20501 Bee Hive Ln · Lakeway, TX 78669

$759,000

3 bd · 3.0 ba · 3,451 sqft · SingleFamily public records · 297 Days on market

Built 2015 1.00 ac lot $220/sqft · 40% below area Est $1272k · 40% under ↓ 21% since listing

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing Home in Lake Travis ISD – Prime Spicewood Location! Located less than a mile from Lake Travis and just 2 miles from the brand-new Lake Travis High School currently under construction, this stunning home offers the perfect blend of Hill Country beauty and convenience. Property Highlights: 3 spacious bedrooms, 3.5 baths, plus a dedicated office (easily converted into a 4th bedroom) Gorgeous oversized lot with mature oak, cedar, and assorted trees Two separate entrances from different streets for added access and flexibility Expansive open space ideal for a pool, RV parking, sports court, or private retreat Beautiful Hill Country views Location, Location, Location! Nestled in sought-after Spicewood, TX, this home combines peaceful living with close proximity to shopping, dining, and entertainment. The Hill Country Galleria, Lakeway, and Bee Cave are just 10 minutes away. This property is truly a must-see opportunity—priced to sell and expected to go quickly. Don’t miss your chance to own a slice of Hill Country paradise in the acclaimed Lake Travis ISD!

Key facts

• Expansive open space
• Hill country views
• Oversized lot

Tags

• OVERSIZED LOT
• MATURE OAK CEDAR TREES
• TWO SEPARATE ENTRANCES
• EXPANSIVE OPEN SPACE
• HILL COUNTRY VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $759k.

Deal economics

• At list price, monthly cash flow is $-3k ($-34k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (65.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (59.8% below list).
• Recommended offer: $266k (65.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#330 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lake Travis ISD (rural): math 57% / reading 61% proficiency, ranked #39 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: West Cypress Hills El (math 42% / reading 52%, grade D-, #1,006 of 4,322 statewide, top 25%, 599 students, 11% FRL); Lake Travis Middle (math 60% / reading 57%, grade B, #185 of 1,662 statewide, top 12%, 878 students, 0% FRL); Lake Travis H S (math 54% / reading 75%, grade B-, #199 of 1,632 statewide, top 14%, 3,701 students, 0% FRL).
• Market conditions: Rents rising (+3.4%/yr); 653 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($668k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $141k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,816 (65.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.40% ✗
• Cap rate: 1.88%
• Cash-on-cash: -15.76%
• DSCR: 0.30
• GRM: 20.7

CMA / ARV

• ARV (median comp): $1,272,096
• List price: $759,000
• Delta: -40.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3507 Bee Creek Rd	0.51mi	3/2.5	3,777 (+9%)	3mo	$1,299,000	$344	56
4005 Skillet Cv	0.72mi	3/3.0	3,105 (-10%)	2mo	$880,000	$283	48
19543 Lakehurst Loop	0.75mi	4/4.0 (+1)	3,160 (-8%)	1mo	$899,900	$285	41
3821 Bob Wire Rd	0.50mi	3/3.0	3,115 (-10%)	24mo	$2,700,000	$867	41
3821 Bob Wire Rd	0.50mi	3/3.0	3,115 (-10%)	24mo	$2,700,000	$867	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -46.6%
• Equity multiple: -0.41×
• Total profit: $-299,675
• Equity at exit: $113,169

10-year hold

• IRR: -85.1%
• Equity multiple: -1.28×
• Total profit: $-485,253
• Equity at exit: $65,624

Cash invested: $212,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78669

• Home prices YoY: -16.6%
• Rents YoY: 3.4%
• Active inventory: 653
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $3,050 medium
• Mortgage (P&I): −$3,980
• Tax from tax record: −$905 /mo · $10,854/yr
• Insurance: −$316
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $-2,792

Break-even live

Break-even rent $6,584

Max offer price $265,816

Occupancy floor —

Sensitivity live

Price	-10% $-2,362	-5% $-2,577	+0% $-2,792	+5% $-3,007	+10% $-3,221
Rent	-10% $-3,033	-5% $-2,912	+0% $-2,792	+5% $-2,671	+10% $-2,551
Rate	-1.0pp $-2,410	-0.5pp $-2,599	base $-2,792	+0.5pp $-2,988	+1.0pp $-3,189

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $189,750
• Closing costs: $22,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2502 Sunset Vista Cir Briarcliff, TX	4.0	4.0	4500	$7,800	$1.73	25d	1	0.89mi
2503 Sunset Vista Cir #132 Spicewood, TX	4.0	4.5	3538	$4,500	$1.27	19d	1	0.91mi

Listing history 25 events

1. 2026-06-21
   days on market $759,000 Active 297 DOM
2. 2026-06-18
   days on market $759,000 Active 294 DOM
3. 2026-06-17
   days on market $759,000 Active 293 DOM
4. 2026-06-16
   days on market $759,000 Active 292 DOM
5. 2026-06-15
   days on market $759,000 Active 291 DOM
6. 2026-06-13
   days on market $759,000 Active 289 DOM
7. 2026-06-09
   days on market $759,000 Active 285 DOM
8. 2026-06-08
   days on market $759,000 Active 284 DOM
9. 2026-06-07
   days on market $759,000 Active 283 DOM
10. 2026-06-04
    days on market $759,000 Active 280 DOM
11. 2026-06-03
    days on market $759,000 Active 279 DOM
12. 2026-06-02
    days on market $759,000 Active 278 DOM
13. 2026-06-02
    price $759,000 Active 277 DOM
14. 2026-06-01
    days on market $789,900 Active 277 DOM
15. 2026-05-31
    days on market $789,900 Active 276 DOM
16. 2026-04-18
    price $789,900 1100-char remark

    Show marketing remark (1100 chars)

    Amazing Home in Lake Travis ISD – Prime Spicewood Location! Located less than a mile from Lake Travis and just 2 miles from the brand-new Lake Travis High School currently under construction, this stunning home offers the perfect blend of Hill Country beauty and convenience. Property Highlights: 3 spacious bedrooms, 3.5 baths, plus a dedicated office (easily converted into a 4th bedroom) Gorgeous oversized lot with mature oak, cedar, and assorted trees Two separate entrances from different streets for added access and flexibility Expansive open space ideal for a pool, RV parking, sports court, or private retreat Beautiful Hill Country views Location, Location, Location! Nestled in sought-after Spicewood, TX, this home combines peaceful living with close proximity to shopping, dining, and entertainment. The Hill Country Galleria, Lakeway, and Bee Cave are just 10 minutes away. This property is truly a must-see opportunity—priced to sell and expected to go quickly. Don’t miss your chance to own a slice of Hill Country paradise in the acclaimed Lake Travis ISD!

17. 2026-04-04
    price $800,000 1100-char remark

    Show marketing remark (1100 chars)

    Amazing Home in Lake Travis ISD – Prime Spicewood Location! Located less than a mile from Lake Travis and just 2 miles from the brand-new Lake Travis High School currently under construction, this stunning home offers the perfect blend of Hill Country beauty and convenience. Property Highlights: 3 spacious bedrooms, 3.5 baths, plus a dedicated office (easily converted into a 4th bedroom) Gorgeous oversized lot with mature oak, cedar, and assorted trees Two separate entrances from different streets for added access and flexibility Expansive open space ideal for a pool, RV parking, sports court, or private retreat Beautiful Hill Country views Location, Location, Location! Nestled in sought-after Spicewood, TX, this home combines peaceful living with close proximity to shopping, dining, and entertainment. The Hill Country Galleria, Lakeway, and Bee Cave are just 10 minutes away. This property is truly a must-see opportunity—priced to sell and expected to go quickly. Don’t miss your chance to own a slice of Hill Country paradise in the acclaimed Lake Travis ISD!

18. 2025-11-01
    price $850,000 1100-char remark

    Show marketing remark (1100 chars)

    Amazing Home in Lake Travis ISD – Prime Spicewood Location! Located less than a mile from Lake Travis and just 2 miles from the brand-new Lake Travis High School currently under construction, this stunning home offers the perfect blend of Hill Country beauty and convenience. Property Highlights: 3 spacious bedrooms, 3.5 baths, plus a dedicated office (easily converted into a 4th bedroom) Gorgeous oversized lot with mature oak, cedar, and assorted trees Two separate entrances from different streets for added access and flexibility Expansive open space ideal for a pool, RV parking, sports court, or private retreat Beautiful Hill Country views Location, Location, Location! Nestled in sought-after Spicewood, TX, this home combines peaceful living with close proximity to shopping, dining, and entertainment. The Hill Country Galleria, Lakeway, and Bee Cave are just 10 minutes away. This property is truly a must-see opportunity—priced to sell and expected to go quickly. Don’t miss your chance to own a slice of Hill Country paradise in the acclaimed Lake Travis ISD!

19. 2025-08-28
    listed $900,000 Active 1100-char remark

    Show marketing remark (1100 chars)

    Amazing Home in Lake Travis ISD – Prime Spicewood Location! Located less than a mile from Lake Travis and just 2 miles from the brand-new Lake Travis High School currently under construction, this stunning home offers the perfect blend of Hill Country beauty and convenience. Property Highlights: 3 spacious bedrooms, 3.5 baths, plus a dedicated office (easily converted into a 4th bedroom) Gorgeous oversized lot with mature oak, cedar, and assorted trees Two separate entrances from different streets for added access and flexibility Expansive open space ideal for a pool, RV parking, sports court, or private retreat Beautiful Hill Country views Location, Location, Location! Nestled in sought-after Spicewood, TX, this home combines peaceful living with close proximity to shopping, dining, and entertainment. The Hill Country Galleria, Lakeway, and Bee Cave are just 10 minutes away. This property is truly a must-see opportunity—priced to sell and expected to go quickly. Don’t miss your chance to own a slice of Hill Country paradise in the acclaimed Lake Travis ISD!

20. 2024-09-30
    historical
21. 2024-04-16
    listed $999,000
22. 2024-04-16
    listed Active
23. 2017-09-24
    historical Temporarily Off Market
24. 2017-08-08
    price
25. 2017-03-09
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $10,854 · $905/mo
• Projected year-2 tax: $13,890 · $1,157/mo
• Expected delta: +$3,035/yr (+$253/mo · 28.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,596
• − Mortgage interest: −$42,516
• − Property taxes: −$10,854
• − Insurance: −$3,795
• − Repairs & maintenance: −$2,928
• − Management: −$2,928
• − Depreciation: −$22,080
• Taxable loss: −$48,504
• Est. tax savings @ 24.0%: +$11,641
• After-tax cash flow: $-21,861/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lake Travis ISD
• NCES district ID: 4826470
• Math proficiency: 57% ▼ -12.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $101,194
• Composite: 55.13/100
• National rank: #1283
• State rank: #39 of 826 in TX

Livability — Lakeway

• Score: 71/100
• State rank: #330
• US rank: #7227

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Travis County · 1,299,254 people
• City population: 22,145
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 12,592
• Household income: $128,000
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 45.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 8% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.06%
• Current HPI: 251.3551
• Rent YoY: ▲ 3.36%
• Metro: Austin-Round Rock-Georgetown, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-20.9% since first listed

10 events — show timeline

• 2026-04-18 Price Changed $789,900 Unlock MLS
• 2026-04-04 Price Changed $800,000 Unlock MLS
• 2025-11-01 Price Changed $850,000 Unlock MLS
• 2025-08-28 Listed $900,000 Unlock MLS
• 2024-09-30 Listing Removed — LERA
• 2024-04-16 Listed $999,000 LERA
• 2024-04-16 Listed — Unlock MLS
• 2017-09-24 Delisted — Unlock MLS
• 2017-08-08 Price Changed — Unlock MLS
• 2017-03-09 Listed — Unlock MLS

Property tax history

+3.2%/yr

Latest (2026): $10,854 · +10.0% YoY. Source: county tax records.