Getting some quotes in finally.
Due to the size of the yard and some heritage oaks we must stay a minimum distance from, one PB came up with a design we like that's about 9500 gallons (5' max depth, 30x20 free form) with a spa. But he can't fit any decking in - some combination of there just isn't room (trees, etc) to get the permit approved and they have a minimum sq footage required for decking we'd be under for what would fit. PB says we can do whatever landscaping/decking we want after the pool is installed with pavers or whatever.
I'm generally okay with that, except the quote is still right at 100k - which seems high for a fairly small and simple pool+spa with no decking, water features etc. The quote does not include fencing, turf repair, etc. Just the pool+spa and equipment including a SWG. Coping and tile is included for concrete or limestone/sandstone, but would be more for travertine or other options.
Is that just what it is now in Austin? I know demand is through the roof, and companies have more business than they can handle, but hot damn that seems high for a very basic small pool.