West Livingston is where pasture, forest and the second-largest lake in Texas meet. This unincorporated area gets its name for being west of Livingston, an even smaller town, but the biggest one in Polk County. They both offer a slow lifestyle, and their difference is simple: "The west side has more land and acreage property," says Monica Bresofski, a Realtor with One Property Group who sells homes in the area. "For people that just want to get away, have that nature feel, and enjoy hiking, biking, [boating and fishing], that's what it's known for." Generational farmers raise cattle and tend to their fields here. Locals also work in construction, manufacturing, health care and social services.
Farmland and acreage are common sights in West Livingston.
Water views from Lake Livingston Estates
Around 7,000 people live in West Livingston. Lakefront homes in Lake Livingston Estates offer glimmering views, private docks and boathouses. Country homes and cottages settle within West Livingston's rural landscape on anywhere from a quarter of an acre to 25 acres. The gated community of Rolling Pines offers even more privacy. The city's median home price is about $300,000 — on par with Livingston and 14% less than the state median.
Lakefront houses in West Livingston feature private docks and boats for waterfront living.
Homes on acreage offer space and privacy in the peaceful West Livingston area.
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Pine Island is a getaway spot
Lake Livingston is the second-largest lake and the largest single-purpose reservoir in Texas. There are about eight marinas, with Beacon Bay Marina right in town. A 635-acre state park is built around the lake, offering trails and campsites, access for boaters and anglers, a playground and bird-watching areas. Pine Island is on the lake's southern end, with boaters often docked on its shoreline. The lake's dam nearly failed in 2024 after historic flooding, which affected more than 700 houses within the county. "[West Livingston is] near a body of water, so it's going to be a little bit more susceptible," Bresofski says. "It did flood, and it has flooded, but it's not very common. It doesn't flood every year."
The town has roughly four hot months a year and mild winters. Outside of the state park, locals can also camp at RV parks in the surrounding area. The over 160,000-acre Sam Houston National Forest is about 20 miles away for more fishing, hiking, camping and hunting.
West Livingston visitors rent canoes at Lake Livingston State Park for a day on the water.
Beacon Bay Marina offers boat access and waterfront reaction in West Livingston.
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Education in West Livingston
Local grade school students attend the Livingston Independent School District, which earns a B-minus on Niche. Forty colleges and universities are within 50 miles.
Lone Star College is one of many colleges available to students near West Livingston.
Livingston High is one of many schools serving students in West Livingston.
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Five Oaks Dairy sells fresh, raw milk
Since West Livingston is mostly about the landscape and the lake, its shopping options are few. What it does have — including the local lakeside grill and a friendly barbecue spot — dot Live Oak Street, Farm to Market Road and Highway 190. In the countryside, Five Oaks Dairy sells raw milk and Tempe Creek Vineyard and Farms is a pit stop on the Sam Houston Wine Trail. Bresofski says most locals head to downtown Livingston for more options, from specialty shops to local restaurants.
Tempe Creek Vineyard in West Livingston offers local wines and a scenic setting.
Five Oaks Dairy offers fresh, locally produce dairy products in West Livingston.
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CHI St. Luke's Health-Memorial Livingston is nearby
Farm to Market (FM) Road 3126 and Highway 360 are on the edges of West Livingston, while FM Road 350 connects both by passing through the heart of the area. Livingston Municipal Airport, a general aviation airport, is in West Livingston. George Bush Intercontinental Airport is the closest of Houston's largest airports, around 60 miles away. CHI St. Luke's Health-Memorial Livingston, roughly 6 miles away, provides emergency, specialty and general services.
CHI St. Luke's Health provides quality medical care for the community.
Livingston Municipal Airport provides convenient air travel for West Livingston's community.
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Farm to table, from the Livingston Farmers Market
Nearby Livingston hosts free couples dance classes and The Republican Club of Polk County for regular meetings at its veteran's center all year. Downtown Livingston's farmers market brings the community together for farm-fresh goods on Saturday mornings. There are at least 10 houses of worship in the surrounding area for Sunday worship, including Beacon Bay Baptist Church.
Beacon Bay Baptist Church welcomes West Livingston's community for worship.
West Livingston's locals enjoy shopping and dining in historic downtown.
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Written By
Kathryn Ashworth
Photography Contributed By
Aylin Reyna
Video By
Houston Knight
Interested in learning more about homes in this area?
Reach out to
Cory Witherspoon,
an experienced agent in this area.
GreatSchools:
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On average, homes in West Livingston, TX sell after 66 days on the market compared to the national average of 50 days. The median sale price for homes in West Livingston, TX over the last 12 months is $225,000, down 36% from the median home sale price over the previous 12 months.
Rare Beauty!!! Stunning, Stately and Luxurious Waterfront Two Story (with Elevator) Custom Stone Home on South End of Beautiful Lake Livingston (quick access from Houston and only 6 miles to local Walmart) with Fabulous Waterfront Views! Conveniently Located near Beacon Bay Marina. Featuring Open Concept Spacious Waterview Living Room with Fireplace / Well Designed Kitchen/Bar/Walk-In Pantry
Discover a rare opportunity to own a piece of the breathtaking landscape of West, Texas. This expansive 320-acre tract of land is situated just 6 miles northwest of the historic Terlingua Ghost Town. With its unrestricted status and unparalleled natural beauty, this property offers endless possibilities for those seeking adventure, investment, or a private sanctuary. The northern edge of the
Nestled on 5 acres of land, with up to an additional 43 acres available, right across the street from the state park, this stunning rustic property offers luxury & privacy. Step through the inviting entry into a spacious family room with a stone fireplace, tray ceiling, & a wall of windows overlooking the outdoors. The kitchen features granite countertops, stainless steel appliances, a pantry, an
Discover a rare opportunity to own a piece of the breathtaking landscape of West, Texas. This expansive 160-acre tract of land is situated just 6 miles northwest of the historic Terlingua Ghost Town. With its unrestricted status and unparalleled natural beauty, this property offers endless possibilities for those seeking adventure, investment, or a private sanctuary. The northern edge of the
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