Sunrise Beach Village Real Estate
Sunrise Beach Village is the original Lake LBJ community. Founded in 1958 as one of the first lakefront subdivisions on the lake and later incorporated as its own city, it sits on the western shore in Llano County at the end of Farm Road 2233, which means the only traffic is people who live there. It has its own airstrip, its own waterfront parks with boat ramps, and a full-time and part-time residential mix that has kept its quiet character for more than sixty years. Short-term rentals are not permitted, which is a large part of why it stays that way.
Sunrise Beach Real Estate Statistics
| Average Price | $812K |
|---|---|
| Lowest Price | $34.9K |
| Highest Price | $4.5M |
| Sunrise Beach Listings | 47 |
| Avg. Price/SQFT | $514 |
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What Makes Sunrise Beach Village Different
Sunrise Beach is the quiet end of the Lake LBJ market, and that is deliberate:
No short-term rentals. This is the defining difference. Where Kingsland and Granite Shoals actively welcome vacation rentals, Sunrise Beach Village does not permit them. If you want neighbors rather than a rotating cast of weekend renters, this is the community that protects that. If you are buying for rental income, this is the wrong address.
The road ends here. The village sits at the terminus of FM 2233, so there is no pass-through traffic. Everyone driving on these streets is going home or visiting someone who lives there.
Its own airstrip. Sunrise Beach has a private airport, which is unusual for a community of this size and a genuine draw for owners who fly in from Houston, Dallas, or further.
It is a real city. Sunrise Beach Village is incorporated with its own municipal government, which gives residents a say in local rules and services that unincorporated lake communities do not have.
The original Lake LBJ community. Founded in 1958 by San Antonio developer David Miller as a resort and retirement center, it predates almost everything else on the lake. Settlement in the area goes back further still, to at least 1859 when nearby Sandy Mountain had its own post office.
Golf carts outnumber cars on some streets. A small thing that tells you a lot about the pace.
What You Can Buy in Sunrise Beach Village
The village offers a genuinely wide range for a community of its size:
Waterfront homes. Direct Lake LBJ frontage with private docks, ranging from original lake cabins through to newer custom builds. Wide-open water views are common on this stretch of shoreline.
Off-water and view homes. Interior properties at meaningfully lower prices, with lake access through the village's waterfront parks and boat ramps. A practical option for buyers who want the community without the waterfront premium.
Gated waterfront villas. A smaller segment offering lower-maintenance waterfront ownership.
Lots. Both waterfront and interior building sites for buyers who want to design their own home.
The community is organized around the core village area and the Sandy Harbor neighborhood, each with its own character.
Amenities and Daily Life
The village maintains waterfront parks with boat ramps, picnic areas, and swimming access, so lake use is not limited to waterfront owners. Because Lake LBJ holds a near-constant level year-round, boating, fishing, and water sports stay reliable through every season.
Practically, Sunrise Beach has gas, convenience stores, restaurants, lodging, and a medical clinic. It does not have a grocery store, bank, post office, or school within the village. Llano is about fifteen minutes northwest and Marble Falls about twenty-five minutes east for full shopping, banking, and medical services. The village is served by Llano Independent School District and Emergency Services District 5.
What to Know Before Buying in Sunrise Beach Village
A few things worth confirming before you write an offer:
Confirm the short-term rental position. The city has not permitted short-term rentals. If rental income is part of your plan, this is a dealbreaker rather than a detail, and you should be looking at Kingsland or Granite Shoals instead. Verify the current ordinance with the city before assuming either way.
Verify the LCRA dock permit. Every dock, boathouse, and bulkhead on Lake LBJ requires a current LCRA permit that transfers at closing.
Check water depth and shoreline. Depth varies along the shoreline. Measure at the dock for the boat you actually plan to run, and walk the water edge for signs of erosion behind any bulkhead.
Older housing stock. As one of the oldest communities on the lake, Sunrise Beach has plenty of homes built decades ago. Roof, HVAC, electrical, plumbing, and septic where applicable all deserve close attention.
Services are limited in the village. No grocery, bank, or post office locally. For most buyers this is part of the appeal, but it is worth understanding before you commit, particularly for full-time living.
Flood zone. Check the FEMA designation and get an elevation certificate on anything low-lying.
Sunrise Beach Compared to Other Lake LBJ Communities
The choice usually comes down to what you want the neighborhood to feel like. Kingsland and Granite Shoals both permit short-term rentals, which means more activity, more turnover, and a genuine investment case. Sunrise Beach trades that away for quiet, stable, owner-occupied streets and no weekend rental traffic. Horseshoe Bay offers resort amenities and golf at higher pricing. Sunrise Beach offers none of that and does not try to. If what you want is a quiet lake community where the road ends and your neighbors are actually your neighbors, this is the one.
About Chad Thibodeaux
I'm a 40-year resident of the Horseshoe Bay and Lake LBJ area and a licensed real estate broker since 1991. Sunrise Beach attracts a specific buyer, usually someone who has been on the lake before and knows exactly what they want out of it. I can tell you which stretches of shoreline have the depth and the views, how the rental restriction affects resale, and how the village compares to the busier communities up and down the lake. Call 512-755-1606 or send a message.
Frequently Asked Questions
Where is Sunrise Beach Village?
Sunrise Beach Village is an incorporated city on the western shore of Lake LBJ in Llano County, Texas, between Marble Falls and Llano. It sits at the end of Farm Road 2233, so there is no pass-through traffic.
Can I short-term rent a home in Sunrise Beach Village?
No. The city does not permit short-term rentals, which is a significant difference from nearby Kingsland and Granite Shoals. If rental income is part of your purchase plan, verify the current ordinance directly with the city before buying, and consider communities that allow rentals instead.
When was Sunrise Beach Village founded?
Sunrise Beach was founded in 1958 by San Antonio developer David Miller as a resort and retirement center, making it one of the first lakefront subdivisions on Lake LBJ. It was incorporated as a city in the 1970s and the name was later changed to Sunrise Beach Village.
Does Sunrise Beach Village have an airport?
Yes. The village has its own private airstrip, which is unusual for a community of its size and a genuine draw for owners flying in from Houston, Dallas, and beyond.
What amenities does Sunrise Beach Village have?
The village maintains waterfront parks with boat ramps, picnic areas, and swimming access. Locally there is gas, convenience stores, restaurants, lodging, and a medical clinic. There is no grocery store, bank, post office, or school within the village; Llano is about fifteen minutes away and Marble Falls about twenty-five.
What school district serves Sunrise Beach Village?
Sunrise Beach Village is served by Llano Independent School District. There are no schools located within the village itself.
Do I need waterfront property to use the lake in Sunrise Beach?
No. The village maintains waterfront parks with boat ramps and swimming access available to residents, so off-water homes still provide lake access at meaningfully lower prices than waterfront property.
How does Sunrise Beach compare to Kingsland or Granite Shoals?
The biggest difference is rentals. Kingsland and Granite Shoals both permit short-term rentals, which brings more activity and a stronger investment case. Sunrise Beach does not permit them, which keeps the streets quieter and more owner-occupied. Sunrise Beach also has no pass-through traffic and its own airstrip.