The Westside of Possum Kingdom Lake
Locals call it the “best side,” and once you spend a day out here you start to see why. The Westside is the most diverse stretch of Possum Kingdom Lake — weathered fishing cabins that predate the dam sit a cove away from glassy modern estates and brand-new barndominiums. Most of it answers to no master POA, so building stays refreshingly flexible. Plus deep water, sandy coves, and an easy drive from West Texas make this side feel a little freer than the rest of the lake.
Explore the Westside
Overview · What Makes It Different · Homes & Lots · Market Pulse · Buyer Notes · Seller Notes · Lake Lifestyle · Building & Rules · Communities · FAQ
The Westside at a Glance
Location: The northern and western shores of Possum Kingdom Lake, split between Palo Pinto and Stephens counties, Texas. Locals define the Westside as the shoreline north of Possum Kingdom State Park, stretching up toward Arrowhead Road.
Community type: Mostly ungoverned freehold land with no master POA. A handful of small HOA/POA communities — Fox Hollow, Possum Hollow, Crystal Bay, The Retreat, The Point, and the newer Clearwater Point — sit mixed among the open lots. Otherwise owners answer mainly to the minimal shoreline guidelines of the Brazos River Authority (BRA).
What you’ll find: One of the widest ranges at the lake — historic fishing cabins, full-time homes, modern barndominiums, sprawling estate compounds, large acreage tracts, and waterfront lots. Water depth varies too, from docks in 40-plus feet of deep water to gentle sandy-slope coves.
Access: Reached by land from the far west end of the lake via FM 1287, then FM 1148 and the side streets that branch off it. You can also arrive by boat for a more scenic approach. The Westside tends to be the most convenient side for travelers from West Texas cities like Midland, Odessa, Lubbock, and Amarillo.
Standout features: Deep-water dock potential, true non-HOA freedom across most of the area, coverage from the Westside Volunteer Fire Department, and a striking mix of historic and cutting-edge architecture.
General guidance only, not legal or financial advice. Land use, shoreline, and dock rules are subject to Brazos River Authority approval and any applicable association — verify current details for any specific property.
What Makes the Westside Different
Most of Possum Kingdom Lake is platted and governed. The Westside mostly isn’t, and that gives it a loose, lived-in character you feel the moment you turn off FM 1148. So on one road you might pass a tin-roofed fishing cabin from the 1940s, a tidy full-time home, and a freshly poured estate compound. Plus the water itself changes from cove to cove — deep and dramatic in some spots, soft and sandy in others. Here’s how the main areas and neighborhoods break down.
The Open, Ungoverned Shoreline
Most of the Westside is freehold land with no HOA and no architectural committee. So design, size, and timeline are largely your call, with only the Brazos River Authority’s shoreline rules to mind. This is the heart of the area’s appeal for non-HOA buyers — room to build the lake place you actually want, whether that’s a simple weekend cabin or a multi-acre compound.
Fox Hollow & Possum Hollow
These two established neighborhoods sit among the Westside’s more organized pockets, each with its own rules. Neither are officially an HOA/POA, but both are leasehold estate communities. So unlike the open shoreline, expect a layer of community rules here. Buyers looking for a place near the lake at a fraction of the price often start in the Hollows.
Crystal Bay
Crystal Bay is a defined waterfront subdivision on the Westside, and active listings here have reached into the seven figures. Easy to access. Gated. And one of the few communities on the lake that allow barndominium structures.
The Retreat
The Retreat is another of the Westside’s governed communities, offering a more structured alternative to the open land around it. Sitting on a hillside it consists of multiple homes that have an elevated lake view. So if you like the reassurance of community standards, it belongs on your list.
The Point
The Point is a distinct named area on the Westside. This community is one of the more recent developments. Gated, and every lot is waterfront. High dollar builds throughout, with some expecting to be in the 8 figure range when done.
Clearwater Point (New Development)
Clearwater Point is the Westside’s newer, larger development — a still-growing community with lots coming to market and room to shape its future. So buyers who want a fresh start in a planned setting, rather than a decades-old cabin, tend to look here first.
Current Homes & Lots on the Westside
Here’s a live look at what’s on the market across the Westside right now. It’s a curated slice of homes and lots, newest and highest first, pulled straight from the MLS. Want the full list or a private, lot-by-lot walkthrough? Just reach out.
Westside Market Pulse
First, a quick read on how the Westside is moving right now. These figures are pulled straight from the live MLS searches for the area. Still, verify the latest numbers before you make a decision.
Homes for sale: 11
Lots/land for sale: 6
Median lot list price: $660,000
Median home list price: $799,000
Land price per acre: $60,869 (median, among active listings)
Price reductions (last 12 days): 3
New listings (last 30 days): 3
Recent sales (last 12 mo.): 24
Sold homes (last 12 mo.): 20
Sold lots (last 12 mo.): 4
Active-market figures come from the live Westside active and pending MLS searches. These cover counts, median list price, median price per acre, price reductions, and new listings. Land price per acre is skewed by large multi-hundred-acre tracts, so the median is shown rather than an average. Sold counts cover the last 12 months from the area’s 12-month sold search. Median sold price and average days on market are not shown — sold prices and dates are withheld under MLS compliance rules. Data deemed reliable but not guaranteed; © NTREIS. General guidance only, not legal or financial advice. Last updated: June 8, 2026.
What Buyers Should Study Before Buying on the Westside
Buying here rewards a little homework. Because so much of the Westside is ungoverned, two neighboring properties can offer very different realities. So confirm the road, the access, and especially the water depth before you fall for a view — some docks sit in 40-plus feet of deep water while others front gentle, shallow sand. Next, know which side of the line you’re on: open BRA-only land gives you freedom, while Fox Hollow, Possum Hollow, Crystal Bay, The Retreat, and Clearwater Point each add their own dues and rules. Plus most homes draw lake water and place docks under BRA permits, so verify those before any improvement. None of this is a dealbreaker — it’s simply the trade-off for one of the most flexible, varied pieces of the lake.
General guidance only, not legal or financial advice. Access, utilities, water rights, dock permits, and shoreline use are subject to Brazos River Authority rules and any applicable association — verify current details for the specific property.
How to Position a Westside Property for Sale
Selling here is about matching the story to the buyer. For a freehold lake home, lead with the lifestyle: water depth, dock potential, and the freedom of ungoverned land. So if your property has deep water or rare sandy beach, say so loudly and back it with numbers. For a home inside Fox Hollow, Crystal Bay, The Retreat, or Clearwater Point, clarity wins — spell out the dues, what they cover, and the building or rental rules, because certainty turns a curious buyer into a confident one. Plus clean documentation on access, permits, and water depth helps every Westside sale move faster.
General guidance only, not legal or financial advice. Verify current dues, dock permits, water rights, and rental rules before marketing a property.
Lake Lifestyle on the Westside
Life on the Westside balances wild-feeling water with real practicality. The northern and western coves stay scenic and a touch more private than the busy center of the lake, and the deep water draws boaters, anglers, and divers who want room to play. So weekends here lean toward big-water adventure and long sunset views — the kind that gave this side its “best side” nickname. Meanwhile the Westside Volunteer Fire Department adds real peace of mind for full-time and weekend owners alike, and the FM 1287 approach keeps the drive simple for West Texas families. Add a property mix that runs from humble cabin to grand estate, and the Westside fits nearly every budget and pace.
Building, Rules & Rentals on the Westside
Because there’s no master POA over the Westside as a whole, the rules you follow depend on exactly where you land. For most of the area, the Brazos River Authority’s shoreline and water-use guidelines are the main framework. Still, each governed community layers on its own standards. So here’s the lay of the land, area by area.
Most of the Westside (Ungoverned, BRA-Only)
Across most freehold land there’s no architectural control committee and no HOA. So building style, size, and timeline are largely up to you. Still, anything touching the water falls under BRA permitting — docks, retaining walls, and shoreline work — and lake-drawn water use needs a BRA permit. Verify current BRA rules for your shoreline before you build.
The Governed Communities (Fox Hollow, Possum Hollow, Crystal Bay, The Retreat, Clearwater Point)
Inside these HOA/POA/leasehold neighborhoods you trade some freedom for shared standards. So each carries its own governing documents, dues, and sometimes design or rental restrictions. If a property sits inside one, review that community’s CC&Rs and budget before you commit, because ACC approval, dues, and short-term-rental policy can all differ from the ungoverned norm.
General guidance only, not legal or financial advice. Building, dock, water, and rental rules are subject to Brazos River Authority approval and any applicable association — verify current details before you build, buy, or rent out.
Communities & Neighborhoods on the Westside
Beyond the open, ungoverned land, the Westside holds several small named communities, each with its own character and, in some cases, its own rules. These include Fox Hollow, Possum Hollow, Crystal Bay, The Retreat, The Point, and the newer, larger Clearwater Point development. Because each one is distinct and the details vary, we cover them in depth on a dedicated guide rather than crowd this overview. See the full Communities on the Westside guide.
Westside FAQ
Where is the Westside of Possum Kingdom Lake?
It’s the northern and western shoreline of the lake, across Palo Pinto and Stephens counties, Texas. Locals define it as the area north of Possum Kingdom State Park, stretching toward Arrowhead Road. By car you reach it from the far west end via FM 1287, then FM 1148.
Is there a POA or are there governing documents?
Mostly no. The majority of the Westside is ungoverned freehold land, subject only to minimal Brazos River Authority shoreline and water rules. A handful of communities — Fox Hollow, Possum Hollow, Crystal Bay, The Retreat, and Clearwater Point — do have their own rules, so it depends on the specific property.
What kinds of property can I buy there?
A wide range — historic fishing cabins, full-time homes, modern barndominiums, large estate compounds, big acreage tracts, and waterfront lots. The Westside is the most architecturally diverse side of the lake.
How deep is the water on the Westside?
It varies a lot by cove. Some docks sit in more than 40 feet of deep water, while other coves offer gentle, sandy slopes. Always confirm the water depth for any specific dock or lot before you buy.
Is the Westside served by a fire department?
Yes. The Westside Volunteer Fire Department serves the area, which adds peace of mind for full-time and weekend owners and can factor into insurance and emergency response.
Can I short-term rent on the Westside?
On ungoverned freehold land, rentals are generally flexible. Inside the governed communities, check that neighborhood’s rules first.
Related Possum Kingdom Searches
Comparing the Westside against other parts of the lake? These Possum Kingdom searches and guides make a great next stop. Browse the full Possum Kingdom communities overview. See the neighboring PK Peninsula guide or the North End guide. For shoreline, dock, and water-permit details, the Brazos River Authority manages the lake and its permitting.
Before You Buy or Sell on the Westside
Page summary: The Westside is the northern and western shoreline of Possum Kingdom Lake, across Palo Pinto and Stephens counties, Texas. Locals define it as the area north of Possum Kingdom State Park toward Arrowhead Road, reached by car via FM 1287 and FM 1148. It is the most architecturally diverse side of the lake, mixing historic fishing cabins, full-time homes, modern barndominiums, estate compounds, and lots. Most of the Westside is ungoverned freehold land under minimal Brazos River Authority shoreline rules, while a handful of communities — Fox Hollow, Possum Hollow, Crystal Bay, The Retreat, The Point, and the newer Clearwater Point — carry their own dues and standards. Water depth ranges from 40-plus-foot deep-water docks to gentle sandy coves, and the area is served by the Westside Volunteer Fire Department.
Source note: Community, geography, governance, and amenity details come from the live Majestic Texas Homes Westside page and the Brazos River Authority. Market Pulse figures come from live NTREIS/MLS searches for the area. Sold data is counts-based per MLS compliance. This page offers general guidance only, not legal or financial advice. Verify current rules, dues, permits, and figures for any specific property. Last updated: June 8, 2026.
Ready to Explore the Westside?
Whether you want a flexible non-HOA lot, a deep-water estate, or a historic cabin with character, we’ll help you read the Westside cove by cove and find the right fit. And if you already own here, we’ll show you exactly what your piece of the lake is worth today.