700 Ariana Ct, Austin, TX 78746

Luxury living meets sustainability in The Addie, a Net Zero, AEGB 5-Star rated, gated community with scenic trails, all within highly acclaimed Eanes ISD. This thoughtfully designed three-level townhome blends refined style with everyday functionality. The entry level offers a private bedroom with full bath, designer tile, quartz countertops, and a California Closets walk-in, plus excellent storage, a private elevator, and an oversized two-car garage with water softener.

The second level is the heart of the home, filled with natural light from two walls of windows and enhanced by electronic shades, a shiplap feature wall, and a dedicated home office behind steel-and-glass doors. The gourmet kitchen is designed for true entertainers, featuring a Dacor double oven with steam, a large gas cooktop with wok capabilities and lighted exhaust hood, drawer microwave, expansive island, abundant cabinetry with pull-out shelving, and a generous walk-in pantry. An open dining area comfortably seats 10, flowing seamlessly to a covered patio with a natural gas–plumbed grill with side searing option.

The third floor includes a bonus loft, guest suite with en-suite bath, upgraded laundry with sink, and a serene primary retreat with fluted accent wall, walls of windows, and a custom California Closets walk-in. The spa-style bath features double quartz vanities and a walk-in shower. Additional highlights include Sonos, fiber internet, sprinkler system, and HOA-covered insurance. Residents enjoy community social events, fire pit, and an elevated, low-impact lifestyle in one of Austin’s most desirable enclaves.

A 2022-built, Net Zero townhome in gated Rob Roy within Eanes ISD is a scarce offering in the Austin 78746 market, and 700 Ariana Ct pairs that efficiency story with the right fundamentals at $1.15M, or $477 per square foot. The setting matters here. Rob Roy sits in Travis County, and the school path is a real part of the value equation, with Bridge Point, Hill Country, and Westlake assigned in Eanes ISD.

The residence spans 2,410 square feet across three levels with 3 bedrooms, 3 full baths, and 1 half bath on a 0.3002-acre homesite. That footprint gives this property more flexibility than many attached options in the category. The layout starts with a private lower-level bedroom and full bath, well suited for guests, longer-term visitors, or separation for work and daily life. An elevator adds practical function across all levels, and the oversized 2-car garage strengthens the lock-and-leave appeal without giving up storage.

The main living level is designed around light, gathering, and workability. Two walls of windows, electronic shades, a shiplap feature wall, and a dedicated office behind steel-and-glass doors create a floor that feels intentional rather than oversized for its own sake. The kitchen is built for actual use, not just appearance, with a Dacor double oven with steam, a large gas cooktop with wok capability, drawer microwave, expansive island, pull-out shelving, and a walk-in pantry. The dining area seats 10, and the covered patio extends that entertaining capacity with a natural gas-plumbed grill and side searing option.

Upstairs, the plan continues to make sense. A loft adds secondary living space, the guest suite holds its own en-suite bath, and the laundry room is upgraded with a sink. The primary suite is positioned as a true retreat, with a custom California Closets walk-in and a bath finished with double quartz vanities and a walk-in shower. Sonos, fiber internet, a sprinkler system, water softener, and HOA-covered insurance round out the ownership profile.

At 49 days on market, this property stands out because it combines recent construction, measured efficiency, gated condominium living, and a proven Eanes ISD location in a format that should hold long-term appeal for buyers who care as much about operating quality as they do about address and school path.

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.