Who is the developer of Sweetwater and where exactly is it?

Sweetwater is developed by Newland (Newland Communities) on Highway 71 at Pedernales Summit Parkway, about 5 miles west of RR 620 in Bee Cave, 78738. It is a roughly 1,400-acre master-planned community in the Southwest Austin Hill Country, within Lake Travis ISD.

How long is the commute from Sweetwater to downtown Austin?

Plan on about 22 miles and 30 to 40 minutes in normal traffic, stretching to 45 to 60 minutes at peak because Highway 71 funnels through the congested Oak Hill Y interchange. The Oak Hill Parkway reconstruction is opening phased improvements in 2026, which should help over time. It is a car-dependent location with no direct transit, so test-drive your actual commute at rush hour.

What is the property tax rate in Sweetwater?

Local broker guides put the combined effective rate at about 2.5565% for the 2025 tax year (up from about 2.5006% in 2024). Sweetwater is in Lazy Nine MUD No. 1A (some sections 1B), so the bill blends Lake Travis ISD, Travis County, an ESD/road district, ACC, and the MUD. Confirm the exact parcel rate at traviscad.org.

What schools serve Sweetwater?

It is in top-rated, A-rated Lake Travis ISD. The community site lists Rough Hollow Elementary, Lake Travis Middle School, and Lake Travis High School, though some sections are zoned to West Cypress Hills Elementary. Verify your exact zone by address with LTISD, since boundaries shift as the district grows.

What do the HOA dues cover and how much are they?

As of 2024, dues are $260 per quarter (about $1,040/year) for standard neighborhoods and $390 per quarter for the gated Davenport Summit and The Summit sections. They fund the Sweetwater Club and Overlook Club (multiple pools, fitness center, sport courts), 10-plus miles of trails, 700-plus acres of open space, and a full lifestyle/events program. Expect a one-time fee at closing.

Can you still buy a new-construction home in Sweetwater in 2026?

Yes, but it is in final sell-out. Vista Ridge and the last section, Madrone Ridge, are wrapping up, and only two builders are still actively selling: Chesmar and Newmark. Perry, Drees, and Westin are now sold out (occasional move-in-ready inventory may surface). New-build choices and lots are very limited, so decide early and expect to compete with resale listings.

Are there builder incentives at Sweetwater right now?

Yes. In July 2026 builders are offering rate buydowns, closing-cost credits, and price or design-center concessions, often around $10k to $30k, strongest on quick-move-in spec homes as the community sells out. Most require the builder's preferred lender, so compare the net deal against an outside lender and confirm current offers with Chesmar and Newmark's sales offices.

The wooded Hill Country and waterways of the greater Austin area at sunset

Master-Planned Community

Sweetwater

Southwest Hill Country, Bee Cave, Texas. An honest, buyer-side guide to the builders, amenities, schools, taxes, and tradeoffs.

The short answer

Sweetwater is a 1,400-acre master-planned community by Newland on Highway 71 just west of Bee Cave (78738), about 22 miles and a 30 to 45 minute drive from downtown Austin. It sits in top-rated Lake Travis ISD with Hill Country views, more than 700 preserved acres, 10-plus miles of trails, and two resort amenity centers. As of July 2026 it is in final build-out (Vista Ridge, Madrone Ridge); only Chesmar and Newmark are still actively selling, with new homes from the mid $500s into the millions.

NewlandLake Travis ISDMid $500s to $3M+

Buyer-side notes by Luke Allen · Updated July 9, 2026· Figures approximate, verify current specifics

At a glance

The facts that actually matter

Developer: Newland (Newland Communities)
Location: Southwest Hill Country, Bee Cave 78738
School district: Lake Travis ISD
Price range: As of July 2026 only Chesmar and Newmark are actively building. New-construction base prices run from roughly the mid-to-high $500s (Newmark) to the high $600s-$800s (Chesmar), with quick-move-in and view-lot homes in the $700k-$900k range and custom/estate homes historically past $1M (up to about $2M-$3.2M). Resale across the community spans the mid $400s to $3M+. Local guides cite a 2025 community average near $799,000 and a median sale price around $695,000. Base prices exclude lot premiums, site costs, and upgrades.
Commute: About 22 miles and 30 to 40 minutes to downtown Austin in normal traffic via Highway 71, 45 to 60 minutes at peak through the Oak Hill Y; the Oak Hill Parkway reconstruction is opening phased improvements in 2026 that should ease the Y over time (as of July 2026)
Scale: Approximately 1,400 acres, with more than 700 acres (about half) preserved as parks, trails, and natural open space

Who builds here

Builders

Chesmar Homes (actively selling; final 55-foot and 65-foot section; base from the high $600s, quick-move-ins near $795k as of 2026)
Newmark Homes (actively selling; limited inventory; base from the mid-to-high $500s up to roughly $720k as of 2026)
Perry Homes (SOLD OUT as of 2026, no homes available per builder)
Drees Custom Homes (SOLD OUT; was semi-custom/custom, historically $1M-$2M+)
Westin Homes (essentially sold out; only occasional move-in-ready inventory remains)
Other sold-out prior builders: Pulte, Taylor Morrison, David Weekley, M/I Homes, Ashton Woods, Lennar, Coventry, Ryland, Partner Custom Homes, River Oaks

Home types

Single-family detached
Production homes (currently Chesmar and Newmark; earlier Perry, Pulte, Taylor Morrison, and others)
Semi-custom and custom homes (Drees, Westin, Partner - now largely sold out)
45-foot, 55-foot, 65-foot, and 70-foot homesites (final section offers 55-foot and 65-foot)
Roughly 1,500 to 7,700 sq ft, 3 to 7 bedrooms
Gated luxury sections (The Summit at Sweetwater and Davenport Summit)

Lifestyle

Amenities

Sweetwater Club: 10-acre amenity center with resort-style beach-entry pool and splash pad
Hill Country-inspired clubhouse, outdoor pavilion, and events lawn
State-of-the-art fitness center with cardio, free weights, and a yoga room
Overlook Club: additional pools, clubhouse, putting green, and an observation deck/overlook
Sport courts and athletic fields
10-plus miles of hiking and biking trails
More than 700 acres of preserved natural open space
Dog park
Full-time lifestyle/events programming, clubs, and interest groups

Read this before the base price

Taxes

Sweetwater sits in Lazy Nine Municipal Utility District No. 1A (some sections in 1B) in the Bee Cave area of Travis County. Local broker guides put the combined effective property tax rate at about 2.5565% for the 2025 tax year, up from about 2.5006% in 2024, blending Lake Travis ISD, Travis County, an ESD/road district, Austin Community College, and the MUD. The MUD portion (roughly 1%) funds infrastructure bonds and can decline as debt is paid down, but budget the full ~2.55% now. Verify the exact parcel rate and taxing entities at traviscad.org.

How MUD and PID taxes work →

Monthly cost

HOA and dues

As of 2024, HOA dues are $260 per quarter (about $1,040/year) for standard neighborhoods and $390 per quarter (about $1,560/year) for the gated sections, Davenport Summit and The Summit at Sweetwater. Expect a one-time transfer/capital contribution at closing. Confirm current amounts before you write an offer, as dues and fees change.

Honest tradeoffs

The pros and the cons, both

No community is perfect. Here is the case for and against, the way I would give it to a client.

The case for

Top-rated Lake Travis ISD (A-rated) schools
Resort-caliber amenities (multiple pools, fitness center, two clubs) bundled into modest HOA dues
More than 700 acres of preserved Hill Country open space and 10-plus miles of trails
Genuine Hill Country views and topography, especially in the ridge and Summit sections
Wide price and product range, from the mid $500s to custom estates
Established, award-winning community (recognized as a Master Planned Community of the Year by the Home Builders Association of Greater Austin) rather than a raw start-up development
Combined tax rate near 2.55% is competitive for a MUD community in the Lake Travis area

The case against

Long, car-dependent commute; 30 to 45+ minutes to downtown, worse at rush hour through the Oak Hill Y on Highway 71 (the Oak Hill Parkway rebuild is opening phased improvements in 2026, which should ease it over time)
MUD tax pushes the combined rate to roughly 2.55%, higher than many non-MUD Austin neighborhoods
Community is in final sell-out, so new-build choices and available lots are very limited; only Chesmar and Newmark are still actively selling and resellers compete with remaining builder inventory and incentives
Hill Country slopes mean some lots have retaining walls, steep drives, and drainage/upkeep considerations
Wildfire exposure in the Hill Country can raise homeowners insurance (roughly $2,500 to $4,500/year per local estimates)
Water is provided by a private utility (Crossroads Utility Services), and rates differ from City of Austin water
Everyday shopping and dining require a drive to the Hill Country Galleria in Bee Cave

On your side of the table

What a buyer’s agent watches for in Sweetwater

+Verify the exact school zone by street address with LTISD; sources disagree on the assigned elementary (Rough Hollow per the official site vs West Cypress Hills for some sections), and LTISD redraws boundaries as it grows
+Escrow shock: the first-year tax bill may be estimated on unimproved land, then reset to full market value the next year, spiking the mortgage payment
+MUD disclosure: confirm which district (1A vs 1B), the current MUD rate, and outstanding bond debt; require the Texas MUD notice at contract
+Lot premiums for view and greenbelt lots can be steep; understand what the premium buys and whether the view is protected from future building
+In final sections (Vista Ridge, Madrone Ridge), check lot backing to Highway 71 for road noise and retaining-wall/drainage responsibility
+Confirm whether the parcel is in Bee Cave city limits, ETJ, or unincorporated Travis County (many Sweetwater addresses are 'Austin, TX 78738'), since it affects services and future annexation
+Builder incentives usually require the builder's preferred lender; compare the buydown against an outside lender's rate on the same home
+Get an independent inspection even on new construction, and negotiate; do not rely on the builder's contract as-is
+Resale outlook: with the community selling out, weigh how remaining builder inventory and incentives will compete with your future resale

Current incentives

As of July 2026, builder incentives are widely available across the Austin metro and at Sweetwater, typically rate buydowns (2-1 or 3-2-1 temporary, or permanent point reductions), closing-cost credits, and design-center or price concessions, often worth roughly $10k to $30k. Because Sweetwater is in final sell-out, incentives tend to be strongest on standing/quick-move-in inventory from the two active builders, Newmark and Chesmar, as they clear remaining stock. Most incentives require financing through the builder's preferred lender, so compare the net deal against an outside lender. Verify current offers directly with each builder's sales office, as they change monthly.

Dated mid-2026 · Verify the current, written offer on a specific home

Good to know

Sweetwater questions, answered

Who is the developer of Sweetwater and where exactly is it?: Sweetwater is developed by Newland (Newland Communities) on Highway 71 at Pedernales Summit Parkway, about 5 miles west of RR 620 in Bee Cave, 78738. It is a roughly 1,400-acre master-planned community in the Southwest Austin Hill Country, within Lake Travis ISD.
How long is the commute from Sweetwater to downtown Austin?: Plan on about 22 miles and 30 to 40 minutes in normal traffic, stretching to 45 to 60 minutes at peak because Highway 71 funnels through the congested Oak Hill Y interchange. The Oak Hill Parkway reconstruction is opening phased improvements in 2026, which should help over time. It is a car-dependent location with no direct transit, so test-drive your actual commute at rush hour.
What is the property tax rate in Sweetwater?: Local broker guides put the combined effective rate at about 2.5565% for the 2025 tax year (up from about 2.5006% in 2024). Sweetwater is in Lazy Nine MUD No. 1A (some sections 1B), so the bill blends Lake Travis ISD, Travis County, an ESD/road district, ACC, and the MUD. Confirm the exact parcel rate at traviscad.org.
What schools serve Sweetwater?: It is in top-rated, A-rated Lake Travis ISD. The community site lists Rough Hollow Elementary, Lake Travis Middle School, and Lake Travis High School, though some sections are zoned to West Cypress Hills Elementary. Verify your exact zone by address with LTISD, since boundaries shift as the district grows.
What do the HOA dues cover and how much are they?: As of 2024, dues are $260 per quarter (about $1,040/year) for standard neighborhoods and $390 per quarter for the gated Davenport Summit and The Summit sections. They fund the Sweetwater Club and Overlook Club (multiple pools, fitness center, sport courts), 10-plus miles of trails, 700-plus acres of open space, and a full lifestyle/events program. Expect a one-time fee at closing.
Can you still buy a new-construction home in Sweetwater in 2026?: Yes, but it is in final sell-out. Vista Ridge and the last section, Madrone Ridge, are wrapping up, and only two builders are still actively selling: Chesmar and Newmark. Perry, Drees, and Westin are now sold out (occasional move-in-ready inventory may surface). New-build choices and lots are very limited, so decide early and expect to compete with resale listings.
Are there builder incentives at Sweetwater right now?: Yes. In July 2026 builders are offering rate buydowns, closing-cost credits, and price or design-center concessions, often around $10k to $30k, strongest on quick-move-in spec homes as the community sells out. Most require the builder's preferred lender, so compare the net deal against an outside lender and confirm current offers with Chesmar and Newmark's sales offices.

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Luke Allen

Licensed Texas REALTOR, TREC #788149

Austin Marketing + Development Group

Call 254-718-2567 Text Luke