ACCESS EXCLUSIVE LISTINGS: Many of Rollingwood's most desirable properties never appear on public listings. Keenan Group at Compass Real Estate can help uncover these exclusive opportunities through our private networks and memberships with Luxury League, Compass Austin Luxury Advisors, Austin Luxury Network, Clubhouse.com, and our extensive connections with Austin's premier Realtor colleagues.
An exclusive residential sanctuary strategically positioned between Zilker Park and Westlake Hills, Rollingwood represents the pinnacle of Austin luxury living while offering unmatched convenience to downtown. This prestigious neighborhood showcases expansive lots, architecturally significant custom homes, and the distinctive advantage of independent municipal governance—all within 10 minutes of Austin's dynamic urban core.
Rollingwood transcends the conventional definition of a neighborhood—it's a carefully cultivated community offering the perfect harmonization of privacy, prestige, and accessibility. As an independent municipality with approximately 1,600 residents, Rollingwood delivers an exceptional living experience combining the advantages of small-town governance with proximity to Austin's world-class amenities.
Established in the 1950s and thoughtfully developed over decades, Rollingwood has evolved into one of Austin's most consistently coveted luxury addresses. The neighborhood's defining characteristics include magnificent heritage oak trees, gently winding streets with minimal traffic, and an atmosphere of refined tranquility that feels worlds away from urban congestion while remaining remarkably accessible.
Located within the prestigious 78746 zip code—consistently ranked among Austin's most valuable real estate markets—Rollingwood provides strategic access to major transportation arteries including MoPac Expressway (Loop 1) and key thoroughfares. This connectivity creates effortless commutes to downtown (under 10 minutes), The Domain's technology corridor (approximately 15 minutes), and Austin's expanding employment centers.
Rollingwood's exceptional location adjacent to Zilker Park's 350-acre recreational paradise offers residents immediate access to Austin's crown jewel of outdoor amenities, including the iconic Barton Springs Pool, extensive trail systems, and open recreation areas. This proximity to nature coupled with a 4-mile distance to downtown's vibrant entertainment and dining creates an unparalleled lifestyle balance increasingly sought by discerning homebuyers.
For families, Rollingwood's location within the exceptional Eanes Independent School District—consistently ranked among Texas' academic elite—provides educational advantages that significantly enhance both quality of life and property values. Keenan Group at Compass Real Estate's analysis of comparable luxury neighborhoods consistently identifies Rollingwood's combination of premier schools, central location, and independent governance as creating both exceptional living experience and superior long-term investment performance.
Rollingwood's housing landscape represents the epitome of luxury Austin living, with an impressive diversity of architectural styles. The neighborhood showcases everything from completely renovated mid-century ranches from the 1950s and 60s to stunning contemporary custom homes and traditional Texas Hill Country estates.
Many original homes have been dramatically transformed with modern open-concept layouts, featuring soaring ceilings, walls of windows to capture natural light, and seamless indoor-outdoor living spaces. The newer custom constructions typically include gourmet kitchens with professional-grade appliances, primary suites that rival luxury hotels, and thoughtfully designed outdoor entertaining areas complete with summer kitchens and pools.
Common architectural elements include natural stone and brick exteriors, standing seam metal roofs, custom millwork, and designer lighting fixtures. Inside, you'll find high-end finishes like quartz or marble countertops, wide-plank hardwood floors, and custom built-ins. Many homes include multi-car garages, guest houses, and smart home technology integrated throughout.
Rollingwood represents one of Austin's most stable and appreciating luxury real estate markets, with historical data revealing extraordinary long-term value growth. An extensive analysis of property transactions spanning 25 years shows median home values have increased from approximately $500,000-$700,000 in the early 2000s to consistently exceeding $2.5 million today—a remarkable appreciation trajectory that outpaces many prestigious Austin neighborhoods.
The Rollingwood luxury home market maintains consistently limited inventory, creating a perpetual seller's advantage that supports strong pricing power. Price per square foot metrics have evolved significantly, from under $200/sqft in the early 2000s to now averaging $730-$750/sqft for updated properties, with premium new construction and renovated estates frequently commanding $900-$1,100/sqft.
Property value appreciation in Rollingwood demonstrates exceptional resilience through multiple market cycles, including the 2008 housing crisis and the pandemic-era adjustments. Since 2000, the neighborhood has recorded value increases exceeding 300% for many properties, making it one of Austin's strongest long-term real estate investment corridors. Keenan Group at Compass Real Estate's proprietary market analysis identified multiple properties showing 400%+ appreciation, including a notable Vance Lane property that appreciated 437% between its 2007 and 2024 transactions.
This strong appreciation stems from Rollingwood's unique combination of:
Extremely limited developable land within its boundaries
Eanes ISD school excellence driving persistent family demand
Proximity to downtown Austin's employment and entertainment centers
Protected viewsheds and mature tree canopy
Independent municipal governance allowing responsive community planning
Keenan Group at Compass Real Estate's forward market analysis projects continued strong demand for Rollingwood real estate, with three primary investment categories showing particular promise:
Original homes on premium lots - Properties presenting renovation/rebuild opportunities on larger parcels (0.4+ acres) offer significant upside potential as luxury buyers increasingly prioritize outdoor living space.
Recently renovated turnkey properties - Homes with sophisticated updates completed within 3-5 years that need minimal refreshing command substantial premiums from time-constrained executives and relocation buyers.
New construction with distinctive architecture - Contemporary and transitional design homes with premium finishes and smart home technology achieve the highest price points, especially those offering single-level living options.
Historical transaction patterns show Rollingwood properties typically change hands every 12-18 years on average, reflecting the neighborhood's stability and homeowner satisfaction. This creates a specialized market knowledge requirement that Keenan Group at Compass Real Estate has developed through decades of transaction experience in this specific submarket.
Many luxury properties in Rollingwood transfer through private, off-market transactions. These exclusive opportunities often represent the most desirable homes and locations. Keenan Group at Compass Real Estate provides Rollingwood buyers privileged access to these private opportunities through established professional networks including Luxury League, Compass Austin Luxury Advisors, Austin Luxury Network, and cultivated relationships with area homeowners.
Rollingwood's buyer profile has evolved to include successful tech entrepreneurs, physicians, attorneys, financial services executives, and business owners seeking both quality of life and strong real estate appreciation potential. With Eanes ISD consistently ranking among Texas' top school districts, family buyers representing 65-70% of Rollingwood purchases consider the educational investment a primary motivation alongside the real estate value proposition.
Rollingwood offers generous lot sizes ranging from 0.25 to over 1 acre, with most properties sitting on approximately half-acre parcels. This spaciousness creates a sense of privacy and allows for substantial outdoor living areas, pools, and landscaped gardens.
The neighborhood aesthetic is defined by its mature tree canopy, with magnificent live oaks, cedar elms, and cypress trees creating a lush, park-like setting. Many streets don't have sidewalks, contributing to the area's natural, relaxed feel, while careful landscaping with native plants, stone walls, and thoughtfully designed outdoor lighting enhances the neighborhood's sophisticated ambiance.
Rollingwood's topography includes gentle hills that provide some homes with captivating views of downtown Austin's skyline or the peaceful natural surroundings. The overall effect is one of established elegance—a neighborhood that has grown more beautiful with time, where architectural diversity is unified by quality craftsmanship and respect for the natural landscape.
Despite its residential nature, Rollingwood's strategic location provides easy access to some of Austin's finest dining experiences:
Jeffrey's – Just minutes away in Clarksville, this iconic fine-dining establishment offers impeccable service and classic American cuisine with French influences.
Clark's Oyster Bar – A short drive into neighboring Westlake provides access to this chic seafood restaurant known for its fresh oysters and upscale coastal fare.
Sammie's Italian – Recently opened by the McGuire Moorman Hospitality group, this red-sauce Italian joint offers classic dishes in an elegant setting.
Uchi – World-renowned sushi and Japanese fusion, just a short drive away on South Lamar.
Grove Wine Bar & Kitchen – A local favorite in nearby Westlake for its excellent wine selection and upscale comfort food in a casual setting.
Zocalo Cafe – A neighborhood gem offering authentic interior Mexican cuisine.
Tiny Boxwoods – A charming café serving fresh, seasonal fare in a beautiful garden setting.
Coffee enthusiasts appreciate easy access to specialty shops like Medici Roasting and Stouthaus Coffee. For everyday conveniences, Rollingwood is minutes from multiple grocery options including Trader Joe's, Central Market, and the flagship Whole Foods Market downtown.
Rollingwood's prime location adjacent to Zilker Park gives residents front-door access to Austin's crown jewel of outdoor recreation:
Zilker Park – 350 acres of green space featuring the iconic Barton Springs Pool, botanical gardens, hike and bike trails, canoe/kayak rentals, and host to major events like ACL Music Festival.
Lady Bird Lake – Just minutes away, offering 10 miles of hike and bike trails, kayaking, paddleboarding, and rowing.
Barton Creek Greenbelt – Over 12 miles of trails with swimming holes, rock climbing walls, and mountain biking paths.
Rollingwood Park – The neighborhood's own 3-acre park with tennis courts, playgrounds, and picnic areas.
Cultural attractions within easy reach include:
ZACH Theatre – Texas's longest-running theatre company, offering world-class productions.
Long Center for the Performing Arts – Home to the Austin Symphony, Ballet, and Opera companies.
Umlauf Sculpture Garden – A serene outdoor museum showcasing the work of American sculptor Charles Umlauf.
For shopping, residents enjoy proximity to:
Westbank Market – A convenience center with specialty shops and services.
Barton Creek Square Mall – A major shopping destination with premium retailers.
Downtown Austin – Featuring boutiques, galleries, and specialty stores.
South Congress (SoCo) – Iconic Austin shopping district with unique local businesses.
Rollingwood is served by the highly acclaimed Eanes Independent School District, consistently ranked among the top districts in Texas and the nation:
Eanes Elementary School – Exemplary-rated campus with strong parental involvement and specialized programs in science, technology, and the arts.
Hill Country Middle School – Known for exceptional academics and extensive extracurricular offerings in athletics, fine arts, and STEM.
Westlake High School – A nationally recognized school consistently ranked in the top 1% of U.S. high schools, known for academic excellence, championship athletics, and outstanding college preparation. Westlake boasts numerous National Merit Scholars annually, championship sports teams, and graduates who excel at top universities nationwide.
For families considering private education, Rollingwood offers convenient access to prestigious options including:
St. Andrew's Episcopal School – Rigorous college prep with a whole-child approach.
Trinity Episcopal School – Known for its international focus and strong community.
St. Stephen's Episcopal School – A boarding and day school with an exceptional academic reputation.
St. Michael's Catholic Academy – College preparatory education in the Catholic tradition.
Rollingwood's central location is one of its greatest assets, offering some of the most convenient commutes in the Austin area:
Downtown Austin – Just 10 minutes (3-4 miles) via MoPac or Barton Springs Road.
Austin-Bergstrom International Airport – Approximately 20 minutes (13 miles) via TX-71.
The Domain & Tech Corridor – 15-20 minutes (9 miles) via MoPac.
University of Texas – 12-15 minutes (5 miles) via MoPac.
Dell Medical School – 10 minutes (4 miles).
While the neighborhood is primarily accessible by car, it does offer some walkability to Zilker Park and is cyclist-friendly. Public transportation options include CapMetro bus routes along nearby major corridors, connecting to downtown and the broader Austin area.
Rollingwood's distinguished history as an independent municipality began with its incorporation in 1955, emerging from a visionary plan to create an exclusive residential sanctuary combining privacy and natural beauty with proximity to downtown Austin. This unique independence has allowed Rollingwood to maintain strict zoning standards and preserve its distinctive character through decades of Austin's expansion.
The community's evolution presents a fascinating study in deliberate development, transitioning from its original mid-century character to today's blend of architectural diversity while maintaining the neighborhood's foundational qualities. Rollingwood's commitment to maintaining its mature tree canopy, generous lot sizes, and residential-focused zoning has created one of Central Texas's most stable and desirable luxury communities.
Rollingwood's civic structure provides substantial advantages to residents. As an incorporated city with its own mayor and city council, the community maintains:
Dedicated police services resulting in response times averaging under 3 minutes
Focused infrastructure investments, including recent drainage and road improvements
Specialized municipal services tailored to resident preferences
Disciplined development oversight protecting property values
Community-driven governance responsive to resident priorities
This governance independence has allowed Rollingwood to resist over-development while making strategic improvements enhancing livability and property values.
The community culture reflects a sophisticated balance of privacy and connection. The Rollingwood Women's Club serves as a central social institution, organizing cherished annual traditions including:
The Independence Day Parade and Picnic (a 50+ year tradition)
Holiday Gathering with ceremonial tree lighting
Spring Easter Egg Hunt bringing together multiple generations
Seasonal social events fostering meaningful neighbor connections
This cultural foundation creates Rollingwood's distinctive sense of belonging, where residents develop multi-generational relationships that enhance quality of life and contribute to the community's remarkable stability.
Rollingwood's community ethos combines respect for privacy with genuine neighborly connection. Residents frequently describe the neighborhood as offering "the perfect balance"—prestigious without pretension, exclusive yet welcoming, and sophisticated while maintaining authentic community spirit. This social environment has translated into exceptional residential retention, with the average homeowner remaining in Rollingwood significantly longer than comparable luxury neighborhoods.
The Keenan Group's deep understanding of Rollingwood's community dynamics provides clients with invaluable insights beyond property features. This cultural knowledge ensures both buyers and sellers make informed decisions aligned with their lifestyle preferences and community expectations.
Western Hills Athletic Club – A neighborhood institution providing tennis programs, swimming, and fitness facilities.
Deep Eddy Cabaret – One of Austin's oldest and most beloved dive bars, just minutes away.
Westbank Farmers Market – A weekly gathering offering fresh local produce and artisanal goods.
Mozart's Coffee Roasters – A short drive away on Lake Austin, offering lakefront views and live music.
Westbank Dry Cleaning – Known for exceptional service and environmentally friendly practices.
Breed & Co. – A renowned hardware and gift store serving the community for generations.
The nearby Westlake area also provides everyday conveniences including medical offices, veterinary services, salons, and specialty shops, all within minutes of Rollingwood homes.
Rollingwood represents one of Austin's most stable long-term real estate investments. The combination of large lot sizes, exceptional schools, central location, and limited housing inventory creates consistent demand and historically strong appreciation.
Luxury rental properties in Rollingwood typically command $5,000-$10,000+ monthly, with strong interest from relocating executives, medical professionals, and families building or renovating homes in the area. The rental market remains tight, with few properties available and quick leasing periods.
Short-term rentals (Airbnb/VRBO) are strictly regulated within Rollingwood city limits, with permits required and significant restrictions in place. However, for permitted properties, the neighborhood's proximity to events like ACL Festival, SXSW, and Formula 1 can generate substantial income during peak seasons.
For investors, the most compelling opportunities typically involve purchasing older homes for significant renovation or rebuilding. These projects can yield substantial returns when executed with attention to the neighborhood's architectural standards and luxury expectations.
EXCLUSIVE ACCESS TO OFF-MARKET PROPERTIES: Many homes in Rollingwood sell off-market as private exclusives, never appearing on public listings. Keenan Group at Compass Real Estate can help uncover these exclusive opportunities through our private networks and membership with Luxury League, Compass Austin Luxury Advisors, Austin Luxury Network, Clubhouse.com, and our extensive connections with Austin's premier Realtor colleagues.
After facilitating numerous successful Rollingwood transactions, Keenan Group at Compass Real Estate has developed a proprietary approach for buyers seeking to secure properties in this competitive market:
Pre-Purchase Positioning
Establish financing strength with local lenders familiar with Rollingwood's unique property characteristics
Complete a comprehensive pre-purchase consultation with Keenan Group to define your specific Rollingwood property requirements
Develop a clear understanding of Rollingwood's distinct sections and how location impacts both lifestyle and investment potential
Off-Market Advantage Strategy
Access Keenan Group's proprietary database of Rollingwood homeowners considering future sales
Leverage our Compass Private Exclusives platform for early access to Rollingwood properties before public marketing
Benefit from Joe & Cara Keenan's extensive Austin luxury market connections to secure first-look opportunities
Property Evaluation Expertise
Utilize our specialized Rollingwood property assessment framework to identify hidden value potential
Access Keenan Group's network of Rollingwood-experienced inspectors, contractors, and architects for accurate renovation/expansion assessments
Receive property-specific flood zone, drainage, and infrastructure analysis essential for Rollingwood's varied topography
Rollingwood-Specific Due Diligence
Navigate Rollingwood's independent municipal regulations with our specialized permitting and building code knowledge
Access historical property records and improvement documentation through our comprehensive research protocols
Receive Eanes ISD school placement and attendance zone verification for your specific property interest
Negotiation & Transaction Management
Implement our data-driven Rollingwood competitive offer strategy, calibrated quarterly based on current market dynamics
Benefit from our established relationships with Rollingwood's most active listing agents
Experience our white-glove transaction coordination, including Rollingwood-specific municipal inspection facilitation
Selling a Rollingwood property requires specialized marketing and positioning to achieve premium pricing. Our proven approach includes:
Pre-Marketing Property Enhancement
Receive custom pre-listing enhancement recommendations based on current Rollingwood buyer preferences
Access our network of Rollingwood-experienced staging professionals, photographers, and contractors
Implement our proprietary exterior enhancement strategy that addresses Rollingwood's mature tree canopy and natural setting
Strategic Timing & Positioning
Benefit from our seasonal Rollingwood market analysis to identify optimal listing windows
Implement property-specific timing strategies aligned with Eanes ISD enrollment periods when appropriate
Utilize our luxury positioning framework developed specifically for Rollingwood's high-net-worth buyer demographic
Targeted Marketing Amplification
Showcase your property through Compass' exclusive Rollingwood buyer network
Implement geo-targeted digital marketing to corporations actively relocating executives to Austin
Access Luxury League and Compass Austin Luxury Advisor networks for pre-launch property exposure
Private Marketing Considerations
Evaluate off-market selling advantages through our confidential market assessment
Access our private database of pre-qualified Rollingwood-focused buyers
Implement our "Coming Soon" strategy with targeted pre-marketing to maximize early interest
Negotiation & Transaction Excellence
Benefit from our data-driven price anchoring strategy based on historical Rollingwood comparable sales
Receive offer evaluation guidance utilizing our proprietary buyer qualification framework
Experience seamless closing management with our specialized Rollingwood transaction timeline
With over $500 million in Austin luxury real estate transactions, including numerous Rollingwood properties, Keenan Group at Compass Real Estate brings unparalleled expertise to your real estate experience. Our specialized knowledge of Rollingwood's nuanced market dynamics, from architectural preferences to lot value variations, ensures optimal outcomes for both buyers and sellers.
Keenan Group's concierge-level service extends from initial consultation through years of post-transaction support, creating relationships that span generations. Our comprehensive market research, property valuation expertise, and strategic negotiation approach deliver measurable advantages in this competitive market.
1,397 people live in Rollingwood, where the median age is 46.3 and the average individual income is $104,352. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
Rollingwood has 493 households, with an average household size of 2.83. Data provided by the U.S. Census Bureau. Here’s what the people living in Rollingwood do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 1,397 people call Rollingwood home. The population density is 2,001.6 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
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65-74 Years
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Average Household Size
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Households with Children
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Blue vs White Collar Workers
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ACCESS EXCLUSIVE LISTINGS: Many of Rollingwood's most desirable properties never appear on public listings. Keenan Group at Compass Real Estate can help uncover these exclusive opportunities through our private networks and memberships with Luxury League, Compass Austin Luxury Advisors, Austin Luxury Network, Clubhouse.com, and our extensive connections with Austin's premier Realtor colleagues.
An exclusive residential sanctuary strategically positioned between Zilker Park and Westlake Hills, Rollingwood represents the pinnacle of Austin luxury living while offering unmatched convenience to downtown. This prestigious neighborhood showcases expansive lots, architecturally significant custom homes, and the distinctive advantage of independent municipal governance—all within 10 minutes of Austin's dynamic urban core.
Rollingwood transcends the conventional definition of a neighborhood—it's a carefully cultivated community offering the perfect harmonization of privacy, prestige, and accessibility. As an independent municipality with approximately 1,600 residents, Rollingwood delivers an exceptional living experience combining the advantages of small-town governance with proximity to Austin's world-class amenities.
Established in the 1950s and thoughtfully developed over decades, Rollingwood has evolved into one of Austin's most consistently coveted luxury addresses. The neighborhood's defining characteristics include magnificent heritage oak trees, gently winding streets with minimal traffic, and an atmosphere of refined tranquility that feels worlds away from urban congestion while remaining remarkably accessible.
Located within the prestigious 78746 zip code—consistently ranked among Austin's most valuable real estate markets—Rollingwood provides strategic access to major transportation arteries including MoPac Expressway (Loop 1) and key thoroughfares. This connectivity creates effortless commutes to downtown (under 10 minutes), The Domain's technology corridor (approximately 15 minutes), and Austin's expanding employment centers.
Rollingwood's exceptional location adjacent to Zilker Park's 350-acre recreational paradise offers residents immediate access to Austin's crown jewel of outdoor amenities, including the iconic Barton Springs Pool, extensive trail systems, and open recreation areas. This proximity to nature coupled with a 4-mile distance to downtown's vibrant entertainment and dining creates an unparalleled lifestyle balance increasingly sought by discerning homebuyers.
For families, Rollingwood's location within the exceptional Eanes Independent School District—consistently ranked among Texas' academic elite—provides educational advantages that significantly enhance both quality of life and property values. Keenan Group at Compass Real Estate's analysis of comparable luxury neighborhoods consistently identifies Rollingwood's combination of premier schools, central location, and independent governance as creating both exceptional living experience and superior long-term investment performance.
Rollingwood's housing landscape represents the epitome of luxury Austin living, with an impressive diversity of architectural styles. The neighborhood showcases everything from completely renovated mid-century ranches from the 1950s and 60s to stunning contemporary custom homes and traditional Texas Hill Country estates.
Many original homes have been dramatically transformed with modern open-concept layouts, featuring soaring ceilings, walls of windows to capture natural light, and seamless indoor-outdoor living spaces. The newer custom constructions typically include gourmet kitchens with professional-grade appliances, primary suites that rival luxury hotels, and thoughtfully designed outdoor entertaining areas complete with summer kitchens and pools.
Common architectural elements include natural stone and brick exteriors, standing seam metal roofs, custom millwork, and designer lighting fixtures. Inside, you'll find high-end finishes like quartz or marble countertops, wide-plank hardwood floors, and custom built-ins. Many homes include multi-car garages, guest houses, and smart home technology integrated throughout.
Rollingwood represents one of Austin's most stable and appreciating luxury real estate markets, with historical data revealing extraordinary long-term value growth. An extensive analysis of property transactions spanning 25 years shows median home values have increased from approximately $500,000-$700,000 in the early 2000s to consistently exceeding $2.5 million today—a remarkable appreciation trajectory that outpaces many prestigious Austin neighborhoods.
The Rollingwood luxury home market maintains consistently limited inventory, creating a perpetual seller's advantage that supports strong pricing power. Price per square foot metrics have evolved significantly, from under $200/sqft in the early 2000s to now averaging $730-$750/sqft for updated properties, with premium new construction and renovated estates frequently commanding $900-$1,100/sqft.
Property value appreciation in Rollingwood demonstrates exceptional resilience through multiple market cycles, including the 2008 housing crisis and the pandemic-era adjustments. Since 2000, the neighborhood has recorded value increases exceeding 300% for many properties, making it one of Austin's strongest long-term real estate investment corridors. Keenan Group at Compass Real Estate's proprietary market analysis identified multiple properties showing 400%+ appreciation, including a notable Vance Lane property that appreciated 437% between its 2007 and 2024 transactions.
This strong appreciation stems from Rollingwood's unique combination of:
Extremely limited developable land within its boundaries
Eanes ISD school excellence driving persistent family demand
Proximity to downtown Austin's employment and entertainment centers
Protected viewsheds and mature tree canopy
Independent municipal governance allowing responsive community planning
Keenan Group at Compass Real Estate's forward market analysis projects continued strong demand for Rollingwood real estate, with three primary investment categories showing particular promise:
Original homes on premium lots - Properties presenting renovation/rebuild opportunities on larger parcels (0.4+ acres) offer significant upside potential as luxury buyers increasingly prioritize outdoor living space.
Recently renovated turnkey properties - Homes with sophisticated updates completed within 3-5 years that need minimal refreshing command substantial premiums from time-constrained executives and relocation buyers.
New construction with distinctive architecture - Contemporary and transitional design homes with premium finishes and smart home technology achieve the highest price points, especially those offering single-level living options.
Historical transaction patterns show Rollingwood properties typically change hands every 12-18 years on average, reflecting the neighborhood's stability and homeowner satisfaction. This creates a specialized market knowledge requirement that Keenan Group at Compass Real Estate has developed through decades of transaction experience in this specific submarket.
Many luxury properties in Rollingwood transfer through private, off-market transactions. These exclusive opportunities often represent the most desirable homes and locations. Keenan Group at Compass Real Estate provides Rollingwood buyers privileged access to these private opportunities through established professional networks including Luxury League, Compass Austin Luxury Advisors, Austin Luxury Network, and cultivated relationships with area homeowners.
Rollingwood's buyer profile has evolved to include successful tech entrepreneurs, physicians, attorneys, financial services executives, and business owners seeking both quality of life and strong real estate appreciation potential. With Eanes ISD consistently ranking among Texas' top school districts, family buyers representing 65-70% of Rollingwood purchases consider the educational investment a primary motivation alongside the real estate value proposition.
Rollingwood offers generous lot sizes ranging from 0.25 to over 1 acre, with most properties sitting on approximately half-acre parcels. This spaciousness creates a sense of privacy and allows for substantial outdoor living areas, pools, and landscaped gardens.
The neighborhood aesthetic is defined by its mature tree canopy, with magnificent live oaks, cedar elms, and cypress trees creating a lush, park-like setting. Many streets don't have sidewalks, contributing to the area's natural, relaxed feel, while careful landscaping with native plants, stone walls, and thoughtfully designed outdoor lighting enhances the neighborhood's sophisticated ambiance.
Rollingwood's topography includes gentle hills that provide some homes with captivating views of downtown Austin's skyline or the peaceful natural surroundings. The overall effect is one of established elegance—a neighborhood that has grown more beautiful with time, where architectural diversity is unified by quality craftsmanship and respect for the natural landscape.
Despite its residential nature, Rollingwood's strategic location provides easy access to some of Austin's finest dining experiences:
Jeffrey's – Just minutes away in Clarksville, this iconic fine-dining establishment offers impeccable service and classic American cuisine with French influences.
Clark's Oyster Bar – A short drive into neighboring Westlake provides access to this chic seafood restaurant known for its fresh oysters and upscale coastal fare.
Sammie's Italian – Recently opened by the McGuire Moorman Hospitality group, this red-sauce Italian joint offers classic dishes in an elegant setting.
Uchi – World-renowned sushi and Japanese fusion, just a short drive away on South Lamar.
Grove Wine Bar & Kitchen – A local favorite in nearby Westlake for its excellent wine selection and upscale comfort food in a casual setting.
Zocalo Cafe – A neighborhood gem offering authentic interior Mexican cuisine.
Tiny Boxwoods – A charming café serving fresh, seasonal fare in a beautiful garden setting.
Coffee enthusiasts appreciate easy access to specialty shops like Medici Roasting and Stouthaus Coffee. For everyday conveniences, Rollingwood is minutes from multiple grocery options including Trader Joe's, Central Market, and the flagship Whole Foods Market downtown.
Rollingwood's prime location adjacent to Zilker Park gives residents front-door access to Austin's crown jewel of outdoor recreation:
Zilker Park – 350 acres of green space featuring the iconic Barton Springs Pool, botanical gardens, hike and bike trails, canoe/kayak rentals, and host to major events like ACL Music Festival.
Lady Bird Lake – Just minutes away, offering 10 miles of hike and bike trails, kayaking, paddleboarding, and rowing.
Barton Creek Greenbelt – Over 12 miles of trails with swimming holes, rock climbing walls, and mountain biking paths.
Rollingwood Park – The neighborhood's own 3-acre park with tennis courts, playgrounds, and picnic areas.
Cultural attractions within easy reach include:
ZACH Theatre – Texas's longest-running theatre company, offering world-class productions.
Long Center for the Performing Arts – Home to the Austin Symphony, Ballet, and Opera companies.
Umlauf Sculpture Garden – A serene outdoor museum showcasing the work of American sculptor Charles Umlauf.
For shopping, residents enjoy proximity to:
Westbank Market – A convenience center with specialty shops and services.
Barton Creek Square Mall – A major shopping destination with premium retailers.
Downtown Austin – Featuring boutiques, galleries, and specialty stores.
South Congress (SoCo) – Iconic Austin shopping district with unique local businesses.
Rollingwood is served by the highly acclaimed Eanes Independent School District, consistently ranked among the top districts in Texas and the nation:
Eanes Elementary School – Exemplary-rated campus with strong parental involvement and specialized programs in science, technology, and the arts.
Hill Country Middle School – Known for exceptional academics and extensive extracurricular offerings in athletics, fine arts, and STEM.
Westlake High School – A nationally recognized school consistently ranked in the top 1% of U.S. high schools, known for academic excellence, championship athletics, and outstanding college preparation. Westlake boasts numerous National Merit Scholars annually, championship sports teams, and graduates who excel at top universities nationwide.
For families considering private education, Rollingwood offers convenient access to prestigious options including:
St. Andrew's Episcopal School – Rigorous college prep with a whole-child approach.
Trinity Episcopal School – Known for its international focus and strong community.
St. Stephen's Episcopal School – A boarding and day school with an exceptional academic reputation.
St. Michael's Catholic Academy – College preparatory education in the Catholic tradition.
Rollingwood's central location is one of its greatest assets, offering some of the most convenient commutes in the Austin area:
Downtown Austin – Just 10 minutes (3-4 miles) via MoPac or Barton Springs Road.
Austin-Bergstrom International Airport – Approximately 20 minutes (13 miles) via TX-71.
The Domain & Tech Corridor – 15-20 minutes (9 miles) via MoPac.
University of Texas – 12-15 minutes (5 miles) via MoPac.
Dell Medical School – 10 minutes (4 miles).
While the neighborhood is primarily accessible by car, it does offer some walkability to Zilker Park and is cyclist-friendly. Public transportation options include CapMetro bus routes along nearby major corridors, connecting to downtown and the broader Austin area.
Rollingwood's distinguished history as an independent municipality began with its incorporation in 1955, emerging from a visionary plan to create an exclusive residential sanctuary combining privacy and natural beauty with proximity to downtown Austin. This unique independence has allowed Rollingwood to maintain strict zoning standards and preserve its distinctive character through decades of Austin's expansion.
The community's evolution presents a fascinating study in deliberate development, transitioning from its original mid-century character to today's blend of architectural diversity while maintaining the neighborhood's foundational qualities. Rollingwood's commitment to maintaining its mature tree canopy, generous lot sizes, and residential-focused zoning has created one of Central Texas's most stable and desirable luxury communities.
Rollingwood's civic structure provides substantial advantages to residents. As an incorporated city with its own mayor and city council, the community maintains:
Dedicated police services resulting in response times averaging under 3 minutes
Focused infrastructure investments, including recent drainage and road improvements
Specialized municipal services tailored to resident preferences
Disciplined development oversight protecting property values
Community-driven governance responsive to resident priorities
This governance independence has allowed Rollingwood to resist over-development while making strategic improvements enhancing livability and property values.
The community culture reflects a sophisticated balance of privacy and connection. The Rollingwood Women's Club serves as a central social institution, organizing cherished annual traditions including:
The Independence Day Parade and Picnic (a 50+ year tradition)
Holiday Gathering with ceremonial tree lighting
Spring Easter Egg Hunt bringing together multiple generations
Seasonal social events fostering meaningful neighbor connections
This cultural foundation creates Rollingwood's distinctive sense of belonging, where residents develop multi-generational relationships that enhance quality of life and contribute to the community's remarkable stability.
Rollingwood's community ethos combines respect for privacy with genuine neighborly connection. Residents frequently describe the neighborhood as offering "the perfect balance"—prestigious without pretension, exclusive yet welcoming, and sophisticated while maintaining authentic community spirit. This social environment has translated into exceptional residential retention, with the average homeowner remaining in Rollingwood significantly longer than comparable luxury neighborhoods.
The Keenan Group's deep understanding of Rollingwood's community dynamics provides clients with invaluable insights beyond property features. This cultural knowledge ensures both buyers and sellers make informed decisions aligned with their lifestyle preferences and community expectations.
Western Hills Athletic Club – A neighborhood institution providing tennis programs, swimming, and fitness facilities.
Deep Eddy Cabaret – One of Austin's oldest and most beloved dive bars, just minutes away.
Westbank Farmers Market – A weekly gathering offering fresh local produce and artisanal goods.
Mozart's Coffee Roasters – A short drive away on Lake Austin, offering lakefront views and live music.
Westbank Dry Cleaning – Known for exceptional service and environmentally friendly practices.
Breed & Co. – A renowned hardware and gift store serving the community for generations.
The nearby Westlake area also provides everyday conveniences including medical offices, veterinary services, salons, and specialty shops, all within minutes of Rollingwood homes.
Rollingwood represents one of Austin's most stable long-term real estate investments. The combination of large lot sizes, exceptional schools, central location, and limited housing inventory creates consistent demand and historically strong appreciation.
Luxury rental properties in Rollingwood typically command $5,000-$10,000+ monthly, with strong interest from relocating executives, medical professionals, and families building or renovating homes in the area. The rental market remains tight, with few properties available and quick leasing periods.
Short-term rentals (Airbnb/VRBO) are strictly regulated within Rollingwood city limits, with permits required and significant restrictions in place. However, for permitted properties, the neighborhood's proximity to events like ACL Festival, SXSW, and Formula 1 can generate substantial income during peak seasons.
For investors, the most compelling opportunities typically involve purchasing older homes for significant renovation or rebuilding. These projects can yield substantial returns when executed with attention to the neighborhood's architectural standards and luxury expectations.
EXCLUSIVE ACCESS TO OFF-MARKET PROPERTIES: Many homes in Rollingwood sell off-market as private exclusives, never appearing on public listings. Keenan Group at Compass Real Estate can help uncover these exclusive opportunities through our private networks and membership with Luxury League, Compass Austin Luxury Advisors, Austin Luxury Network, Clubhouse.com, and our extensive connections with Austin's premier Realtor colleagues.
After facilitating numerous successful Rollingwood transactions, Keenan Group at Compass Real Estate has developed a proprietary approach for buyers seeking to secure properties in this competitive market:
Pre-Purchase Positioning
Establish financing strength with local lenders familiar with Rollingwood's unique property characteristics
Complete a comprehensive pre-purchase consultation with Keenan Group to define your specific Rollingwood property requirements
Develop a clear understanding of Rollingwood's distinct sections and how location impacts both lifestyle and investment potential
Off-Market Advantage Strategy
Access Keenan Group's proprietary database of Rollingwood homeowners considering future sales
Leverage our Compass Private Exclusives platform for early access to Rollingwood properties before public marketing
Benefit from Joe & Cara Keenan's extensive Austin luxury market connections to secure first-look opportunities
Property Evaluation Expertise
Utilize our specialized Rollingwood property assessment framework to identify hidden value potential
Access Keenan Group's network of Rollingwood-experienced inspectors, contractors, and architects for accurate renovation/expansion assessments
Receive property-specific flood zone, drainage, and infrastructure analysis essential for Rollingwood's varied topography
Rollingwood-Specific Due Diligence
Navigate Rollingwood's independent municipal regulations with our specialized permitting and building code knowledge
Access historical property records and improvement documentation through our comprehensive research protocols
Receive Eanes ISD school placement and attendance zone verification for your specific property interest
Negotiation & Transaction Management
Implement our data-driven Rollingwood competitive offer strategy, calibrated quarterly based on current market dynamics
Benefit from our established relationships with Rollingwood's most active listing agents
Experience our white-glove transaction coordination, including Rollingwood-specific municipal inspection facilitation
Selling a Rollingwood property requires specialized marketing and positioning to achieve premium pricing. Our proven approach includes:
Pre-Marketing Property Enhancement
Receive custom pre-listing enhancement recommendations based on current Rollingwood buyer preferences
Access our network of Rollingwood-experienced staging professionals, photographers, and contractors
Implement our proprietary exterior enhancement strategy that addresses Rollingwood's mature tree canopy and natural setting
Strategic Timing & Positioning
Benefit from our seasonal Rollingwood market analysis to identify optimal listing windows
Implement property-specific timing strategies aligned with Eanes ISD enrollment periods when appropriate
Utilize our luxury positioning framework developed specifically for Rollingwood's high-net-worth buyer demographic
Targeted Marketing Amplification
Showcase your property through Compass' exclusive Rollingwood buyer network
Implement geo-targeted digital marketing to corporations actively relocating executives to Austin
Access Luxury League and Compass Austin Luxury Advisor networks for pre-launch property exposure
Private Marketing Considerations
Evaluate off-market selling advantages through our confidential market assessment
Access our private database of pre-qualified Rollingwood-focused buyers
Implement our "Coming Soon" strategy with targeted pre-marketing to maximize early interest
Negotiation & Transaction Excellence
Benefit from our data-driven price anchoring strategy based on historical Rollingwood comparable sales
Receive offer evaluation guidance utilizing our proprietary buyer qualification framework
Experience seamless closing management with our specialized Rollingwood transaction timeline
With over $500 million in Austin luxury real estate transactions, including numerous Rollingwood properties, Keenan Group at Compass Real Estate brings unparalleled expertise to your real estate experience. Our specialized knowledge of Rollingwood's nuanced market dynamics, from architectural preferences to lot value variations, ensures optimal outcomes for both buyers and sellers.
Keenan Group's concierge-level service extends from initial consultation through years of post-transaction support, creating relationships that span generations. Our comprehensive market research, property valuation expertise, and strategic negotiation approach deliver measurable advantages in this competitive market.
Cara & Joe are dedicated to helping you find your dream home and assisting with any selling needs you may have. Contact us today to start your home searching journey!
