Gaze at a heart-stopping view of Lake Travis beyond stone columns rising high above a gleaming outdoor kitchen. Or enjoy a simple meal on a backyard deck built around a lovely old tree. Austin homes on the market now provide either option, at prices ranging from affordable to spectacular, depending largely on the view and the size.

Homebuyers are wise to consider outdoor living spaces as a key factor in a purchase. With some nine months of good weather a year (heat notwithstanding), a well-done deck or patio can add beauty and expand a home's living space substantially.

Building a quality deck can be complex, notes home inspector Michael Foster of Foster Inspections and Construction Consulting in Austin.

"I think decks are sort of an afterthought," he says. But they have to meet safety standards. First, make sure the deck is built of lumber that is resistant to insects and decay, such as pressure-treated wood, cedar or redwood.

Next, take a look at the support. Most decks will have two legs at the outer edge, but building codes call for specific anchoring methods onto the house. A professional inspector really needs to check it out.

Potential buyers can spot some of the more obvious problems themselves. According to Foster and manufacturers of deck materials:

Decks and railings should be secured with metal fasteners or screws, not just nails, which can pull out and create a hazard.

Check for rust on connectors and for rot in wood. If you can, tap on the wood framing with a hammer. If it's soft, it might be rotting.

Look for cracks in posts and framing.

Make sure stair steps aren't loose.

If the deck isn't built of pressure-treated or naturally insect- and rot-resistant wood, no wood should touch the ground because of potential termite problems.

Guardrails must be installed if the deck is more than 30 inches above the ground.

Those rails should support 200 pounds per linear foot of force — a measurement a consumer can't take. But push on the rail to see if it moves.

Foster says railings also must be constructed so that children can't fall or crawl through them. Spindles should be no more than 4 inches apart to prevent kids' heads from getting stuck in the gaps.

A good home inspector can tell you exactly what needs to be repaired, and a contractor can estimate the cost before you purchase the home. Both can save you money in the long run and could keep you from buying a home with a potentially dangerous, unusable deck.

Now, about that heart-stopping view: You'll find it at 7028 Cielo Azul Pass, on the market for $2.1 million. The four-bedroom, 5,700-square-foot property with four full bathrooms and two half-baths was built in 2008. The warm, Mediterranean stone and graceful arches inside give way to what might really be the soul of the home: balconies with lake views, grottos, two fountains and a reflecting pool. The outdoor spaces are enormous: a deck off the living room is 17 feet by 33 feet, upstairs decks are 6 feet by 14 feet and 8 feet by 13 feet and an interior courtyard is 17 feet by 50 feet.

Carole Martin of Keller Williams Realty, who is listing the home along with her son, Russell Martin, says some Austinites might recognize the view: It's the same as the vista from the Oasis restaurant.

Outdoor spaces, she says, "add a lot of emotional value to the property, give you more living space; they're just an extension of your indoor living. This (home), particularly, has a heart-stopping view."

Of course, not everyone has $2.1 million, but your dream of slipping outside to enjoy your morning coffee amid the peaceful sounds of birds can become a reality at lower price points.

Here are seven homes for sale in Central Texas that feature outdoor living spaces:

10203 Ivanhoe Trail, Southwest Austin, 78748, $165,000

Three bedrooms, two bathrooms, 1,239 square feet

The deck: "One of the perks of owning that home is that there's over a 400-square-foot deck off the back of the house, half of which is covered," says listing agent Paul Huddleston of J.B. Goodwin, Realtors.

8506 Cima Oak Lane, B-14, Northwest Austin, 78759, $219,500

Two bedrooms, two bathrooms, 1,506 square feet

The deck: This condominium demonstrates that you don't have to own a lot of land to have a deck. Listing agent Dylan Everett of J.B. Goodwin says waterproofing and stain help a wood deck look good longer.

4131 Travis Country Circle, Southwest Austin, 78735, $394,300

Four bedrooms, 3 1/2 bathrooms, 2,990 square feet

The deck: The owners added the two-level deck with built-in seating, a big plus for entertaining, says listing agent Jenny Tynes of J.B. Goodwin, Realtors. The deck has a northern exposure, which Tynes notes is beneficial for a deck in Austin, so it's not pounded by the afternoon sun.

1516 Austrina Pass, Western Travis County, 78732, $486,750

Five bedrooms, four bathrooms, 3,772 square feet

The patio: About 450 square feet, the space has planters around the exterior, a gas fire pit and an inlaid Texas star, says listing agent Tammy Gardner of J.B. Goodwin, Realtors. "The best deck and patio spaces complement the architecture of the home, transition from the home to the yard with ease and have low maintenance," she says.

503 Bulian Lane, Westlake area, 78746, $527,900

Three bedrooms, 3 1/2 bathrooms, 2,765 square feet

The deck: "You go off the breakfast area, there's a nice, big deck," says listing agent Leslie Davenport of Moreland Properties. Next to the deck is a long, covered second-story balcony. "It's just a nice, private shady backyard," Davenport says.

716 Laurel Valley Road,

West Lake Hills, 78746, $559,000

Three bedrooms, 2 1/2 bathrooms, 2,278 square feet

The decks: This home is all about the decks, which surround three sides of the main level and have access from the master bedroom and several other parts of the home. "All you hear are birds," says listing agent Sandy Perkins of Coldwell Banker United Realtor. "You feel like you're sitting in Colorado."

1812 Lakehurst Road, Spicewood, 78669,

$1.69 million

Four bedrooms, five bathrooms, 4,031 square feet

The deck: "Every single room has access to that deck," says listing agent Delilah Fuentes of Keller Williams – Lake Travis. "It's a wraparound deck." Fuentes notes that a deck can be the only way to really enjoy the outdoors on some sloping Hill Country properties.