The Hills of Lakeway
The Hills is a small incorporated village inside the Lakeway area, built around a private country club and golf course, with controlled access and its own city government separate from the City of Lakeway. Homes are spread across numbered phases developed from the 1980s onward, and prices vary sharply between them. Mary Hickey has closed 65 sales in The Hills of Lakeway at a median of $430,000, with a top sale of $1,489,000 and closings in every era from 2001 through 2026.
A separate village, not a Lakeway subdivision
This confuses buyers regularly. The Hills is its own incorporated municipality with its own city administration, even though the mailing address is often Austin and the community sits in the middle of the Lakeway area. That affects municipal services and local governance, and it is worth understanding before you buy.
The community is built around a private country club and golf course. Club membership and property ownership are separate matters, and buying a home here does not automatically confer membership. Ask specifically what is included and what is optional for the address you are considering.
The phases behave differently
ACTRIS records the community across several phase names, and the price differences between them are large enough that a village-wide median is close to useless on its own. From Mary's own closings:
- Phase 1: median $820,500, top $1,119,100, closings from 2016 to 2026
- Phase 2: median $356,250, top $1,489,000, closings from 2009 to 2026
- Phase 8: median $385,000, top $675,000, closings from 2010 to 2017
- Phase 9: median $506,750, top $950,000, closings from 2009 to 2025
What buyers should check here
Golf course frontage is the obvious premium and it comes with trade-offs worth weighing honestly: errant balls, early morning maintenance, and less privacy than the view suggests. Some buyers consider that a fair trade and some regret it.
Beyond that, the standard Lake Travis questions apply. Septic or sewer, roof and HVAC age on homes built in the 1980s and 1990s, and the current state of the HOA and club dues including any assessment under discussion.
Common questions
Is The Hills part of Lakeway?
No. The Hills is a separately incorporated village with its own city government, geographically surrounded by the Lakeway area. Mail often carries an Austin address, which adds to the confusion.
What do homes cost in The Hills of Lakeway?
Mary's 65 closings there run to a median of $430,000 across the full span since 2001, with a top sale of $1,489,000. Recent phase 1 closings have been considerably higher, at a median around $820,500. The city-level figure for The Hills over the twelve months ending July 2026 was a median near $670,000.
Do I have to join the country club?
Club membership and home ownership are separate. Some properties and some sections carry different expectations, so confirm in writing what is mandatory, what is optional, and what the current dues are for the specific address.
Is The Hills gated?
The community has controlled access. Access arrangements and which entrances are staffed can change, so verify the current arrangement rather than relying on older listings or descriptions.
What school district serves The Hills?
Lake Travis ISD serves the area. Attendance boundaries are set by the district and can be changed, so confirm the assigned campus for a specific address with LTISD directly.
How old are the homes?
The community developed in phases from roughly the 1980s onward, so housing stock spans several decades. On homes from the 1980s and 1990s, budget for the ordinary big-ticket items: roof, HVAC, water heater, and any original windows.
Is golf course frontage worth the premium?
It reliably commands one, and whether it is worth it depends on how you weigh a long green view against errant balls, early maintenance noise, and reduced privacy. Visit a frontage lot on a weekend morning before deciding.
How does The Hills compare to Flintrock?
Both are golf-oriented communities in the Lakeway area. In Mary's record Flintrock closes higher, at a median of $845,000 across 15 sales versus $430,000 across 65 in The Hills, though the phase mix differs and The Hills has a much wider range of housing stock and eras.
Are there condos or lower maintenance options?
There is some attached and lower-maintenance product in and around the wider Lakeway area, including Retama Garden Homes and the Vistas at Lakeway condominiums, both of which appear in Mary's closings. Inventory in these is thin, so timing matters.
Who knows this community best?
Mary has 65 closings in The Hills across 25 years, from 2001 through 2026, and has lived in the Lakeway area since 1990. Call (512) 796-4245 to ask about a specific phase or street.