78654 Zip Code Guide | Marble Falls and Highland Lakes Area
78654 At a Glance
The 78654 ZIP code covers the city of Marble Falls and surrounding areas in Burnet County. It sits in the heart of the Highland Lakes region along Lake Marble Falls and the Colorado River. Unlike many Hill Country ZIP codes that are primarily rural, 78654 combines a defined town center with lake access and surrounding residential neighborhoods. Many residents choose this area for its water oriented lifestyle, walkable downtown, and strong sense of community.
Key Characteristics
Location: Burnet County centered around Marble Falls
Major Access: US 281, SH 71, FM 1431
School Districts: Marble Falls Independent School District
Housing Style: Town neighborhoods, lake area homes, newer subdivisions, and some rural properties
The Vibe: Lake oriented, small town, and recreation focused
Price Point: Median Home Price Range (2026): $345,000 to $450,000
Considerations to Know
Proximity to Lake Marble Falls and the river strongly influences lifestyle and value.
Some areas prioritize walkability and town access rather than acreage.
Waterfront and water view properties behave differently than interior neighborhoods.
Tourism and seasonal traffic can affect certain parts of town.
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Neighborhood Character & Housing Overview
78654 is shaped by Marble Falls’ town core and its relationship to the Highland Lakes. Neighborhoods closer to downtown feature smaller lots, older homes, and walkable access to shops and restaurants. Moving outward, development transitions into newer subdivisions, hilltop communities, and lake adjacent properties. Buyers often compare homes based on water access, elevation, and proximity to downtown rather than subdivision amenities alone.
| Feature | What You’ll Typically See in 78654 |
|---|---|
 Primary Housing Type | Single family homes, lake properties, newer subdivisions |
 Typical Build Period | Mid 1900s through recent construction |
 Lot Sizes | Smaller town lots to larger hilltop and lake area parcels |
 Architectural Variety | Traditional, Hill Country modern, ranch style |
 Renovation Levels | Mix of original homes, remodeled properties, and new builds |
 Street Layout | Town grid near downtown and curving hillside roads |
In 78654, housing comparisons are often driven by relationship to water and town access. Homes near the lake or downtown offer a very different experience than those in newer hillside communities. These location based distinctions tend to matter more than home size alone.
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Market Snapshot
Market behavior in 78654 reflects steady demand for lake oriented and small town living. Buyer interest includes full time residents, second home buyers, and those relocating from larger metros. Pricing and market pace vary significantly between waterfront, view, and interior neighborhoods. Market metrics are most useful when reviewed alongside recent sales with similar proximity to water and town amenities.
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Local Amenities & Access
Amenities in 78654 are anchored by Marble Falls’ downtown and the Highland Lakes. Daily life blends town based services with outdoor recreation and water access. The area functions as both a residential community and a regional destination. Access patterns support both local routines and weekend activity.
Employment & Commute Connectivity
78654 is connected to surrounding regions through US 281 and SH 71. Many residents work locally, while others commute toward Austin, Bee Cave, or other Hill Country communities. Commute experience varies based on destination and time of day. Regional access is straightforward but less freeway driven than Austin suburbs. The area favors local employment and flexible work patterns.
School Zoning & Education
The ZIP is served by Marble Falls Independent School District, which covers the city and surrounding areas. Schools commonly associated with the area include Marble Falls Elementary, Colt Elementary, Marble Falls Middle School, and Marble Falls High School, depending on address. The district is closely tied to the community and local events. School alignment is generally straightforward. Families often value the smaller district environment.
Retail & Daily Services
Retail and daily services in 78654 are concentrated around downtown Marble Falls and nearby commercial corridors. Grocery stores, local shops, restaurants, medical services, and professional offices are easily accessible. Downtown Marble Falls serves as both a daily convenience hub and a visitor destination. Larger retail needs may require travel to nearby cities. Convenience is balanced with local character.
Outdoor Amenities
Outdoor recreation is central to life in 78654. Lake Marble Falls, the Colorado River, and nearby Highland Lakes support boating, kayaking, fishing, and waterfront activities. Johnson Park, Westside Park, and the Marble Falls Lake Trail provide walkable green space within town. Nearby parks and natural areas expand options for hiking and outdoor use. Access to water is a defining lifestyle feature.
Buyer and Seller Considerations in 78654
78654 operates as a lifestyle driven market where water access and town proximity shape demand. Buyers and sellers benefit from understanding how location influences use and value.
For Buyers:
Decide between downtown living, lake proximity, or hillside neighborhoods based on lifestyle.
Evaluate water access and view potential carefully when comparing properties.
Consider seasonal traffic and tourism near popular areas.
Review school alignment and daily routing based on location.
For Sellers:
Price based on comparable properties with similar water access or town proximity.
Highlight lifestyle features such as lake access, trails, or walkability.
Be prepared to address questions about flood zones and water levels where applicable.
Clear positioning around lifestyle helps buyers understand value.