Welcome to Westlake Real Estate
(Including Rollingwood & West Lake Hills)
Westlake isn’t a single neighborhood — it’s a collection of closely related communities that share schools, geography, and buyer intent, while offering very different living experiences. This page covers Westlake proper,
Rollingwood, and
West Lake Hills, which most buyers naturally group together when searching for space, privacy, and proximity to central Austin.
What ties them together is location, top-tier schools, and long-term desirability. What separates them is feel, housing stock, and how people actually live day to day.
What Does It Cost to Buy a Home in Westlake in 2026?
Westlake is the corridor, not a single city. It covers West Lake Hills, Rollingwood, Rob Roy, Davenport Ranch, and Lost Creek, all inside the 78746 zip and Eanes ISD. As of 2026, public data puts the typical 78746 home in the low-to-mid $2M range, with year-to-date medians reported near $2.4M and price per square foot around $614, per Redfin and HAR. The overall spread runs from about $1.5M for a smaller lot or a fixer to $8M and higher for a finished view estate.
The 78746 number to remember is that it is one of the three most resilient zips in the Austin correction. Well-priced homes still move in the low-to-mid twenties on days, while overpriced ones sit for months. As always in Westlake, the city-wide median is close to useless. What matters is the comp set for your exact ridge, street, and view. A canyon lot, a flat lot, and a view lot a block apart carry very different values.
Why People Choose Westlake
Westlake sits in a rare position: close enough to downtown Austin to feel connected, yet far enough removed to feel residential and quiet. Many buyers are drawn here for the balance — established neighborhoods, hill country views, and access to
Eanes Independent School District, one of the most sought-after school districts in Texas.
Unlike trend-driven areas, Westlake tends to attract buyers with a longer time horizon. People move here to stay — not to chase the next hot pocket of the city.
Understanding the Differences Within Westlake
This is where most websites oversimplify. These areas may share a search term, but they do not feel the same.
Rollingwood
Rollingwood feels intimate and walkable, with smaller lots, tree-lined streets, and a true neighborhood vibe. Homes here tend to be closer together, and proximity to downtown and
Zilker Park is a major draw. Buyers often prioritize community feel over lot size.
West Lake Hills
West Lake Hills offers more elevation, privacy, and architectural variety. Larger lots, winding roads, and hilltop views are common. It appeals to buyers who want separation, nature, and a sense of retreat — while still being minutes from town.
Westlake Proper
Westlake proper sits between those two extremes, offering a mix of established homes, newer construction, and convenient access to schools and amenities. It’s often the most balanced option for families who want space without feeling disconnected.
Understanding these differences matters — pricing, lifestyle, and long-term satisfaction depend on it.
Homes, Lots, and Architecture
Housing across Westlake ranges from original mid-century homes to extensive renovations and modern new construction. Lot size, topography, and privacy vary significantly block by block, which is why broad generalizations rarely hold up here.
Renovation potential is often a bigger driver of value than finishes alone. Buyers who focus only on what a home looks like today often miss what it can become — and sellers who ignore preparation frequently leave value on the table.
Daily Life and Convenience
Westlake living is practical in a way that feels understated. Errands are easy. Commutes are manageable. Outdoor access is built into daily routines rather than treated as a weekend activity.
Zilker Park, downtown Austin, and Lake Austin are all within reach, but Westlake itself stays quieter and more residential. That balance is difficult to replicate elsewhere in the city.
Market Reality in Westlake
Westlake is not a volume market. Inventory moves differently here, and pricing is less reactive to short-term swings than in trend-driven neighborhoods. Buyers compete when homes are priced correctly — and hesitate when they’re not.
Common buyer mistakes include underestimating renovation costs or assuming all Westlake areas function the same way. Seller mistakes usually involve pricing optimism without a clear strategy. In both cases, judgment matters more than speed.
My Perspective on Westlake
Westlake rewards clarity. I spend a lot of time helping clients understand where within Westlake they actually belong, not just whether they can afford to be here. Small location differences can dramatically change daily life, resale dynamics, and long-term satisfaction.
On the sell side, preparation and positioning are critical. On the buy side, patience paired with decisiveness wins. This isn’t a market that responds well to shortcuts.
Frequently Asked Questions About Westlake
How much does a home in Westlake cost in 2026?
Public sources put the typical 78746 home in the low-to-mid $2M range, with medians reported near $2.4M and price per square foot around $614. The spread runs from about $1.5M to $8M and up depending on the neighborhood, lot, and view.
What is the difference between Westlake and West Lake Hills?
West Lake Hills is the incorporated city (three words, not Westlake Hills). Westlake is the broader corridor of West Austin neighborhoods around it, including Rollingwood, Rob Roy, Davenport Ranch, and Lost Creek. They all share Eanes ISD.
What school district is Westlake in?
The Westlake corridor is served by Eanes ISD, consistently ranked among the top public districts in Texas, feeding Westlake High School.
Did Westlake prices drop in the correction?
Less than most of Austin. 78746 is one of the most resilient zips in the region because the combination of Eanes schools, proximity to downtown, and limited supply keeps demand steady even when the broader market cools.
Thinking about buying or selling in Westlake?
If you want the market side, what homes actually cost by neighborhood and how the off-market deals work, that lives on my
Westlake realtor page.
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