Belvedere, west of Bee Cave
Belvedere is a gated community west of Bee Cave off Hamilton Pool Road, built around larger lots of roughly an acre and up, with a well-known community amenity area and a mix of custom homes and unbuilt lots. It appeals to buyers who want land and privacy while staying in Lake Travis ISD. Mary Hickey has closed 27 sales in Belvedere between 2007 and 2025, with a top sale of $1,697,500. The median of $250,000 reflects that a large share of those transactions were lots rather than finished homes.
Read the median carefully
Belvedere's median in Mary's record is $250,000, which is far below what a finished custom home there sells for. The reason is composition: many of her Belvedere closings are unimproved lots, and a lot and a house are entirely different products sharing one community name.
This is exactly the trap that automated valuation tools fall into in communities like this one. A median that blends lots with custom homes describes nothing. When you compare Belvedere prices, insist on separating the two.
Buying a lot to build
Belvedere is one of the areas where buying land and building is genuinely common rather than theoretical. Mary has closed 103 lot and acreage sales across her career, which is an unusually large share and a different skill from selling finished houses.
The questions that decide whether a lot works are unglamorous and expensive to get wrong: slope and the resulting cost of a building pad and driveway, utility availability, septic feasibility and where the field can go, tree preservation requirements, and the architectural review process and its timeline.
What the community offers
Belvedere is gated with an amenity area that is well regarded locally. As with any amenity-led community, the dues fund it, so confirm the current figure and what it covers.
The location off Hamilton Pool Road is genuinely rural in feel while remaining a reasonable drive to Bee Cave for services. That distance is the trade. Drive it at the hour you would actually drive it.
Common questions
What do homes cost in Belvedere?
Finished custom homes there have closed as high as $1,697,500 in Mary's record. The $250,000 median across her 27 Belvedere closings is pulled down by unimproved lot sales and should not be read as a house price.
How big are the lots?
Generally around an acre and up, which is the community's main draw compared with the smaller-lot subdivisions closer to Bee Cave. Individual lot size, slope and usable area vary considerably, so check the survey rather than the listing.
Can I still buy a lot and build?
Lots have traded regularly here, though availability changes. If you are considering it, get the architectural review requirements and the current builder approval process in writing before you buy, because they shape both cost and timeline.
Is Belvedere on septic?
Acreage communities in this area are commonly on septic rather than municipal sewer. Confirm for the specific lot or home, and on a lot purchase get septic feasibility assessed before closing, not after.
What school district serves Belvedere?
Lake Travis ISD serves the Hamilton Pool Road area. Boundaries are set by the district and are subject to change, so confirm the assigned campus for a specific address with LTISD directly.
How far is Belvedere from Austin?
It is west of Bee Cave off Hamilton Pool Road, so a longer drive to central Austin than Lakeway or Steiner Ranch. Services are closest in Bee Cave. Anyone commuting daily should drive the route at their real commute time before buying.
Are there HOA restrictions on building?
Yes, and they are substantive in a custom home community. Expect architectural review covering design, materials, siting and often tree preservation. Read the full covenants before buying a lot, not after your architect has drawn plans.
How does Belvedere compare to Spanish Oaks?
Belvedere is acreage-oriented and further west off Hamilton Pool Road, while Spanish Oaks is a gated golf community in Bee Cave closer to services and with a higher median in Mary's record at $1,052,500. They attract buyers looking for quite different things.
How long does it take to build here?
Custom builds in this area routinely run well over a year from design through completion once architectural review, permitting, site work and construction are counted. Anyone planning around a fixed move-in date should build in substantial margin.
Who can advise on a Belvedere lot?
Mary has 27 Belvedere closings between 2007 and 2025 and 103 lot and acreage sales overall. Call (512) 796-4245 before you make an offer on a lot, because the diligence is easier to do beforehand.