The Overlook at Westlake is a 48-home luxury development by M Signature (MileStone Community Builders) located at 1300 Lost Creek Blvd in West Austin, with homes priced from $2.85M to $5M and move-ins expected in late 2026. All homes are zoned for Eanes ISD, including Forest Trails Elementary, West Ridge Middle School, and Westlake High School. West Austin Realtor Brandon Galia breaks down what buyers should know before committing to new construction in the Westlake corridor.
Forty-eight homes. $2.85M to $5M. Eanes ISD. Move-ins by late 2026.
Those numbers sound like they were designed in a lab to hit the exact center of what West Austin luxury buyers want. And in a way, they were.
New construction inside the Westlake corridor is not "low inventory." It is structurally rare. The last time a development of this scale broke ground inside Eanes ISD boundaries, most of the families who will tour the model home were still renting apartments in other states. West Austin Realtor Brandon Galia has tracked every new-build project in the Westlake area over the past five years, and nothing at this lot count has come to market during that window.
Buyers will say: "We want new construction in Eanes ISD."
Translation: They want to skip the $400K renovation on a 1990s resale and move into a home that does not need a single contractor on day one.
That desire is legitimate. But the gap between wanting new construction and understanding what you are actually buying at $2.85M in a production-luxury development is where most of the expensive mistakes happen.
What Does $2.85M Actually Get You at The Overlook vs. Resale?
The Overlook sits on 37.25 acres along Lost Creek Blvd, tucked between the Lost Creek and Rollingwood neighborhoods. M Signature, MileStone Community Builders' luxury division, is the builder. Homes range from 3,300 to 5,000 square feet on lots between a quarter acre and three-quarters of an acre. Two architectural styles are offered: a European-inspired design and a Hill Country contemporary. Pricing follows an all-inclusive model, meaning the listed price covers the lot, the build, and standard design selections.
Here is the comparison that matters. Brandon Galia recently closed a near teardown in Rollingwood at $1.85M. The buyers will spend another $400K-plus on renovation. Their all-in cost will land around $2.25M for a finished home on a similar-sized lot. At The Overlook, $2.85M gets a brand new finished home without twelve months of construction management. The question is whether that $600K gap is worth the time, the stress, and the design control you give up.
Most buyers assume new construction is always the smarter financial play. The families who make the sharpest decisions in West Austin compare the all-in number: purchase price plus renovation for resale versus purchase price plus upgrades for new. When those numbers sit side by side, the answer is rarely obvious.
What Makes This Location Different from Other West Austin New Builds?
Two things stand out about The Overlook that are genuinely unusual for this market.
First, proximity. Most new construction in the broader West Austin market pushes further out toward Bee Cave, Lakeway, or Dripping Springs. The Overlook goes the other direction, building closer to the core. Lost Creek Blvd sits minutes from downtown Austin, the Barton Creek Greenbelt, and the Hill Country Galleria. For families with kids at Westlake High, the morning commute is under ten minutes. That combination of proximity and privacy is hard to find at any price point.
Second, the property itself includes the historic burial site of Robert and Eliza Eanes, the family who gave the school district its name. That is not a footnote. It anchors the development to the history of the community in a way that no other new build in Austin can claim.
West Austin Realtor Brandon Galia notes that school zoning alone puts The Overlook in a different category. Forest Trails Elementary, West Ridge Middle, and Westlake High form one of the strongest public school pathways in the state. Buyers who prioritize schools will pay a premium for that zoning. Sellers who own inside it hold a structural advantage at resale for as long as the district maintains its reputation.
You just read through the pricing, the location, and the school zoning, and you are probably already comparing it in your head to whatever resale listing you bookmarked last month. Good. That instinct is exactly right. Hold it through the next section.
Who Is The Overlook For, and Who Should Look Elsewhere?
This development fits a specific buyer. A family relocating from out of state who wants Eanes ISD, wants new, and does not want to manage a custom build. A local buyer selling their current West Austin home who is trading into something finished that will not require a contractor for the first two years. A dual-income couple with young kids who values their time more than controlling every tile selection from scratch.
This development does not fit everyone. If you want a custom home designed around your specific vision, a production builder is the wrong path, even a luxury one. The floor plans are thoughtfully designed, but they are floor plans. If you want two-plus acres, a detached guest casita, and a pool house, The Overlook's lots max out at three-quarters of an acre. And if your budget is tight at $2.85M, the upgrade math will push you past $3M before you finish walking the design center.
The biggest risk with any pre-construction purchase in this price range is the gap between the model home and reality. Model homes are designed to sell. They include every upgrade, every design flourish, every optional finish that makes you feel like you are buying something extraordinary. The base-spec home at the same address will feel different. Brandon Galia advises every buyer considering new construction in West Austin to request the base-spec pricing sheet alongside the model pricing so the comparison is clear before any deposit check is written.
7 Key Facts About The Overlook at Westlake
- The Overlook spans 37.25 acres at 1300 Lost Creek Blvd with 48 home sites on lots ranging from 0.25 to 0.75 acres
- M Signature (MileStone Community Builders' luxury division) is the builder, with homes from 3,300 to 5,000 square feet
- All-inclusive pricing starts at $2.85M and ranges to $5M, covering lot, construction, and standard finishes
- Zoned for Eanes ISD: Forest Trails Elementary, West Ridge Middle School, and Westlake High School
- The property includes the historic burial site of Robert and Eliza Eanes, the namesake of the Eanes Independent School District
- Two architectural styles are offered: European-inspired and Hill Country contemporary
- A $3 million water tower is planned on the northeast portion of the property for community infrastructure
Brandon's Take
I have watched new construction projects come and go in West Austin for five years. Most of them push further out. Bee Cave. Lakeway. Dripping Springs. Good developments, but the farther you go from the core, the more you are betting on future growth catching up to today's prices.
The Overlook is different because of where it sits. Lost Creek Blvd is not the edge of the map. It is inside the map. Eanes ISD. Minutes from downtown. Move-in ready.
Does that mean every buyer should rush to put down a deposit? No. Timelines slip. Standard finishes disappoint. The neighbor who builds at the same time as you might pick a floor plan that turns your backyard into a fishbowl. Landscaping takes years to mature, not months, and for the first two years your street will look like a construction zone no matter how nice the renderings are.
But for the right family, the one who values Eanes ISD, wants to skip the renovation project, and has $3M-$4M to work with, this is the most interesting new-build option in the Westlake corridor right now. The question is not whether The Overlook is good. It is whether it is good for you, at the price you will actually pay after upgrades, on the lot you can actually get.
If you are weighing The Overlook against resale options in Lost Creek, Rollingwood, or the broader Westlake area, I can walk you through the all-in math side by side. That is the conversation most buyers skip, and it is the one that saves six figures. brandongalia.com/contact
The smartest new-construction buyers are not the ones who fall in love with the model home. They are the ones who walk through it and ask what it costs to build the version that is not on display.
Frequently Asked Questions
How much do homes cost at The Overlook at Westlake?
Homes at The Overlook at Westlake are priced from $2.85M to $5M using an all-inclusive pricing model that covers the lot, construction, and standard design selections. Upgraded finishes, premium lot positions, and expanded floor plans push prices toward the higher end of that range. The entry-level floor plan starts at approximately 3,194 square feet.
What school district is The Overlook at Westlake zoned for?
The Overlook at Westlake is zoned for Eanes ISD, one of the top-rated school districts in Texas. Students attend Forest Trails Elementary, West Ridge Middle School, and Westlake High School. West Austin Realtor Brandon Galia notes that Eanes ISD zoning is the primary price driver for homes in this corridor and provides a structural advantage at resale.
When can buyers move into The Overlook at Westlake?
MileStone Community Builders expects the first move-ins at The Overlook by late 2026. The model home is under construction at 1300 Lost Creek Blvd along the Lost Creek corridor. Timelines for individual homes depend on lot selection and design customization choices.
How does The Overlook compare to buying resale in Lost Creek or Rollingwood?
A $2.85M resale home in Lost Creek or Rollingwood typically offers more land and square footage but may require $200K-$500K in renovations to match the finish level of a new build. The Overlook delivers move-in-ready quality at a higher price per square foot. West Austin Realtor Brandon Galia recommends comparing all-in costs side by side before committing to either path.
Who is the builder for The Overlook at Westlake?
M Signature, the luxury division of MileStone Community Builders, is developing The Overlook at Westlake. The community offers two architectural styles and homes from 3,300 to 5,000 square feet on lots between 0.25 and 0.75 acres along Lost Creek Blvd in the Westlake area.
Is The Overlook at Westlake a good investment?
Properties zoned for Eanes ISD in the Westlake corridor have historically held value well due to limited supply and consistent demand from relocating families. Brandon Galia at Lujo Realty advises buyers to evaluate The Overlook based on the comparable resale market, the Eanes ISD zoning premium, and the total cost of ownership after upgrades rather than relying solely on the builder's projected values.
