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#1 Austin Board of Realtors Team 2024#1 Austin Board of Realtors Team 2024Loading
Verified property facts
12 Hedge is listed for $4,400,000 and includes 4 bedrooms, 4 full, 1 half baths, 6,452 square feet, 1.87 acres.
12 Hedge is in the Rob Roy area of Austin, Texas.
12 Hedge is associated with Eanes ISD. School assignments should always be verified directly with the district before relying on them.
12 Hedge is a Residential built in 1983 with 4 bedrooms, 4 full, 1 half baths, 6,452 square feet, 1.87 acres.
12 Hedge is listed at $4,400,000, +82.9% versus the available Rob Roy median of $2,405,175, with a price-per-square-foot of $682.
Answers use visible listing facts, school context, and neighborhood data available on this page. Verify time-sensitive details before making decisions.
#1 Austin Board of Realtors Team. Over 1,000 successful transactions with high-end expertise.
25+ years advising buyers and sellers in this community
Comparable homes that recently closed in this area
Listed with current price, original ask, and market time.
There are houses, and then there are homes. The kind that feel like they’ve been waiting for you. 12 Hedge Lane is exactly that—a classic Southern beauty draped in two stories of wide wraparound porches, perched on one of Westlake’s most cherished guard-gated communities, Rob Roy.
Owned and loved by the original family since it was built, this home offers something increasingly rare in today’s market: soul. From the welcoming symmetry to the sweeping views of downtown Austin, every inch of this home speaks to timeless tradition and quiet elegance.
Inside, the floorplan flows with purpose—generous, sunlit rooms, tall ceilings, and a layout that was thoughtfully designed and meticulously maintained. While some may envision light personal updates to suit a new aesthetic, this is not a “tear-it-down-and-start-over” scenario. The home’s bones are excellent, its proportions graceful, and its spirit intact. No walls need moving. No vision needs explaining. It’s all already here—just waiting to be reimagined, if desired.
Step outside and you’ll find a pool, a sport court, and porches that beg for iced tea and storytelling. This is the opposite of stark modern minimalism. This is character. This is comfort. This is where memories live.
12 Hedge Lane isn’t just a place to live—it’s a place to belong.
Features also include a whole house Generac generator.
Property Type
Residential
Year Built
1983
Lot Size
1.87 acres
$/Sq Ft
$682
HOA
$2800/mo
Garage
4 spaces
Pool
Yes
Listed by Moreland Properties
Property Details
Features
Appliances
Flooring
Features
Construction
Lot Features
Fencing
Foundation
Patio / Porch
Parking
Public record data from county appraisal records. Market value can differ from assessed value.
| Year | Taxes | Total Assessment | Land | Additions |
|---|---|---|---|---|
2025-21.7% | — | $2,409,845 | — | — |
2024+14.4% | — | $3,077,904 | $1,000,000 | $1,635,078 |
2023+31.6% | — | $2,690,374 | $1,000,000 | $2,077,904 |
2022 | — | $2,045,000 | $800,000 | $1,890,374 |
Zoned assignments come from the property school fields available to us. District context schools are shown only when an assigned tier is missing. Contact the school district directly to verify current boundaries and enrollment eligibility. Ratings from GreatSchools.org.
20% ($880K)
$4,400,000
Luxury property intelligence
A sourced read on Rob Roy pricing, timing, and property scale. No automated valuation claim.
List price
$4,400,000
Price per sqft
$682/sqft
Vs. Rob Roy median
+82.9%
$2.4M median
Days on market
362 days
Original to current
$350K reduction
$4.8M original
Active inventory context
6 listings
Price Position in Rob Roy
Listed 83% above the Rob Roy median
Source: MLS Grid / Unlock MLS and Keenan Group review as of May 5, 2026.
Request Private Market AnalysisLifestyle, schools, market context, and homes in Rob Roy
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District guide, nearby schools, and homes by attendance area
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#1 ABOR Team 2024 with $1B+ career sales volume
Rob Roy is one of Austin's established neighborhoods, zoned for Eanes ISD in the 78746 area. The Keenan Group has specialized in Rob Roy real estate for 25+ years with 1,000+ career transactions. Contact (512) 415-7653 for current market conditions and available homes.
Source: Keenan Group at Compass Real Estate, #1 Austin Board of Realtors Team (2024)
Car-Dependent
No Nearby Transit
Somewhat Bikeable
Walk Score measures walkability based on distance to amenities. Transit Score measures public transportation access. Bike Score measures bikeability based on bike infrastructure and terrain.
15 events on record
Current Price
$4,400,000
Timeline data compiled from MLS records and public records. Information deemed reliable but not guaranteed.
| Year | Taxes | Total Assessment | Land | Additions |
|---|---|---|---|---|
2025-21.7% | — | $2,409,845 | — | — |
2024+14.4% | — | $3,077,904 | $1,000,000 | $1,635,078 |
2023+31.6% | — | $2,690,374 | $1,000,000 | $2,077,904 |
2022 | — | $2,045,000 | $800,000 | $1,890,374 |
Timeline merges MLS activity (when permitted) with public records. Some details may be restricted to registered VOW clients.
Best Match
Balanced against price, location, and layout so nearby lookalikes rise first. Similar properties in Rob Roy
Neighborhood guide and local insights
Rob Roy was one of the first gated communities in Austin, established in the early 1970s when most of the surrounding Hill Country was still ranchland. That early start means the trees here are fifty years old, the lots were carved before density was a concern, and the neighborhood has had decades to settle into its landscape in ways that newer gated communities cannot replicate. The neighborhood occupies rolling terrain between Loop 360 and the Barton Creek corridor in 78746, with Lake Austin to the north and Wild Basin Wilderness Preserve bordering the east. Downtown is fifteen to twenty minutes via 360 or Bee Cave Road. Sway Thai is a neighborhood staple. The Grove and Laurel Restaurant handle fine dining. Blind Salamander is a solid casual spot. Quince Lakehouse offers waterfront dining on Lake Austin, and Jack Allen's covers the comfort food category. Texas Hill Country style dominates, with native limestone, metal roofing, and deep porches designed to work with the terrain. Mediterranean homes make up another significant portion. Contemporary builds have appeared more recently, with clean lines and walls of glass. Lots are large, generally one to three acres, and many back up to preserve land or creek beds that will never be developed. Prices start around $1.5 million and can exceed $5 million for estates on acreage with views. The median sits around $2.5 million. Rob Roy is served by Eanes ISD. Bridge Point Elementary maintains a small-school feel within a strong district. Students move to Hill Country Middle School and Westlake High School, which delivers the academic rigor and extracurricular depth that have made Eanes one of the top-rated districts in Texas. Westlake High's reputation extends well beyond Austin, with strong AP programs, championship athletics, and well-resourced arts. Daily life is defined by privacy and nature. Wild Basin Wilderness Preserve borders the neighborhood with two and a half miles of trails through juniper and oak woodland. The Barton Creek Greenbelt is accessible from nearby trailheads. St. Edwards Park provides creek bed and limestone bluff experiences. Lake Austin is close enough for morning paddles. The private roads and gates discourage through traffic, creating seclusion that belies the proximity to Loop 360. Rob Roy sits at the upper end of the Westlake-area market, competing with Barton Creek, Spanish Oaks, and Westlake Hills estates. Barton Creek offers resort-style club amenities. Spanish Oaks provides newer construction farther west. Westlake Hills proper has Eanes ISD at a lower price point but on smaller lots. Rob Roy's advantage is established acreage, mature landscaping, and a fifteen-minute drive to downtown. Limited lot count and fully built-out land mean minimal new supply. Rob Roy is for buyers who want privacy, space, and top-tier schools within striking distance of downtown Austin. It fits families past the stage of wanting walkable restaurants who have arrived at wanting a three-acre lot where the gates close and the city disappears.
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