Bee Cave, TX 78738 Real Estate Market Report

ZIP Code: 78738
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

The median sold price in Bee Cave, TX is $980,000, reflecting the actual market transactions and indicating a robust demand despite the current market conditions. The local market has shown signs of stability, with the median listing price at $960,000, suggesting a potential pricing friction as sellers adjust expectations to align with buyer sentiment. The absence of historical sold price change data limits the ability to assess long-term trends, but current conditions indicate a neutral market temperature, characterized by moderate transaction volume and elevated inventory levels.

In terms of market velocity, properties are experiencing a median of 264 days on market, which suggests a slower sales velocity and may indicate a need for sellers to be more competitive in their pricing strategies. The elevated inventory relative to sales activity points to excess supply, which could further pressure pricing if the trend continues. However, the local economic development and fiscal health remain strong, which may provide a buffer against significant downturns in the market.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in the Bee Cave TX 78738 area average around 5.75% to 6.25%, which is slightly below the forecasted 2026 average of 6.18%.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The median sold price of $980,000 indicates strong market demand despite elevated inventory levels.

2. With a median listing price of $960,000, there is a potential pricing friction as sellers adjust to market realities.

3. Properties are taking a median of 264 days on market, suggesting a slower sales velocity and potential buyer hesitance.

4. The market temperature is currently neutral, reflecting a balanced environment between buyers and sellers.

5. Elevated inventory levels may lead to excess supply relative to sales activity, which could impact future pricing trends.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.