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#1 Austin Board of Realtors Team 2024#1 Austin Board of Realtors Team 2024Loading
Real experiences from buyers and sellers in this neighborhood
True professionals. Joe Keenan at Keenan Group at Compass Real Estate and his team make sure every aspect of the process is as easy and consistent as possible. He understood what we were looking for and made sure we were best positioned to buy our new home. When he promised something would be taken care of, it was. When we called him, he answered. When we emailed him a question, he answered it. He is our Realtor and will continue to be. Our experience with Keenan Group at Compass Real Estate could not be more positive. Highly recommend.
Richard Yax
Repeat Buyer in Austin, TX
Joe Keenan and Cara Keenan have helped me purchase two homes thus far, and both experiences have been excellent. They have a knack for understanding what their customer is really looking for and presenting numerous viable options. I will be working with them again in the future.
| Metric | Rollingwood | Rollingwood Average |
|---|---|---|
| Median Sold Price (12M) | $2.47M | — |
| Avg Days on Market | 81 days | — days |
| Sale-to-List Ratio | 91.8% | — |
| Price per Sq Ft | $751 | $— |
| Active Listings | 6 | 2 |
| Homes Sold (12M) | 10 | 0 |
| Months of Supply | 7.2 | — |
Data as of . Source: Keenan Group at Compass Real Estate, Austin MLS (ACTRIS). Benchmark reflects the citywide market cohort labeled above.
School district: Eanes ISD
| School | Type | Grades | Rating | Distance |
|---|---|---|---|---|
| Adult Transition Services | Alternative/Other | 12-12 | — | 0.7 mi |
| Hill Country Middle School | Regular | 6-8 | A+ | 0.8 mi |
| Ypw Spanish Immersion School | Special Program Emphasis | PK-KG | — | 1.0 mi |
| Cedar Creek Elementary School | Regular | KG-5 | A | 1.0 mi |
| Casa Montessori Child Development Center | Montessori | PK-KG | — | 1.1 mi |
| Trinity Episcopal School of Austin | Regular | PK-8 | — | 1.2 mi |
| O. Henry Middle School | Regular | 6-8 | B | 1.2 mi |
| Austin High School | Regular | 9-12 | B+ | 1.4 mi |
Source: ATTOM Data, U.S. Census. Reported at the neighborhood/community level.
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Rollingwood (you are here) | $2.47M | Eanes ISD | 78746 | 6 |
| Westlake Hills | $2.35M | Eanes ISD | 78746 | 17 |
| Davenport Ranch | $2.06M | Eanes ISD | 78746 | 7 |
| Rob Roy | $2.41M | Eanes ISD | 78746 | 6 |
| Austin Country Club | $1.33M | Eanes ISD | 78746 | 3 |
Last updated
Frank J. Suglia
Repeat Buyer in Austin, TX
Cara Keenan and Joe Keenan made the selling and closing of our house super-easy!
Gretchen Yax
Seller in Austin, TX
58 Austin neighborhood guides with pricing and lifestyle
An incorporated city of 1,600 in 78746 with Eanes ISD schools, Zilker Park next door, and a 5-10 minute commute to downtown Austin.
#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold
Written by Joe and Cara Keenan — serving Rollingwood and Eanes ISD families for 25+ years.
Austin Neighborhood Guide
Rollingwood homes for sale in 78746. Eanes ISD, population 1,600, Zilker Park proximity, under 10 min to downtown. Scarcity pricing — typically 1-2 active listings.
Rollingwood in 78746 has a median home price around $2.47M. Zoned to Eanes ISD. 6 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 $2.47M+ opportunities in Rollingwood.
Lifestyle Fit
Eanes ISD (78746) helps anchor school-driven search and day-to-day livability.
Seller Fit
6 active listings means pricing precision and premium positioning matter for faster offer quality.
Keenan Group Authority
Rollingwood is 5-10 minutes from downtown Austin via MoPac or Bee Caves Road. This makes it the shortest Eanes ISD commute available — closer to downtown than any other Eanes ISD community including Westlake Hills (10-15 min) and Rob Roy (15-20 min).
Rollingwood is served by Eanes ISD. Students attend Rollingwood Elementary, Hill Country Middle School, and Westlake High School (ranked in the national top 50). This is the same school path as Westlake Hills.
Rollingwood is an independent incorporated city within the Austin metro area, located in ZIP code 78746. It has its own city government, police department, and zoning authority, separate from the City of Austin. The property tax rate is lower than Austin city limits.
Rollingwood is an incorporated city of approximately 1,600 residents within Austin's 78746 ZIP code, located between Zilker Park and Bee Caves Road. It is 5-10 minutes from downtown Austin, making it the closest Eanes ISD community to the urban core. The city has its own government, police force, and zoning authority, independent from the City of Austin. Residents share the Eanes ISD school path with Westlake Hills (Rollingwood Elementary, Hill Country Middle, Westlake High). Zilker Park, Barton Springs Pool, and the Barton Creek Greenbelt are essentially in the backyard. Current market context: median sold price $2.5M, 6 active listings, and 10 trailing-12-month closed sales.
Source: Written by Joe and Cara Keenan — serving Rollingwood and Eanes ISD families for 25+ years.
Map & Boundary
Active Listings
6
Rollingwood wins on scarcity, schools, and proximity. It is the only Eanes ISD community where you can walk to Zilker Park and drive downtown in under 10 minutes. That three-way combination — top-rated schools, park adjacency, and a short commute — does not exist anywhere else in Austin at any price.
With a population of 1,600 and typically 1-3 homes on the market at any given time, Rollingwood is pure supply-constrained pricing. Many transactions happen off-market through agent networks before a listing goes active on MLS. Families who move in tend to stay through the full K-12 Eanes path, which means turnover is low and competition for available homes is intense.
Where Rollingwood buyers and residents actually eat — from date night to weeknight favorites.
| Name | Cuisine / Type | Price | Highlights | Last verified |
|---|---|---|---|---|
Uchi 801 S Lamar Blvd, Austin, TX 78704 | Japanese | $$$$ |
| 2026-03-27 |
Odd Duck 1201 S Lamar Blvd, Austin, TX 78704 | New American | $$$ |
Trails and outdoor activities that buyers and locals ask about most.
| Name | Highlights |
|---|---|
Barton Creek Greenbelt - Gus Fruh Access 2642 Barton Hills Dr, Austin, TX 78704 |
|
Barton Creek Greenbelt - Spyglass Trailhead 1601 Spyglass Dr, Austin, TX 78746 |
|
Family favorites, date night ideas, and local experiences close to the neighborhood.
| Name | Highlights |
|---|---|
Barton Springs Pool |
|
Zilker Botanical Garden |
|
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Listings | Guide |
|---|---|---|---|
RollingwoodCurrent | $2.5M | 6 | You're here |
| $2.4M | 17 | View Guide | |
| $2.1M | 7 | View Guide | |
| $2.4M | 6 | View Guide | |
| $1.3M | 3 | View Guide |
Prices based on trailing 12-month polygon-based market data. Contact Keenan Group for a personalized comparison.
14 transactions totaling $22.62M | Avg list price $1.62M
| Address | List Price |
|---|---|
| 18 Cousteau Ln | $2.95M |
| 403 Graciosa Cv | $4.20M |
| 5620 Clarion Cv | $2.65M |
| 1804 Capital Pkwy Unit #17 | $505K |
Both share Eanes ISD and the 78746 ZIP. Rollingwood is smaller (1,600 residents vs. 3,400+), closer to Zilker Park, and has a 5-10 minute downtown commute vs. 10-15 for Westlake. Westlake has 10x more inventory, more Hill Country elevation, and a broader price range. Rollingwood is the choice for families who prioritize proximity and small-town community. Full comparison: /the-source/rollingwood-or-westlake-hills-choosing-your-78746-luxury-home
Families focused on Eanes ISD typically also look at Westlake Hills (larger inventory, Hill Country views), Rob Roy (Lake Austin access, estate lots), Barton Creek (golf communities with Eanes overlap in some enclaves), and Lost Creek (established 1980s homes on Lost Creek's winding roads). Rollingwood stands out for park proximity and the shortest Eanes ISD commute to downtown.
The teardown-to-rebuild cycle is active in Rollingwood. Buyers are paying $1.5M-$2M for original-condition homes specifically for the lot, then investing $1.5M-$3M in custom builds. The flat lot profile in Rollingwood makes construction more predictable and often $50-100K cheaper than Westlake Hills' hillier terrain. This cycle has lifted Rollingwood's comparable values and narrowed the gap with Westlake Hills.
Yes, from many Rollingwood streets. The eastern edge of the city is a short walk to Zilker Park's western entrance, and the Barton Creek Greenbelt Gus Fruh entrance sits on the southern edge of the neighborhood. By bike, most Rollingwood homes are 5-10 minutes from Barton Springs Pool. This park proximity is one of the main reasons buyers choose Rollingwood over other Eanes ISD communities.
The Keenan Group is the #1 Austin Board of Realtors Team (2024) with 25+ years serving Eanes ISD families. In a market with 1-3 listings at any time, off-market access is critical — and our Compass Private Exclusives network and direct homeowner relationships surface Rollingwood opportunities before they go public. Contact us at (512) 415-7653.
The live Rollingwood MLS market snapshot shows a median sold price of $2.5M, 6 active listings, 81 days average days on market, and $751 average sold price per square foot, based on 10 closed sales in the trailing 12-month market dataset.
Sales-through should be read with inventory and pricing together: 10 trailing-12-month closed sales, 2 pending listings, 7.2 months of supply, and a 92% sale-to-list ratio.
Rollingwood is 5-10 minutes from downtown Austin. That makes it the shortest Eanes ISD commute in the metro — a distinction that matters for dual-income families who need to be at a desk by 8:30 AM. The city sits along the Bee Caves Road / Rollingwood Drive corridor with quick access to MoPac southbound and Loop 360.
Rollingwood feels like a neighborhood that time forgot. Kids ride bikes to friends' houses, everyone knows the mail carrier, and the annual Fourth of July parade is the biggest event on the calendar. The lots are generous, the trees are old, and the pace is quiet — all within a 5-minute drive of downtown Austin.
The combination of Eanes ISD schools, Zilker Park adjacency, and a 5-minute downtown commute in a community of 1,600 is genuinely unique. No other Austin neighborhood replicates this formula.
Rollingwood buyers almost always compare with Westlake Hills, Zilker, Barton Hills, and Tarrytown. The decision comes down to school district, park access, and inventory availability.
Rollingwood is 5-10 minutes from downtown Austin via MoPac or Bee Caves Road. This makes it the shortest Eanes ISD commute available — closer to downtown than any other Eanes ISD community including Westlake Hills (10-15 min) and Rob Roy (15-20 min).
Rollingwood is served by Eanes ISD. Students attend Rollingwood Elementary, Hill Country Middle School, and Westlake High School (ranked in the national top 50). This is the same school path as Westlake Hills.
Rollingwood is an independent incorporated city within the Austin metro area, located in ZIP code 78746. It has its own city government, police department, and zoning authority, separate from the City of Austin. The property tax rate is lower than Austin city limits.
Both share Eanes ISD and the 78746 ZIP. Rollingwood is smaller (1,600 residents vs. 3,400+), closer to Zilker Park, and has a 5-10 minute downtown commute vs. 10-15 for Westlake. Westlake has 10x more inventory, more Hill Country elevation, and a broader price range. Rollingwood is the choice for families who prioritize proximity and small-town community. Full comparison: /the-source/rollingwood-or-westlake-hills-choosing-your-78746-luxury-home
Families focused on Eanes ISD typically also look at Westlake Hills (larger inventory, Hill Country views), Rob Roy (Lake Austin access, estate lots), Barton Creek (golf communities with Eanes overlap in some enclaves), and Lost Creek (established 1980s homes on Lost Creek's winding roads). Rollingwood stands out for park proximity and the shortest Eanes ISD commute to downtown.
The teardown-to-rebuild cycle is active in Rollingwood. Buyers are paying $1.5M-$2M for original-condition homes specifically for the lot, then investing $1.5M-$3M in custom builds. The flat lot profile in Rollingwood makes construction more predictable and often $50-100K cheaper than Westlake Hills' hillier terrain. This cycle has lifted Rollingwood's comparable values and narrowed the gap with Westlake Hills.
Yes, from many Rollingwood streets. The eastern edge of the city is a short walk to Zilker Park's western entrance, and the Barton Creek Greenbelt Gus Fruh entrance sits on the southern edge of the neighborhood. By bike, most Rollingwood homes are 5-10 minutes from Barton Springs Pool. This park proximity is one of the main reasons buyers choose Rollingwood over other Eanes ISD communities.
The Keenan Group is the #1 Austin Board of Realtors Team (2024) with 25+ years serving Eanes ISD families. In a market with 1-3 listings at any time, off-market access is critical — and our Compass Private Exclusives network and direct homeowner relationships surface Rollingwood opportunities before they go public. Contact us at (512) 415-7653.
|
| 2026-03-27 |
Jeffrey's 1204 W Lynn St, Austin, TX 78703 | French-American | $$$$ |
| 2026-03-27 |
Loro 2115 S Lamar Blvd, Austin, TX 78704 | Asian Smokehouse | $$ |
| 2026-03-27 |
Lenoir 1807 S 1st St, Austin, TX 78704 | New American / Wine Garden | $$$ |
| 2026-03-27 |
El Alma 1025 Barton Springs Rd, Austin, TX 78704 | Contemporary Mexican | $$$ |
| 2026-03-27 |
Salt Traders Zilker 1101 S MoPac Expy, Austin, TX 78746 | Coastal Seafood | $$ |
| 2026-03-27 |
Juliet Italian Kitchen 1500 Barton Springs Rd, Austin, TX 78704 | Italian | $$ |
| 2026-03-27 |
Chuy's (Original) 1728 Barton Springs Rd, Austin, TX 78704 | Tex-Mex | $$ |
| 2026-03-27 |
Matt's El Rancho 2613 S Lamar Blvd, Austin, TX 78704 | Tex-Mex | $$ |
| 2026-03-27 |
Paperboy South 1401 S Lamar Blvd, Austin, TX 78704 | Brunch / New American | $$ |
| 2026-03-27 |
The Grove Wine Bar & Kitchen 6317 Bee Caves Rd, Austin, TX 78746 | New American / Wine Bar | $$ |
| 2026-03-27 |
Oria Mediterranean 1530 Barton Springs Rd, Austin, TX 78704 | Mediterranean | $$ |
| 2026-03-27 |
P. Terry's (Barton Springs & Lamar) 404 S Lamar Blvd, Austin, TX 78704 | Burgers | $ |
| 2026-03-27 |
Barton Creek Greenbelt - Sculpture Falls 3918 S MoPac Frontage Rd, Austin, TX 78704 |
|
Zilker Park Trail Network 2100 Barton Springs Rd, Austin, TX 78704 |
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Ann and Roy Butler Hike-and-Bike Trail Access via Zilker Park, 2100 Barton Springs Rd, Austin, TX 78704 |
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Barton Springs Pool 2201 Barton Springs Rd, Austin, TX 78746 |
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Rollingwood Park & Trails 403 Nixon Dr, Rollingwood, TX 78746 |
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Zilker Eagle Miniature Train |
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Rowing Dock (Lady Bird Lake) |
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Alamo Drafthouse South Lamar |
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UMLAUF Sculpture Garden + Museum |
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Butler Pitch & Putt |
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Zilker Hillside Theater |
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South Lamar Shopping & Boutiques |
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Sway Thai (Bee Caves Road) |
|
| Eanes Elementary School | Regular | KG-5 | A+ | 1.4 mi |
| Westlake High School | Regular | 9-12 | A+ | 1.5 mi |
| 409 Vale St | $2.50M |
| 1805 Congressional Cir | $725K |
Showing 6 of 14 sales in Rollingwood. View all
Browse current listings in Rollingwood. Updated daily from Austin MLS.
Austin, TX 78746
Rollingwood Park Estates Sec 2
MLS# 1897518 • Courtesy of ACTRIS
$10,500,000
$1,576/sqft
Austin, TX 78746
Rollingwood
MLS# 6886384 • Courtesy of ACTRIS
$5,365,000
$899/sqft
Rollingwood, TX 78746
ROLLINGWOOD WESTLAKE Henry P Hill League
MLS# 1061051 • Courtesy of ACTRIS
$4,595,000
$1,219/sqft
Austin, TX 78746
Rollingwood Sec 02
MLS# 1571446 • Courtesy of ACTRIS
$3,500,000
$963/sqft
West Lake Hills, TX 78746
RIDGEWOOD VILLAGE | ROLLINGWOOD | WEST LAKE HILLS
MLS# 1925926 • Courtesy of ACTRIS
$999,000