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Spyglass / Barton's Bluff

NeighborhoodThe kind of area this report covers. Neighborhood areas nest inside each other, from broad districts down to small pockets.Texas
$233K
Median sale priceThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.
1
Sales (12 mo)How many homes sold here in the last 12 months. More sales make the other numbers more reliable.
$668K
Median valueThe middle estimated value of all homes here, not just the ones that recently sold.

Deed records through Apr 2026 · Quarterly intervals (lower sales volume)Counties take time to publish deeds, so the newest months can be incomplete and may shift as more records arrive.

Housing Stock

HomesHow many homes we have records for in this area.207
Median value (AVM)The middle estimated value of all homes here, not just the ones that recently sold.$668K
Median sizeThe middle home size here, measured in square feet.1,631 ft²
Median bedroomsThe middle bedroom count for homes here.3
Median year builtThe middle build year for homes here. A recent year means most housing is newer.1985
Single familyThe share of homes here that are single-family houses.26%
CondosThe share of homes here that are condos.54%

Equity & Ownership

Equity rich (LTV ≤ 50%)The share of owners who owe half or less of what their home is worth, meaning they hold a lot of equity.57%
Underwater (LTV ≥ 125%)The share of owners who owe at least 25% more than their home is worth.2.9%
Owner occupiedThe share of homes lived in by their owner rather than rented out or left empty.69%
Company ownedThe share of homes owned by a company or trust instead of a person.17%
Median loan-to-valueThe middle share of home value still owed on loans across all owners here.38%
Typical ownership tenureHow long the typical owner here has held their home.6.8 yrs

CommunityThese are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.126
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.81
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.20

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.94%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.44%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.2,395
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.2,949 / mi²
Median household incomeThe middle household income here — half of households earn more, half earn less.$96K
Average household incomeThe average household income. It runs higher than the median when a few high earners pull it up.$115K
Average tempThe average temperature here across a full year.68°F
Annual precipHow much rain and melted snow falls here in a typical year.34 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.60%

How Spyglass / Barton's Bluff compares

By median home value, Spyglass / Barton's Bluff is the 83rd most expensive of 166 neighborhoods in Travis County, and its typical home is worth more than 69% of all homes in Travis County.

Home values in Spyglass / Barton's Bluff

Share of homes at each estimated value.

Median
$273K$3.1M
neighborhoods in Travis County ranked by median home value
#Travis CountyMedian valueHomes
1Stratford Hills$4.2M149
2Westview on Lake Austin$4M261
3Seven Oaks$3.8M159
4Spanish Oaks$3.4M512
5Rivercrest$3.1M120
6Barton Creek$2.7M1,297
7Rollingwood$2.6M678
8Rob Roy$2.6M646
9Davenport West$2.5M133
10Davenport Ranch$2.4M553
11West Lake Hills$2.4M1,417
12Reserve at Lake Travis$2.3M106
13Bella Lago$2M144
14Tarrytown$2M2,701
15Senna Hills$1.8M405
16Treemont$1.7M282
17Greenshores$1.7M338
18Highland Park West / Balcones$1.7M1,172
19Westminster Glen$1.6M387
20Woods of Westlake$1.5M198
21Long Canyon$1.5M324
22Bee Caves Woods$1.5M346
23Deep Eddy$1.4M677
24Countryside$1.4M220
83Spyglass / Barton's Bluff$668K207

166 neighborhoods in Travis County are ranked; the most valuable are listed here.

About the Spyglass / Barton's Bluff market

What is the median home price in Spyglass / Barton's Bluff, TX?

The median sale price in Spyglass / Barton's Bluff, TX is $232,750 (data through April 2026), based on deeds recorded with the county.

How many homes sell in Spyglass / Barton's Bluff, TX each year?

1 homes sold in Spyglass / Barton's Bluff, TX over the last 12 months (data through April 2026). TopHap counts recorded arm's-length deeds, not listings, so the figure is not affected by which brokerage handled the sale.

How many homes are there in Spyglass / Barton's Bluff, TX?

Spyglass / Barton's Bluff, TX contains 207 residential properties, with a median of 1,631 square feet, 3 bedrooms, built around 1985. The median TopHap Estimate is $668K.

How does Spyglass / Barton's Bluff, TX compare to the rest of Travis County?

By median home value, Spyglass / Barton's Bluff, TX is the 83rd most expensive of 166 neighborhoods in Travis County. Its typical home is worth more than 69% of all homes in Travis County. The ranking is rebuilt nightly from the county assessor record of every home in each area.

Do people own or rent in Spyglass / Barton's Bluff, TX?

69% of homes in Spyglass / Barton's Bluff, TX are owner-occupied. 17% are held by a company rather than an individual.

How much equity do owners in Spyglass / Barton's Bluff, TX hold?

57% of mortgaged homes in Spyglass / Barton's Bluff, TX are equity-rich, meaning the loan balance is under half the home's value. 2.9% owe more than the home is worth.

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Explore Spyglass / Barton's Bluff on the map

See every recorded sale, price heat map, school zone and flood overlay across Spyglass / Barton's Bluff in TopHap’s interactive 3D map.

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A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
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