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Austin Neighborhood Guide
Northwest Hills Austin neighborhood guide with homes, schools, market context, local anchors, and 78731 buyer guidance from Keenan Group.
Northwest Hills in 78731 has a median home price around $1.31M. Zoned to Austin ISD. 20 listings currently available. Keenan Group - #1 Austin team, 25+ years, 1,000+ transactions.
Source: Keenan Group at Compass Real Estate, Austin TX
Luxury Buyer Fit Snapshot
Buyer Fit
Best for buyers targeting $1.31M+ opportunities in Northwest Hills.
Lifestyle Fit
Real experiences from buyers and sellers in this neighborhood
We learned about Cara Keenan and Joe Keenan after they helped our next-door neighbor sell their house. Amazed as we watched them give our neighbor's house a facelift and sell it in a few days for a crazy high price. We had been thinking about selling since we had been in our house 20 years and are approaching retirement age. Really, more house (landscape, pool, age, etc.) than we really wanted to deal with at this stage of our life. We talked with Joe Keenan and Cara Keenan in October 2021 and they gave us some recommendations on what we could do to maximize the value of our house. We had not sold or looked for a house in over 20 years so we were basically new to the process. As you know the Austin market was booming and the best advice we got from them was to buy a place before putting our house on the market. So Keenan Group helped us find a new house, and provided recommendations for financing, moving, etc. Cara Keenan took care of "operation facelift." Zeroed in on key areas to update, selected the items, i.e. marble, tile, light fixtures, paint colors etc. everything. We let them design it since it was clear to us they understood the potential buyer market. We just paid the bills. Part of Keenan Group includes a very skilled contractor who has reasonable prices, has interior design sense, and works well with the Team. The house went on the market in April of 2022 and we got 5 offers over asking price after 4 days. The winning offer was way over our "best price" scenario. After looking at other houses for sale in our neighborhood we believe the "operation facelift" investment was returned about 10 times! Prior to moving back to Austin in 2000, we had purchased homes and lived in Chicago (Naperville), Phoenix (Scottsdale) and Pittsburgh (Cranberry) and built two homes (Lakeway, Scottsdale). Since 2000 there have been mind-blowing changes in the realty market thanks to technology, and they do a very good job of leveraging it. Keenan Group exceeded our expectations in every step of the process. From the design phase, house hunting phase, operation facelift, two closings, etc., etc. A TV reality show experience, without the drama. When we explain to friends and colleagues what we accomplished with Keenan Group, they don't believe it. The experience was really remarkable and we love telling people about it. We highly recommend Keenan Group!
Austin ISD (78731) helps anchor school-driven search and day-to-day livability.
Seller Fit
20 active listings means pricing precision and premium positioning matter for faster offer quality.
Keenan Group Authority
Yes. Families usually shortlist Northwest Hills for the combination of larger lots, mature trees, established streets, and the Doss-Murchison-Anderson Austin ISD path. It is one of the stronger public-school and lot-size combinations in close-in Northwest Austin.
Northwest Hills is primarily associated with Doss Elementary, Murchison Middle, and Anderson High, though buyers should always verify attendance for a specific address before writing an offer. Doss is one of the major demand drivers, and Murchison's IB program matters for many planning-minded families.
Most of the neighborhood was built from the late 1950s through the 1980s, so the mix includes original ranch homes, thoughtful remodels, mid-century properties, and newer custom replacements on stronger lots. The biggest value differences usually come from lot usability, tree canopy, and whether the floor plan works for modern living.
Most people drive. Northwest Hills is car-dependent, with a Walk Score around 35, but the tradeoff is that daily access is stronger than buyers expect. Downtown is usually a 12 to 18 minute drive in normal traffic via MoPac, and Mesa, Far West, 2222, and Loop 360 handle most daily patterns.
Northwest Hills is usually the more value-oriented option for buyers who want close-in tree canopy, larger lots, and strong public-school demand without paying Westlake pricing or requiring Eanes ISD. If Eanes is not the deciding factor, many buyers see better lot and value tradeoffs in Northwest Hills.
Northwest Hills sits in 78731 with Doss Elementary; Westover Hills sits in 78759 with Hill Elementary. Both upper-feed into Murchison Middle and Anderson High. Northwest Hills is more internally varied — more street types, more housing eras, broader price range — and typically offers more remodel and teardown opportunity. Westover Hills tends to be tighter in character and a smaller, more homogeneous inventory pool. Buyers who want street-by-street variety usually prefer Northwest Hills; buyers focused on a specific Westover block often stay put there.
Yes, and it rewards discipline. Lot value is a real portion of total home value in the stronger pockets, which means original-condition homes can make sense for either a proper renovation or a ground-up replacement depending on the block, the lot, and the buyer's horizon. We run the numbers both ways — renovation scope versus teardown-plus-build — before recommending an offer. Getting this call wrong can cost $200K to $500K in net outcome.
Most of the housing stock was built from the late 1950s through the 1980s, shaped in part by David Barrow-era development. The mix includes original ranch homes, mid-century houses with real architectural personality, thoughtfully remodeled homes, and newer custom replacements on stronger lots. Some streets still look very close to their original character; others have turned over significantly. Condition and era vary block by block.
| Metric | Northwest Hills | Austin Average |
|---|---|---|
| Median Sold Price (12M) | $1.31M | $610K |
| Avg Days on Market | 39 days | 62 days |
| Sale-to-List Ratio | 96.0% | 96.7% |
| Price per Sq Ft | $465 | $351 |
| Active Listings | 20 | 2,723 |
| Homes Sold (12M) | 78 | 6,595 |
| Months of Supply | 3.1 | 5.0 |
Data as of . Source: Keenan Group at Compass Real Estate, Austin MLS (ACTRIS). Benchmark reflects the citywide market cohort labeled above.
School district: Austin ISD
| School | Type | Grades | Rating | Distance |
|---|---|---|---|---|
| Doss Elementary School | Regular | PK-5 | A- | 0.3 mi |
| Murchison Middle School | Regular | 6-8 | B | 0.6 mi |
| Austin Jewish Academy | Regular | KG-8 | — | 0.6 mi |
| St Matthew's Episcopal School | Early Childhood Program/Child Care Center | PK-KG | — | 1.1 mi |
| Casner Christian Academy | Early Childhood Program/Child Care Center | PK-KG | — | 1.3 mi |
| St Theresas Catholic School | Regular | PK-8 | — | 1.3 mi |
| Anderson High School | Regular | 9-12 | B+ | 1.3 mi |
| The Magellan International School | Special Program Emphasis |
Source: ATTOM Data, U.S. Census. Reported at the neighborhood/community level.
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Northwest Hills (you are here) | $1.31M | Austin ISD | 78731 | 20 |
| Highland Park West | $2.21M | Austin ISD | 78731 | 10 |
| Cat Mountain | $1.06M | Austin ISD | 78731 | 4 |
| Downtown Condos | $670K | Austin ISD | 78701 | 235 |
| Tarrytown | $1.95M | Austin ISD | 78703 | 30 |
Last updated
Chuck & Melyssa Loy
Downsizing Sellers in Northwest Hills, Austin, TX
We were introduced to Joe Keenan and Cara Keenan by two sets of friends who'd worked with them on multiple home purchases and sales, so they came with strong recommendations. We were impressed by their knowledge and professionalism when we first spoke and also by their engaging and friendly personalities—knowing our friends - who have very high standards! - were pleased with their work gave us a lot of confidence in working with them. With Austin being such a hot market, it's a challenging time to be a buyer, but we were really happy to have Joe Keenan shepherding us through the process. We looked at a lot of places because we started off not really knowing what we wanted, and Joe Keenan was incredibly patient, well-informed, positive, and thoughtful. He's optimistic while also being realistic and truly wants to help you to find the right home. Beyond his professional knowledge, he's just a great guy to be around, and that made shopping more enjoyable. When we got under contract, Joe Keenan recommended really high-quality professionals to help check things we wanted looked at in the home - home inspectors, pool inspectors, electricians, roofers, stucco experts, etc. Each person he recommended was knowledgeable and had strong credentials. I will continue to use Joe Keenan as a resource for home-related professionals in the area because he really knows who's good. He coordinated getting a lot done in our option period to help us feel comfortable moving forward with the purchase. His team is super responsive and kept the process moving to meet quick closing timelines.
Jennifer Rygler
Buyer in Northwest Hills, Austin, TX
The pandemic made it difficult for us (from Iowa) to personally visit sites of possible homes in Austin and its vicinity. Add to that the prevailing crazy housing market — it made finding and buying your perfect home in another state so daunting, if not next to impossible! But Cara Keenan and the whole of Joe Keenan and Cara Keenan's team made it all feasible for us as if we were just close by! She made it easier for us to look at possibilities, was very responsive, gave much clearer pictures of properties that interested us, and was so patient with us as we go from one property to the next. No pressure. Her words of encouragement helped ease our disappointment each time we found out the house was already sold or our offer was not accepted. Since we could not be there to see the property (which we eventually purchased), she brought the details to us through videos, some of which she made under some bad weather! Now, that's dedication! She has a well-organized team that helped us and anticipated our needs, and made the whole finding-to-closing process so much smoother. Even after closing, the team still communicates with us, trying their best to help us, especially as we are still in the process of moving a few weeks after closing! They're all very caring, very gracious, and highly professional. It truly was a pleasure working with them, and we would highly recommend Cara Keenan and the Keenan Group in a heartbeat!
Lita Rule
Relocation Buyer from Iowa
Cara and Joe have been friends of ours for several years. My wife and I have referred several clients to them and they always do a very professional job with them. On this particular transaction in Travis Country they represented me as an investor and handled both the purchase and the sale and I couldn't have been happier. We are currently going under contract on another investment property and hopefully this one will provide me with the return I am after. And I plan on doing many more with them as my agents. I congratulate Keenan Group at Compass Real Estate on developing a great real estate business model via the best online product in the marketplace. It brings real and proven leads/customers to your agents while providing buyers and sellers the best search engine available. The time and money Keenan Group at Compass Real Estate devoted to it originally, and continue to refine, has got to have paid them back many times over. In the business world there is no substitute for expertise. So yes, I am a very happy client and referral source.
Jerry Pritchard
Investor and Referral Source in Austin, TX
Working with Keenan Group at Compass Real Estate - and more importantly, Joe Keenan and Cara Keenan was the best decision we could have made when deciding to move to the Austin area. Joe Keenan was our main point of contact and we could not have asked for a more prepared or helpful Realtor. Whether it was questions regarding our new build, the loan process, help with our lender, or conversations with our builder he was eager to jump and did so with professionalism and care for our needs. I wish for everyone to be so lucky as to have the opportunity to work with such a competent and caring Realtor. My wife and I will be recommending Joe Keenan and Cara Keenan to anyone making the decision to relocate in or to the Austin area.
Mitchell Muehler
Relocating Buyer in Austin, TX
We couldn't be happier with the leadership and service Joe Keenan, Cara Keenan, and the team provided throughout the entire process. From the day they first advised us on what we would need to do to get the house ready for sale to the very last day (a MONSTER sales transaction and close), everything exceeded our expectations. Every team member was knowledgeable, communicated well, and responded quickly to our many questions and needs. We're blessed to have been introduced to Joe Keenan and Cara Keenan through a mutual friend and will gladly recommend them to others without hesitation or reservation.
Marcus MacNeill
Home Seller in Austin, TX in Northwest Hills
District guides, ratings, and school-zone pricing impact
A close-in 78731 neighborhood known for larger lots, mature trees, strong Austin ISD schools, and faster daily access than most buyers expect.
#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold
Written by Joe and Cara Keenan — 130+ homes sold in Northwest Hills.
Northwest Hills sits in Austin's 78731 ZIP code, covering roughly 4.5 square miles of rolling limestone hills west of MoPac and about 7 miles northwest of downtown. Built largely from the late 1950s through the 1980s, the neighborhood is known for quarter-acre-plus lots, mature live oaks, and a housing mix that runs from original ranch homes to substantial remodels and newer custom replacements. Doss Elementary, Murchison Middle, and Anderson High anchor family demand, while Mesa Drive, Far West Boulevard, Spicewood Springs Road, 2222, and Loop 360 make daily access easier than many buyers expect. Current market context: median sold price $1.3M, 20 active listings, and 78 trailing-12-month closed sales.
Source: Written by Joe and Cara Keenan — 130+ homes sold in Northwest Hills.
Map & Boundary
Active Listings
20
Northwest Hills works for buyers who want established Austin character without giving up practical weekday access. The neighborhood's appeal is not a single headline feature. It is the combination of larger lots, mature canopy, stronger Austin ISD demand, and a close-in northwest location that still feels residential once you turn off Mesa Drive, Far West Boulevard, or Spicewood Springs Road.
Most of the housing stock was built from the late 1950s through the 1980s, much of it shaped by David Barrow-era development, which gives buyers real variety. Some streets are still lined with original ranch homes that need the right update plan. Others offer crisp remodels, mid-century houses with real architectural personality, or custom replacements on lots that justify the spend.
Where Northwest Hills buyers and residents actually eat — from date night to weeknight favorites.
| Name | Cuisine / Type | Price | Highlights | Last verified |
|---|---|---|---|---|
Siena Ristorante Toscana 6203 N Capital of Texas Hwy, Austin, TX 78731 | Tuscan Italian | $$$$ |
| 2026-03-27 |
Truluck's Ocean's Finest Seafood & Crab 10225 Research Blvd, Ste 4000, Austin, TX 78759 | Seafood & Steaks |
Trails and outdoor activities that buyers and locals ask about most.
| Name | Highlights |
|---|---|
Bull Creek Greenbelt |
|
Mount Bonnell |
|
Family favorites, date night ideas, and local experiences close to the neighborhood.
| Name | Highlights |
|---|---|
The Domain & Domain NORTHSIDE |
|
The Arboretum |
|
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Listings | Guide |
|---|---|---|---|
Northwest HillsCurrent | $1.3M | 20 | You're here |
| $2.2M | 10 | View Guide | |
| $1.1M | 4 | View Guide | |
| $670K | 235 | View Guide | |
| $1.9M | 30 | View Guide |
Prices based on trailing 12-month polygon-based market data. Contact Keenan Group for a personalized comparison.
20 transactions totaling $27.66M | Avg list price $1.38M
| Address | List Price |
|---|---|
| 6905 Ladera Norte | $2.00M |
| 6109 Mountain Villa Cir | $1.63M |
| 6910 Hart Ln Unit #706 | $315K |
| 4607 Balcones Dr | $1.50M |
The live Northwest Hills MLS market snapshot shows a median sold price of $1.3M, 20 active listings, 39 days average days on market, and $465 average sold price per square foot, based on 78 closed sales in the trailing 12-month market dataset.
Sales-through should be read with inventory and pricing together: 78 trailing-12-month closed sales, 10 pending listings, 3.1 months of supply, and a 96% sale-to-list ratio.
Northwest Hills is one of those Austin neighborhoods where geography matters block by block. Mesa Drive, Far West Boulevard, Spicewood Springs Road, 2222, and Loop 360 define how most people move through the area, and a buyer's daily experience changes depending on which side of those corridors they choose.
For many residents, the routine is the point: school drop-off, a quick run to the Far West corridor, then south on MoPac or east on 2222 depending on where work and appointments fall. Downtown is close enough for regular use, but the neighborhood still feels quiet once you are back on Greystone, Valburn, Shadow Valley, or the interior streets off Mesa.
Northwest Hills earns loyalty because the lifestyle anchors are specific and repeatable. Buyers are not choosing an abstract set of amenities. They are choosing Bull Creek after school, local dining off Mesa and Far West, and a neighborhood rhythm that feels established rather than manufactured.
That combination matters. Buyers can live in a close-in Austin neighborhood with genuine outdoor access and habits that still hold up after move-in, not just during the search window.
Buyers usually compare Northwest Hills with Westover Hills, Great Hills, Highland Park West, and Westlake because the decision is rarely just about one neighborhood. Northwest Hills tends to win when someone wants a close-in northwest location, established lots, and strong public-school demand without paying Westlake pricing or moving farther north.
Yes. Families usually shortlist Northwest Hills for the combination of larger lots, mature trees, established streets, and the Doss-Murchison-Anderson Austin ISD path. It is one of the stronger public-school and lot-size combinations in close-in Northwest Austin.
Northwest Hills is primarily associated with Doss Elementary, Murchison Middle, and Anderson High, though buyers should always verify attendance for a specific address before writing an offer. Doss is one of the major demand drivers, and Murchison's IB program matters for many planning-minded families.
Most of the neighborhood was built from the late 1950s through the 1980s, so the mix includes original ranch homes, thoughtful remodels, mid-century properties, and newer custom replacements on stronger lots. The biggest value differences usually come from lot usability, tree canopy, and whether the floor plan works for modern living.
Most people drive. Northwest Hills is car-dependent, with a Walk Score around 35, but the tradeoff is that daily access is stronger than buyers expect. Downtown is usually a 12 to 18 minute drive in normal traffic via MoPac, and Mesa, Far West, 2222, and Loop 360 handle most daily patterns.
Northwest Hills is usually the more value-oriented option for buyers who want close-in tree canopy, larger lots, and strong public-school demand without paying Westlake pricing or requiring Eanes ISD. If Eanes is not the deciding factor, many buyers see better lot and value tradeoffs in Northwest Hills.
Northwest Hills sits in 78731 with Doss Elementary; Westover Hills sits in 78759 with Hill Elementary. Both upper-feed into Murchison Middle and Anderson High. Northwest Hills is more internally varied — more street types, more housing eras, broader price range — and typically offers more remodel and teardown opportunity. Westover Hills tends to be tighter in character and a smaller, more homogeneous inventory pool. Buyers who want street-by-street variety usually prefer Northwest Hills; buyers focused on a specific Westover block often stay put there.
Yes, and it rewards discipline. Lot value is a real portion of total home value in the stronger pockets, which means original-condition homes can make sense for either a proper renovation or a ground-up replacement depending on the block, the lot, and the buyer's horizon. We run the numbers both ways — renovation scope versus teardown-plus-build — before recommending an offer. Getting this call wrong can cost $200K to $500K in net outcome.
Most of the housing stock was built from the late 1950s through the 1980s, shaped in part by David Barrow-era development. The mix includes original ranch homes, mid-century houses with real architectural personality, thoughtfully remodeled homes, and newer custom replacements on stronger lots. Some streets still look very close to their original character; others have turned over significantly. Condition and era vary block by block.
| $$$$ |
|
| 2026-03-27 |
Perry's Steakhouse & Grille 11801 Domain Blvd, Austin, TX 78758 | Steakhouse | $$$$ |
| 2026-03-27 |
Uchiko 4200 N Lamar Blvd, Ste 140, Austin, TX 78756 | Japanese | $$$ |
| 2026-03-27 |
Bartlett's 2408 W Anderson Ln, Austin, TX 78757 | American | $$$ |
| 2026-03-27 |
Yamas Greek Kitchen + Bar 5308 Balcones Dr, Austin, TX 78731 | Greek Mediterranean | $$$ |
| 2026-03-27 |
The Grove Wine Bar & Kitchen 6317 Bee Caves Rd, Ste 380, Austin, TX 78746 | American Wine Bar | $$$ |
| 2026-03-27 |
District Kitchen + Cocktails 7858 Shoal Creek Blvd, Bldg B, Austin, TX 78757 | Contemporary American | $$ |
| 2026-03-27 |
Saffron 3616 Far West Blvd, Ste 113, Austin, TX 78731 | Indian & Nepalese | $$ |
| 2026-03-27 |
Juliet Italian Kitchen 10000 Research Blvd, Austin, TX 78759 | Italian | $$ |
| 2026-03-27 |
Jack Allen's Kitchen 3010 W Anderson Ln, Ste D, Austin, TX 78757 | Texas Southern | $$ |
| 2026-03-27 |
5280 Burger & Taphouse 7032 Wood Hollow Dr, Austin, TX 78731 | Gourmet Burgers & Craft Beer | $$ |
| 2026-03-27 |
Flower Child 11721 Rock Rose Ave, Austin, TX 78758 | Healthy American | $$ |
| 2026-03-27 |
Matt's El Rancho 2613 S Lamar Blvd, Austin, TX 78704 | Tex-Mex | $$ |
| 2026-03-27 |
Franklin Barbecue 900 E 11th St, Austin, TX 78702 | Texas BBQ | $$ |
| 2026-03-27 |
Bright Leaf Preserve |
|
Northwest District Park Trails |
|
Balcones District Park |
|
Red Bud Isle |
|
Bull Creek District Park |
|
|
Topgolf Austin 2700 Esperanza Xing, Austin, TX 78758 |
|
iFly Indoor Skydiving 13265 N US 183, Ste A, Austin, TX 78750 |
|
Lions Municipal Golf Course 2901 Enfield Rd, Austin, TX 78703 |
|
Amy's Ice Creams - Arboretum 10000 Research Blvd, Ste 140, Austin, TX 78759 |
|
Blanton Museum of Art 200 E Martin Luther King Jr Blvd, Austin, TX 78712 |
|
Alamo Drafthouse Cinema 2700 W Anderson Ln, Austin, TX 78757 |
|
Lady Bird Lake Hike & Bike Trail Multiple access points along Lady Bird Lake |
|
Our Results
550+ homes sold across Austin. See our track record and client results.
| PK-8 |
| — |
| 1.4 mi |
| Gullett Elementary School | Regular | PK-5 | A | 1.5 mi |
| Hill Elementary School | Regular | PK-5 | A- | 1.5 mi |
| 4403 Canyonside Trl | $1.23M |
| 7911 Cavalry Ct | $575K |
Showing 6 of 20 sales in Northwest Hills. View all
Browse current listings in Northwest Hills. Updated daily from Austin MLS.
Austin, TX 78731
Northwest Hills Sec 07
MLS# 6729491 • Courtesy of ACTRIS
$3,399,900
$847/sqft
Austin, TX 78731
Northwest Hills Sec 08
MLS# 3059500 • Courtesy of ACTRIS
$2,199,000
$517/sqft
Austin, TX 78731
Northwest Hills Mesa Oaks Ph
MLS# 7590694 • Courtesy of ACTRIS
$1,895,000
$569/sqft
Austin, TX 78731
Northwest Hills
MLS# 2642061 • Courtesy of ACTRIS
$1,349,000
$452/sqft
Austin, TX 78731
Northwest Hills Lakeview 03
MLS# 7141555 • Courtesy of ACTRIS
$1,250,000
$382/sqft
Austin, TX 78731
Northwest Hills Mesa Oaks Ph
MLS# 9153264 • Courtesy of ACTRIS
$1,199,000
$429/sqft
Austin, TX 78731
Northwest Hills Mesa Oaks Ph
MLS# 4508918 • Courtesy of ACTRIS
$999,824
$332/sqft
Austin, TX 78731
Northwest Hills Mesa Oaks Ph
MLS# 4557240 • Courtesy of ACTRIS
$925,000
$362/sqft