Lake LBJ Home Statistics
| Average Price | $2.4M |
|---|---|
| Lowest Price | $409K |
| Highest Price | $10M |
| Lake LBJ Home Listings | 158 |
| Avg. Price/SQFT | $679 |
Property Types (active listings)
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- $400,000 - $500,000
- $500,000 - $600,000
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- $700,000 - $800,000
- $800,000 - $900,000
- $900,000 - $1,000,000
- Over $1,000,000
What Counts as a Lake LBJ Waterfront Home
The MLS flags a home as "waterfront" if it touches the water, but that's a wide net. In practice, Lake LBJ waterfront homes fall into three categories that behave very differently:
Open water (main-body) homes sit on the wide sections of the lake between Kingsland and Horseshoe Bay. Big views, full sun exposure, wake-boat traffic year-round. Best for buyers who want to see water from every room and don't mind the occasional chop.
Canal homes are on the man-made channels that cut into communities like Applehead Island, Escondido, and parts of Horseshoe Bay. Protected water, easy docking, quieter. You trade the open view for deep water right at your dock and walkable access.
Cove and inlet homes are on the natural fingers of the lake — places like the Colorado Arm near Kingsland or the smaller inlets in Granite Shoals. Mix of protected water and view, often with no-wake designations that keep things calm.
The right category depends on how you'll use the house. Tell me "boat, swim, entertain" and I'll steer you toward a protected cove. Tell me "view, hike down, sunset drinks" and we're looking at main-body.
What You're Actually Paying For
Two homes with identical square footage on Lake LBJ can be priced $800K apart. The price almost always comes down to the dirt and the water, not the house. Here's what drives it:
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Waterfrontage (linear feet). More shoreline = more value, especially on the main body. Under 60 feet is tight. 80–100 feet is the sweet spot. Over 150 feet is estate-tier.
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Water depth at the dock. Deep water lets you run a wake boat or cruiser. Shallow water limits you to pontoons and jet skis. Soundings matter.
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Bulkhead condition. A failing bulkhead can cost $40K–$150K to replace. Age and engineering type (concrete, steel, riprap) affect insurability and resale.
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Boathouse or boat lift. A covered, permitted boathouse with a lift adds real value. A detached boat ramp doesn't. Verify the LCRA permit is current and transferable.
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Orientation. South- and east-facing waterfronts get morning light and afternoon shade — more usable in Texas summers.
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Neighborhood tier. The same 80 feet of waterfront is worth more in Applehead Island than in Granite Shoals. POA amenities, gated access, and community reputation set the floor.
When buyers ask me, "What's the square-foot price of Lake LBJ waterfront," I push back. Square-foot pricing works for inland homes. On the lake, the square footage is almost a rounding error compared to the waterfront itself.
Where the Waterfront Homes Are
Lake LBJ waterfront inventory clusters in a handful of communities, each with its own price ceiling and buyer profile:
Horseshoe Bay and its subdivisions hold the bulk of the high-end waterfront: Applehead Island, Escondido, The Trails, Bay Country. Expect most inventory above $1.5M, with a handful of estates north of $10M.
Kingsland sits at the confluence of the Colorado and Llano Rivers. Mix of older remodel-ready cottages and newer builds. Good short-term rental potential. Wider price band, $400K to $5M.
Granite Shoals has some of the most accessible waterfront on the lake, with short-term rentals permitted city-wide. Strong investor interest. Typical range $500K–$2M.
Sunrise Beach is quieter, with wide-open water views on the western shore. Includes its own airstrip. Range varies widely.
The Legends on Lake LBJ is a gated community on the Colorado Arm with estate-lot waterfront and a Tom Kite golf course.
Applehead Island is the gated, guarded island accessed by bridge. Tightest inventory, highest prices, $3M to $13M.
Blue Lake Estates, Deerhaven, and Oak Ridge Estates offer waterfront in the mid-tier range with more established, full-time-resident feel.
What to Inspect Before You Buy a Lake LBJ Waterfront Home
A standard home inspection doesn't cover the waterfront. Here's what I add to every waterfront purchase I represent:
The dock, boathouse, and lift. Inspected by a marine contractor, not the general home inspector. Pilings, electrical (GFCI, marine-grade), lift mechanism, decking, and roof if covered.
The bulkhead. Age, materials, visible cracking, erosion behind it. Get an engineer's opinion if anything looks questionable. Bulkhead replacement is the single biggest surprise cost on lake homes.
The LCRA permit. Every dock, boathouse, and bulkhead requires a current LCRA permit. I confirm the permit is on file, matches what's physically there, and will transfer at closing. Non-permitted structures become your liability.
Flood history and elevation. Major floods in 2018 and 2025 affected parts of the upper lake near Kingsland. I check the FEMA flood zone, elevation certificate, and, just as important, what the neighbors experienced.
Shoreline erosion. Bare soil, exposed tree roots, or a receding lawn edge all signal a problem that will get worse. Some can be solved with riprap or a new bulkhead. Some can't.
Septic and well (if applicable). Many waterfront homes outside city limits run on septic and well water. Both require separate inspections, and septic near the waterline has specific regulatory considerations.
HVAC and moisture. Lakefront humidity is hard on systems. Check mold history, crawlspace condition, and attic ventilation.
The Short-Term Rental Question
A meaningful share of Lake LBJ waterfront buyers plan to offset cost with short-term rental income. The rules vary sharply by city and subdivision:
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Granite Shoals permits STRs citywide with registration.
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Kingsland is generally permissive; it's an unincorporated community.
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Sunrise Beach Village allows STRs.
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Horseshoe Bay has subdivision-specific rules. Some POAs permit, some restrict, some prohibit. Verify in writing before assuming.
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Escondido and Applehead Island tend to restrict STRs heavily.
If rental income is part of your purchase math, this decision drives neighborhood selection as much as price. I'll confirm the current rules on any property you're considering before we write an offer.
About Chad Thibodeaux
I'm a 40-year resident of the Horseshoe Bay and Lake LBJ area and a licensed broker for 28 years. I co-own RE/MAX Horseshoe Bay Resort Sales Co. The waterfront home market is where I've spent the bulk of my career, from $400K Kingsland remodels to $10M Applehead Island estates.
If you want to know which canal has the deepest water, which bulkheads are starting to fail, or which boathouses transfer cleanly under current LCRA rules, that's what I'm here for. Call me at 512-755-1606 or send a message.
Frequently Asked Questions
What's the average price of a Lake LBJ waterfront home?
The average listing price for a Lake LBJ waterfront home is $2.5M, with active inventory ranging from $379K for entry-level homes to over $13M for flagship estates. Median price per square foot is approximately $695.
What's the difference between main-body and canal waterfront on Lake LBJ?
Main-body homes sit on the open lake with big views and wake-boat traffic. Canal homes sit on protected man-made channels with deep water at the dock, quieter conditions, and easier boat access. Price is typically similar; the right choice depends on how you'll use the home.
Do all Lake LBJ waterfront homes come with a boat dock?
Most do, but not all. Some older homes have shoreline access without a dock, and some lots have dock rights but no structure yet. Always confirm the dock, its LCRA permit, and whether it transfers with the sale.
Can I put in a new dock or boathouse after I buy?
Usually yes, but every new structure requires an LCRA permit plus, depending on location, city, county, or POA approval. Expect 2–6 months for permits and construction.
Is flood insurance required on Lake LBJ waterfront homes?
It depends on the FEMA flood zone. Homes in the mapped floodplain require flood insurance if financed. Even outside the mapped zone, lenders sometimes require it. Get a quote before you're under contract.
How does the constant-level lake affect home values?
The stable water level is a major reason Lake LBJ waterfront values have held up better than comparable inventory on Lake Travis and Lake Buchanan during drought years. Predictable waterfront is a pricing premium that tends to hold long-term.
Are Lake LBJ waterfront homes good rental properties?
In the right location, Granite Shoals, Kingsland, parts of Sunrise Beach, yes. Peak-season weekly rates run $3K–$10K+ depending on size and location. In restricted subdivisions, rental is not an option. Confirm rules before buying.
What's the property tax situation on Lake LBJ homes?
Tax rates vary between Burnet County, Llano County, and any city or MUD jurisdiction. Budget approximately 1.8%–2.3% of assessed value annually, with exact rates dependent on location. Your inspection period should include a tax verification.
How long do Lake LBJ waterfront homes typically stay on the market?
Depends on price tier and season. Sub-$1M homes in desirable rental-permitted areas often sell in under 60 days. Estate-tier homes over $3M can sit 6–12 months. Seasonality matters; spring and early summer move fastest.
Can I tear down and rebuild on a Lake LBJ waterfront lot?
Yes, but requirements vary by jurisdiction. City and county setback rules, LCRA shoreline rules, and POA architectural review all apply. Teardowns are common in Horseshoe Bay and parts of Kingsland. Always do a feasibility review before buying to rebuild.
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