Real Estate Investing in Spicewood, Texas (78669)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78669 (Spicewood, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 23.8% of homes vacant — above national norms.
- Declining values: -0.1% 5-year CAGR — values have moved lower.
What’s happening in Spicewood, TX (78669)?
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Market Analysis: 78669 Spicewood
Investors eyeing 78669 need to respect the fundamentals at play. Home values of $703K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 78669 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 78669 and stronger Spicewood ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 78669 ZIP's population of 11,980 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The 78669 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Spicewood:
Property Strategy for 78669
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $439,610 | $1,760 | 2.9% | +4.7% | $219,805 |
| 3BR | $628,611 | $2,240 | 2.6% | +6.4% | $209,537 |
| 4BR | $853,599 | $2,600 | 2.2% | +7.2% | $213,400 |
| 5BR | $1,184,583 | — | — | +8.2% | $236,917 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78669 Compare?
| Metric | 78669 | Spicewood | Austin-Round Rock-Georgetown, TX | Texas |
|---|---|---|---|---|
| Home Value | $702,702 | $702,702 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $3,192 | $3,192 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78669 (Spicewood, TX). Anonymous, moderated, never written by AI.
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Property managers serving Travis County
Manage rentals here? List your business →512-Society Property Management provides single-family and multi-family property management services across North Austin and Round Rock since 2005. summary from their website
Darwin Homes offers tech-driven property management services, making renting easy with 24/7 support, smart locks for viewings, and assistance with moving and utility setup. summary from their website
Guest Haus Property Management offers Airbnb and vacation rental management services in Austin. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $702,702 |
| Monthly Rent | $3,192 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.5% |
| 5-Year IRR | 3.5% |
📈 Home Appreciation
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | -3.3% ▼ |
| 5-Year CAGR | -0.1% ▼ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | +21.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78669
Population: 11,980
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 78669
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What is the best play in Spicewood, TX?
A careful cash-flow rentals with hands-on management strategy Spicewood, TX best. The market produces stable results for that approach at the $703K price point.
Are tenants stable in Spicewood, TX?
Tenant demand in Spicewood, TX is solid. The local workforce $3,192/mo rents across most rental classes.
What is the average home sale price in Spicewood, TX?
Median home price in Spicewood, TX is near $703K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Can I live-in-and-rent in Spicewood, TX?
House hacking works a challenging in Spicewood, TX. Rents of $3,192/mo against $703K acquisition make the strategy solid for owner-occupants.
Is Spicewood, TX a smart market for rental property?
Investors tracking Spicewood, TX will find a 2.0/5 rating supported by $703K median home values and $3,192/mo rents. That profile suits long-term holders targeting stable returns.
You know 78669 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 78669 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 78669 ranks in Austin-Round Rock-Georgetown, TX
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