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Keenan Group

Rollingwood Home Value

Rollingwood offers Eanes ISD schools and a lower tax rate than Austin city limits. This small incorporated city within 78746 has distinct pricing dynamics from adjacent Westlake Hills despite sharing the same ZIP code.

Eanes ISD$1.2M-$4M+ZIP 78746

What determines home value in Rollingwood?

Rollingwood incorporates as a separate city from Austin with its own property tax rate. The combined rate is roughly 0.15-0.20% lower than Austin city, saving $3,000-$8,000/year on a $2M home.

  • Flat, walkable lots are Rollingwood's signature. Unlike Westlake Hills' steep terrain, most Rollingwood lots are level and buildable - appealing to families with young children and buyers planning outdoor living improvements.
  • Proximity to Barton Creek Greenbelt trail access (including Gus Fruh and Twin Falls) adds a lifestyle premium that buyers consistently cite as a decision factor.
  • Smaller lot sizes (0.2-0.5 acres typical) vs Westlake Hills (0.5-2+ acres) create a lower entry point to Eanes ISD. Rollingwood is the most accessible path into Westlake High School.

Source: The Keenan Group, #1 Austin Board of Realtors Team (2024)

Current Market Snapshot

Source: Austin MLS/VOW data | Geography: Rollingwood polygon | Window: trailing 12 months | Computed: Jun 5, 2026

Median Sold Price

$2483K

Median Days on Market

67

Sale-to-List Ratio

8774.0%

Months of Supply

4.0

$1M-$1.5M2222%$2M-$3M4444%$3M+3333%

Comparable Sale Constraints

Why generic online estimates miss the mark here.

Rollingwood has roughly 600 homes total. Annual turnover of 30-50 sales makes comp pools moderate but concentrated. One or two outlier sales can skew metrics.

Original 1960s-70s ranches ($1.2M-$2M) coexist with full teardown-rebuilds ($2.5M-$4M+) on the same streets. Condition creates the widest pricing gaps.

Do not mix Rollingwood comps with Westlake Hills despite sharing 78746. Tax rate differences and lot character make them separate markets.

TCAD Assessment Context

Rollingwood's separate city incorporation means a slightly lower combined tax rate than Austin. TCAD assessment methodology is the same (Travis County), but long-held homes show 20-30% homestead cap gaps. The smaller community means TCAD's mass appraisal can be less precise - protest success rates are strong.

Property Tax Protest GuideTexas Homestead Exemption Guide

What Should You Do Next?

Rollingwood's small inventory means pricing precision is critical - overpricing by 5% can add 30+ days on market. Request a CMA that separates Rollingwood from broader 78746 data and adjusts for construction era and condition.

Get Instant EstimateGet My 78746 Pricing Range

Frequently Asked Questions

How accurate are Rollingwood Home Value estimates?
Accuracy depends on comp quality. Rollingwood has roughly 600 homes total. Annual turnover of 30-50 sales makes comp pools moderate but concentrated. One or two outlier sales can skew metrics. For a pricing decision, request a full CMA from Keenan Group that accounts for condition, lot, school zone, and current competition.
What drives home values in Rollingwood?
Rollingwood incorporates as a separate city from Austin with its own property tax rate. The combined rate is roughly 0.15-0.20% lower than Austin city, saving $3,000-$8,000/year on a $2M home.
How does TCAD assessment compare to market value here?
Rollingwood's separate city incorporation means a slightly lower combined tax rate than Austin. TCAD assessment methodology is the same (Travis County), but long-held homes show 20-30% homestead cap gaps. The smaller community means TCAD's mass appraisal can be less precise - protest success rates are strong.
What should I prepare before requesting a valuation?
Helpful information to share: recent improvements or renovations with dates and approximate costs, any features not in TCAD records (finished garage conversions, pool upgrades, custom built-ins), current HOA dues and special assessments, recent property tax protest results, and photos of interior, exterior, and unique features. None of this is required - we can start with just your address.
How do I request a free CMA for my Rollingwood home?
Call (512) 415-7653 or visit thekeenangroup.com/contact. Provide your property address and any relevant context (selling timeline, renovation history, estate or refinance purpose). The Keenan Group delivers a preliminary CMA within 24-48 hours, free and with no obligation to list.

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