means for Buyers
More choice and more incentives. New communities compete for buyers, and builders often offer incentives such as rate buydowns, which can beat what a resale seller offers. Compare the total package, not just the sticker price.
Check the full tax rate. Many new master-planned communities sit within special districts that add to the property tax rate, and HOA fees vary. Ask for the total annual cost, since a lower price can come with a higher monthly cost.
Think about the commute. Growth outpaces roads. In the Lake Travis area, the RM 620 bottleneck is a well-known issue, with the planned widening not expected to begin construction until around 2030, so factor today’s drive time into the decision.
Visit and verify. Amenities that aren’t built yet are promises, not features. Ask what’s open now, what’s scheduled, and what happens if timelines slip.
What This Means for Sellers
If you own near a large new community, expect competition. Some local agents expect Travis Club to give high-end buyers a new option, which can create pressure for existing luxury sellers, though others argue it raises the profile of the whole Lake Travis corridor. Either way, price to current comparables, highlight what a new build can’t offer, such as established landscaping, mature trees, and a finished neighborhood, and be ready for buyers to compare you with builder incentives.
What This Means for Investors
New supply can pressure rents and resale values in the same area, so avoid assuming appreciation. Look for locations with durable demand drivers such as employers and schools, and keep reserves. Our guide to building wealth through real estate covers the risks.
What I’d Ask About Any New Community
Who is the builder and what’s their track record? What’s the total tax rate and HOA cost? What’s open now, and what’s still planned? How are lot sizes and home prices staged over time? What incentives are available, and what are the conditions?
Why It Matters to You
New development isn’t automatically good or bad. It adds choice, but also supply. Understanding where it’s happening, what it competes with, and how it affects your neighborhood helps you buy and sell with open eyes.
FAQ: New Developments in Austin and Lake Travis
Q: When will Travis Club homes be ready?
A: Reporting from this year indicates first move-ins in early 2027, but timelines can shift, so confirm with the developer.
Q: Will new development lower my home’s value?
A: Not necessarily, but new supply and incentives can create competition. The effect depends on your area and price point.
Q: Are new-construction homes better than resale?
A: It depends on your priorities. New builds offer newer systems and incentives, while resale homes offer location, established landscaping, and sometimes lower total costs.
Q: Do new communities have extra taxes?
A: Many sit in special districts that add to the tax rate. Ask for the full annual cost before deciding.
Q: What’s happening with traffic near Lake Travis?
A: RM 620 remains a bottleneck, and the planned widening isn’t expected to start until around 2030.
Q: Where can I see what’s coming near my neighborhood?
A: Local city councils and development tracking sites publish plans. I can also review your specific area with you.
New communities can create real opportunities, as well as real competition. I help buyers compare new construction with resale and help sellers position their homes against nearby builders.
If you’re considering a move in the Lake Travis corridor or the surrounding areas, let’s talk about what’s being built near you. Hablamos en inglés o en español.
(512) 217-3961
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— Maria Aguirre
Mi Casa Agency | Keller Williams Lake Travis
