Trying to weigh Rollingwood against West Lake Hills? You’re not alone. Many families and executives look at these two 78746 enclaves and see similar price points, Eanes ISD access, and a short hop to downtown. The differences live in the details: tax lines, lot patterns, daily commute, and the feel of each street. In this guide, you’ll learn how the two cities compare so you can choose the one that fits your routines, budget, and long‑term goals. Let’s dive in.
Rollingwood vs. West Lake Hills at a glance
Both Rollingwood and West Lake Hills are independent, incorporated cities within Travis County and ZIP code 78746. Rollingwood is compact at roughly 0.7 square miles with a population of about 1,400 to 1,500, just west of central Austin. That close‑in footprint is a top draw for time‑pressed buyers. Learn more about Rollingwood’s location.
West Lake Hills covers approximately 3.6 square miles with a population near 3,400. Locals often shorten the name to “Westlake.” It sits in rugged Hill Country terrain with more total acreage and topographic relief than Rollingwood, which shapes lot sizes, privacy, and views. See an overview of West Lake Hills.
Quick takeaway: Think of Rollingwood as the close‑in, highly convenient enclave and West Lake Hills as the hill‑country setting with larger parcels and more elevation change.
Taxes and municipal differences
When you compare total carrying cost, the school district line is the largest driver for both cities, but municipal taxes still matter.
- City of Rollingwood adopted municipal tax rate: $0.202039 per $100 of assessed value for FY 2025–26. Source: Rollingwood budget
- City of West Lake Hills adopted municipal tax rate: $0.1786 per $100 in its 2025 Truth‑in‑Taxation filing. Source: West Lake Hills filing
Both cities manage their own permitting, land‑use rules, and services. Rollingwood’s compact footprint often emphasizes close‑in convenience, while West Lake Hills prioritizes preserving natural terrain. Development practices can differ by block, so review city materials and confirm requirements for a specific property with the city before you plan a project. Rollingwood budget and finance materials are a good starting point, and West Lake Hills provides detailed Truth‑in‑Taxation data.
What the tax math looks like
Eanes ISD’s published FY 2025–26 total tax rate is $0.8322 per $100 of assessed value. That school portion is a major component of the bill in both cities. Verify the Eanes ISD rate here.
Example: On a $2,500,000 assessed value
- Eanes ISD: 2,500,000 ÷ 100 × 0.8322 = $20,805
- Rollingwood city: 2,500,000 ÷ 100 × 0.202039 ≈ $5,051
- West Lake Hills city: 2,500,000 ÷ 100 × 0.1786 = $4,465
Combined school + city estimate:
- Rollingwood ≈ $25,856 per year
- West Lake Hills ≈ $25,270 per year
Difference ≈ $586 per year in this example, driven by the municipal line. Your final bill will also include the county, hospital district, Austin Community College, and any special districts. For a full picture, review the Travis County tax rate schedule and confirm all taxing units for your parcel. Start with the Travis County tax rates page.
Lots, homes, and pricing patterns
Rollingwood tends to offer smaller, closer‑set lots along built‑out streets, with a mix of older ranch and mid‑century homes alongside high‑end infill and rebuilds. That pattern supports easier yard maintenance, short driveway access, and fast daily errands. Inventory is limited, so median values can swing sharply when just a few high‑end sales close.
West Lake Hills skews toward larger, hillier parcels and more custom, architect‑designed homes. Many properties offer privacy and views. Larger lots can mean increased landscaping and site work costs, but they also create more space for pools, outdoor living, and detached studios or offices.
Price signals in both cities often land in the low‑to‑mid millions, with West Lake Hills showing a broader range that includes smaller cottages and very large estates. Because sales counts are small in short windows, treat any single median number as a snapshot, not a guarantee. The smart move is to look at recent, like‑kind comparables on your target streets and adjust for site, view, and build quality.
Schools and boundaries in Eanes ISD
Both cities are primarily served by Eanes Independent School District. Westlake High School is the district’s comprehensive high school. Elementary and middle school assignments are determined strictly by attendance boundaries at the street level. Always confirm an exact address before you plan your daily routine or purchase timeline. You can view district maps and run an address through the district’s lookup tool here:
For budgeting, remember the Eanes ISD total tax rate noted above. For example, on a $1,000,000 assessed value, the school portion alone is about $8,322 per year before exemptions. See the district’s historical tax rates for details.
Commute and daily rhythm
Rollingwood sits approximately 3 miles west of downtown Austin, which often translates to a 10 to 15 minute non‑peak drive for central‑city offices, plus quick access to Zilker Park and the Barton Creek corridor for evening runs and weekend paddle sessions. See Rollingwood’s location context.
West Lake Hills is commonly a short drive to downtown as well, but distances and times vary by address, terrain, and route options like Bee Cave Road, Westlake Drive, Loop 360, and Mopac. Non‑peak trips often feel manageable, while peak periods can stretch travel times. The tradeoff is privacy, larger lots, and home designs that favor secluded outdoor space and dedicated offices.
Weekend patterns differ too. Rollingwood places you closer to central restaurants, Lady Bird Lake trails, and event venues. West Lake Hills brings you closer to Hill Country preserves and trailheads while keeping yard space and views at home. Read a general West Lake Hills overview for terrain context.
Resale dynamics you should watch
Both cities see thin inventory and low transaction counts, which make median prices look volatile in short timeframes. That is especially true in Rollingwood due to its small footprint. In West Lake Hills, the broader mix of estate sales can shift medians as a few high‑value transactions close in a given month.
Two structural factors help support demand over time: limited land supply within the 78746 footprint and consistent district boundary desirability for many buyers. That said, your outcome will depend on broader market conditions, the quality of the specific home and site, and thoughtful pricing. Treat any resale expectation as a scenario, not a promise.
How to choose: A quick decision guide
Choose Rollingwood if you want:
- Close‑in convenience for downtown, Zilker, and central errands.
- Smaller lots with easier maintenance and a neighborhood street feel.
- A compact city setting that supports short, predictable daily drives.
Choose West Lake Hills if you value:
- Larger, hillier parcels with privacy and potential for views.
- Custom architecture and outdoor living that feels more country‑like.
- A calm setting that still keeps you within minutes of central Austin.
Verify key details for any address
Use these authoritative sources before you write an offer:
- School assignments: View maps and confirm an exact address with the Eanes ISD SchoolSearch tool.
- School tax rates: Check the Eanes ISD historical tax rates for current M&O and I&S lines.
- City tax lines: Review the Rollingwood adopted rate and the West Lake Hills Truth‑in‑Taxation filing.
- Full bill context: Use the Travis County tax rates page and confirm your parcel’s taxing units through the appraisal district.
The bottom line
Both cities offer access to the same district boundaries, similar price territory, and short drives to the heart of Austin. Your best fit comes down to how you live day to day. If you prize quick access and a tight neighborhood feel, Rollingwood may be your match. If you want privacy, views, and room to spread out, West Lake Hills likely fits better.
If you’d like a private, data‑driven walkthrough of specific streets, recent comparables, and off‑market opportunities, we’re here to help. Request a confidential consult with Joe & Cara Keenan to zero in on the address that aligns with your routines and long‑term goals.
FAQs
How do Rollingwood and West Lake Hills differ on city taxes?
- Rollingwood’s adopted municipal rate is 0.202039 per $100, while West Lake Hills shows 0.1786 per $100 in its Truth‑in‑Taxation filing. The school district line is larger in both cities, but the municipal difference still affects your annual bill.
What will my total property tax bill include in 78746?
- Expect multiple lines: Eanes ISD, city, county, hospital district, Austin Community College, and any special districts. Use the Eanes ISD tax rate, the city filings, and the Travis County tax rates page to assemble and verify the full bill for your parcel.
Do all Rollingwood and West Lake Hills addresses attend the same schools?
- Both cities are primarily served by Eanes ISD, with Westlake High as the comprehensive high school. Elementary and middle school assignments vary by street, so confirm each address with the district’s SchoolSearch tool.
Which area is better for a short downtown commute?
- Rollingwood is roughly 3 miles to downtown and often yields 10 to 15 minute non‑peak trips. West Lake Hills can be a short drive too, though times vary more by address, terrain, and route options.
How do lot sizes and home styles compare?
- Rollingwood generally has smaller, closer‑set lots with a mix of mid‑century homes and high‑end infill rebuilds. West Lake Hills leans toward larger hill‑country parcels, custom architecture, and more privacy, often with views.
Why do median prices swing so much in these neighborhoods?
- Both cities have thin inventory and low sales counts, so a few high‑value closings can shift median data in a given month. Use recent, like‑kind comparables on your target streets rather than relying on a single median figure.
