Premier Austin TX Neighborhood
Rollingwood Austin TX: The Definitive Neighborhood Guide to Luxury Homes & Real Estate
Discover luxury living in Austin's exclusive enclave with expansive lots, custom homes, and independent governance, all just 10 minutes from downtown. Your most comprehensive resource for Rollingwood real estate, homes for sale, vibrant culture, and lifestyle in Austin, Texas.
Find Your Dream Home in Rollingwood
In This Comprehensive Rollingwood Guide:
Defining Rollingwood: Location, Prestige, and Unique Character
Rollingwood stands as an exclusive residential sanctuary, an incorporated city strategically positioned in Travis County between the vibrant Zilker Park and the prestigious Westlake Hills. This coveted 78746 zip code is synonymous with Austin luxury homes, characterized by expansive lots, architecturally significant custom residences, and the distinctive advantage of independent municipal governance. With a close-knit population of approximately 1,467 to 1,600 residents, Rollingwood offers an unparalleled lifestyle that masterfully blends serene, natural surroundings with convenient urban access, all within a mere 10-minute drive of Austin's dynamic core.
Rollingwood At a Glance
| Metric |
Details |
| Zip Code |
78746 |
| Schools |
Eanes ISD: Eanes Elementary, Hill Country Middle, Westlake High |
| Median Home Price (2025) |
$2,667,500 |
| Average Home Price (2025) |
$3,294,786 |
| Distance to Downtown Austin |
Under 10 minutes (3-4 miles) |
| Typical Lot Sizes |
0.25 to over 1 acre |
| Incorporated |
1955 (Village), 1963 (Municipality) |
| Population (approx.) |
1,467 - 1,600 |
ACCESS EXCLUSIVE ROLLINGWOOD 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, and Clubhouse.com
- And our extensive connections with Austin's premier Realtor colleagues
The Rollingwood real estate market stands as one of Austin's most resilient and consistently appreciating luxury enclaves. Its unique combination of limited inventory, top-tier schools, prime location, and independent governance creates an environment of sustained demand and long-term value growth.
Current Market Dynamics: Rollingwood (78746) Snapshot (2025)
As of Spring 2025, the Rollingwood market continues to demonstrate characteristics that set it apart from the broader Austin area. For the period of January 1, 2025, to May 28, 2025, Rollingwood saw 7 closed sales. The median sold price for this period was $2,667,500, with an average sold price of $3,294,786. Homes sold at a median of $820.46 per square foot, indicating continued strong value in this prestigious market.
$2.67M
Median Home Price (2025 YTD)
$820
Price Per Sq Ft (Median)
40
Days on Market (Median)
Key Market Drivers in Rollingwood
- Limited Land & Inventory: Scarcity of developable land within Rollingwood's established boundaries creates natural upward pressure on prices
- Eanes ISD Excellence: The nationally recognized school district ensures steady demand from families prioritizing education
- Unbeatable Location: Under 10-minute drive to downtown Austin offers unparalleled convenience
- Preserved Natural Beauty: Mature tree canopy and protected viewsheds enhance exclusivity
- Independent Municipal Governance: Local control allows responsive community planning and high service standards
The architectural landscape of Rollingwood is a captivating reflection of its evolution from a mid-century enclave to a modern luxury haven. It showcases a harmonious blend of original charm and contemporary sophistication, offering a diverse array of homes that cater to discerning tastes.
Predominant Architectural Styles
| Style |
Features |
Typical Elements |
| Renovated Mid-Century |
Transformed with modern open-concept layouts, soaring ceilings, walls of windows |
Natural light, seamless indoor-outdoor connections, updated systems |
| Contemporary Custom |
Cutting-edge design, premium finishes, smart home technology |
Quartz/marble countertops, wide-plank hardwoods, custom built-ins |
| Texas Hill Country |
Natural stone exteriors, standing seam metal roofs, rustic elements |
Custom millwork, designer lighting, covered outdoor living areas |
| Luxury Estates |
Gourmet kitchens, hotel-like primary suites, outdoor entertaining |
Summer kitchens, pools, guest houses, multi-car garages |
Rollingwood's housing landscape represents the epitome of luxury Austin living, with an impressive diversity of architectural styles. 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.
One of the most significant factors contributing to Rollingwood's desirability and strong property values is its access to exceptional educational opportunities. The neighborhood is served by the nationally acclaimed Eanes Independent School District (Eanes ISD).
Eanes Independent School District Excellence
Eanes ISD consistently ranks among the elite public school districts not only in Texas but across the nation. For 2025, Niche.com has recognized Eanes ISD as the #1 Best School District in Texas and #7 in Best School Districts in America. The Texas Education Agency (TEA) has also awarded Eanes ISD an overall "A" rating.
| School Name |
Grades |
TEA Rating |
Key Programs/Achievements |
| Eanes Elementary School |
PK-5 |
A |
Exemplary-rated; Spanish Immersion; Gifted & Talented; Apple Distinguished School |
| Hill Country Middle School |
6-8 |
A |
Ranked #3 MS in Texas; extensive extracurriculars; strong STEM programs |
| Westlake High School |
9-12 |
A |
Ranked #5 HS in TX, #19 Nationally; numerous National Merit Scholars; 99% college acceptance |
Premier Private School Alternatives
- St. Andrew's Episcopal School: Rigorous college preparatory curriculum with a "whole-child approach"
- Trinity Episcopal School: Known for its international focus and strong community
- St. Stephen's Episcopal School: Exceptional academic reputation with boarding and day options
- St. Michael's Catholic Academy: College preparatory education in the Catholic tradition
Rollingwood's strategic location provides residents with effortless access to an impressive array of dining, shopping, and cultural experiences in neighboring areas and the vibrant heart of Austin.
Neighborhood Favorites
| Restaurant |
Cuisine |
Notable Features |
| Jeffrey's |
Fine Dining |
Iconic establishment with classic American cuisine and French influences |
| Clark's Oyster Bar |
Seafood |
Chic seafood restaurant known for fresh oysters and upscale coastal fare |
| Sammie's Italian |
Italian |
Red-sauce Italian joint with classic dishes in an elegant setting |
| Uchi |
Japanese Fusion |
World-renowned sushi and Japanese fusion by award-winning chefs |
| The Grove Wine Bar & Kitchen |
Wine Bar/American |
Excellent wine selection and upscale comfort food in a casual setting |
Shopping & Groceries
- Trader Joe's (Rollingwood): Conveniently located within Rollingwood
- Central Market: Two accessible locations with gourmet selections
- Whole Foods Market (Flagship Downtown): The iconic flagship store
- Barton Creek Square Mall: Major regional mall with premium retailers
- Downtown Austin & South Congress: Minutes away for boutiques and specialty stores
Rollingwood's exceptional quality of life is significantly enhanced by its abundant access to premier outdoor recreational opportunities. The neighborhood is uniquely positioned adjacent to some of Austin's most beloved natural treasures.
Premier Outdoor Destinations
| Destination |
Key Features |
Distance |
| Zilker Metropolitan Park |
350+ acres, Barton Springs Pool, Zilker Botanical Garden, festivals |
Adjacent |
| Lady Bird Lake |
10 miles of hike and bike trails, kayaking, paddleboarding |
Minutes away |
| Barton Creek Greenbelt |
Swimming holes, rock climbing, mountain biking paths |
Adjacent |
| Rollingwood Park |
Tennis courts, playgrounds, picnic areas |
Within community |
Lake Austin Access & Water Sports
Lake Austin offers a premier destination for water-based activities, with Rollingwood residents enjoying convenient access. Public boat ramps provide easy launch points, while several marinas offer docking and rental services. Popular activities include wakeboarding, waterskiing, fishing, kayaking, and paddleboarding.
Golf Courses & Country Clubs
- Lost Creek Country Club: Premier golf and extensive racquet sports facilities
- Lions Municipal Golf Course: Historic public 18-hole course
- Barton Creek Country Club: Four award-winning golf courses
- Western Hills Athletic Club: Neighborhood institution for tennis and swimming
One of Rollingwood's most significant advantages is its exceptional accessibility and convenient commute times to key destinations throughout Austin.
Commute Times to Key Austin Destinations
| Destination |
Distance |
Average Commute Time |
| Downtown Austin |
3-4 miles |
Under 10 minutes |
| Austin-Bergstrom Airport |
13 miles |
~20 minutes |
| The Domain & Tech Corridor |
9-12 miles |
~15-25 minutes |
| University of Texas |
5 miles |
~12-15 minutes |
| Dell Medical School |
4 miles |
~10 minutes |
Major Transportation Access
- MoPac Expressway (Loop 1): Major north-south freeway for quick city access
- Barton Springs Road: Scenic route directly into downtown Austin
- Bee Cave Road: Important east-west thoroughfare to Westlake Hills
- TX-71: Crucial highway for airport and western access
The City of Rollingwood is more than just beautiful homes; it's a community with rich history, distinct culture, and unique advantages of independent municipal governance.
Founding & Development: A Legacy of Vision
The modern development of Rollingwood was largely shaped by brothers A.B. and George B. Hatley. In 1946, they acquired 300 acres from the Dellana Ranch. The community incorporated as the Village of Rollingwood in 1955, with Frank L. Scofield serving as its first mayor. A pivotal milestone occurred in May 1963 when the Village officially incorporated as a municipality.
Independent Governance & Civic Pride
Rollingwood's status as an incorporated city is a cornerstone of its identity. Governed by its own Mayor and City Council, residents benefit from dedicated city services, including the Rollingwood Police Department with impressive response times under three minutes. This local governance enables strict zoning and development ordinances designed to preserve the community's unique character.
Community Culture & Traditions
Rollingwood fosters a "close-knit small town" feel despite its proximity to Austin. The Rollingwood Women's Club, founded in 1958, organizes beloved annual events including the iconic 4th of July Parade (a tradition spanning over 50 years), Holiday Parties, and the Easter Egg-Stravaganza.
Investing in Rollingwood real estate has historically proven to be a sound decision, characterized by market stability, significant long-term appreciation, and consistent demand.
Market Stability and Long-Term Appreciation
Rollingwood consistently stands out as one of Austin's most stable and appreciating luxury real estate markets. Median home prices have more than doubled over the past decade, climbing from around $1.2 million in 2015 to over $2.6 million in early 2025. The median sold price per square foot rose from approximately $385 in 2015 to $820 in YTD 2025.
Primary Investment Categories
- Original Homes on Premium Lots: Properties on larger parcels (0.4 acres or more) present significant upside potential for renovation or rebuilding
- Recently Renovated Turnkey Properties: Homes with sophisticated updates within 3-5 years command substantial premiums
- New Construction with Distinctive Architecture: Custom-built homes with premium finishes consistently achieve the highest price points
Rental Market Analysis
The rental market caters to relocating executives and medical professionals, supporting strong rental rates typically commanding $5,000 to $10,000+ per month. However, Short-Term Rentals (STRs) are strictly prohibited in Rollingwood, preserving the residential character.
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Navigating the competitive Rollingwood real estate market requires specialized expertise and strategic approach. The Keenan Group at Compass Real Estate has a proven track record facilitating numerous successful transactions in Rollingwood.
The Keenan Group: Your Rollingwood Experts
- Unparalleled Experience: Over $800 million in Austin luxury real estate transactions
- Exclusive Off-Market Access: Extensive network and memberships in elite real estate groups
- Specialized Local Knowledge: Intricate understanding of Rollingwood's unique property characteristics
Keenan Group's Rollingwood Buyer Strategy
- Pre-Purchase Positioning: Financial preparedness with local lenders and comprehensive consultation
- Off-Market Advantage: Access to proprietary database and Compass Private Exclusives platform
- Micro-Market Education: Understanding of distinct sections and location impact on value
Keenan Group's Seller Maximum Value Strategy
- Pre-Marketing Enhancement: Customized recommendations and vetted contractor network
- Strategic Timing: Seasonal market analysis and optimal listing windows
- Luxury Positioning: Framework developed for high-net-worth buyer demographic
Schedule a Personal Rollingwood Tour
Let Joe and Cara Keenan show you the best of Rollingwood, including current listings, off-market opportunities, and insider spots that only locals know about.
Residents consistently highlight several aspects of Rollingwood that make it special, and The Keenan Group has gathered numerous testimonials from satisfied clients who've found their dream homes in this exceptional neighborhood.
★★★★★
"When we decided to build our forever home, we knew Rollingwood was where we wanted to be, but finding the right lot seemed impossible. Joe and Cara contacted owners of properties that weren't even on the market and found us the perfect half-acre with mature oaks and downtown views. Their connections with the top builders in Austin saved us months of research."
- The Bradshaw Family
★★★★★
"We inherited a mid-century Rollingwood property that needed significant updates. The Keenan Group's approach was strategic and thoughtful—they brought in an architect and builder who specialized in preserving the home's character while modernizing key areas. We received four offers within 48 hours of listing, all substantially above asking price."
- Robert and Caroline M.
★★★★★
"After 23 years in Houston, we wanted our retirement home to be in a peaceful community with easy access to culture and outdoor activities. Joe and Cara listened carefully to our priorities and focused our search on Rollingwood's single-story properties. Three years later, we still appreciate their recommendation to choose Rollingwood for its small-town feel yet proximity to everything Austin offers."
- David and Margaret S.
What Residents Love About Rollingwood
Privacy & Prestige
Rollingwood's exclusive atmosphere and larger lots create a sense of privacy and exclusivity that's increasingly rare so close to downtown Austin.
Independent Governance
As its own municipality, Rollingwood provides responsive governance with exceptional police services and controlled development.
Educational Excellence
Access to Eanes ISD, consistently ranked among Texas' top school districts, delivers an unparalleled educational experience.
What is the average home price in Rollingwood? ▼
As of early 2025, median home values in Rollingwood consistently exceed $2.5 million, with many luxury estates commanding significantly higher prices. The median sold price was $2,667,500, and the average sold price was $3,294,786 for the period January 1 to May 28, 2025. The price per square foot typically ranges from $730 for updated properties to over $1,100 for premium new construction.
What schools serve Rollingwood? ▼
Rollingwood is served by the highly acclaimed Eanes Independent School District (Eanes ISD), consistently ranked among the top districts in Texas and the nation. Students attend Eanes Elementary School, Hill Country Middle School, and Westlake High School. Westlake High School is particularly renowned, often ranked in the top 1% of U.S. high schools.
What are the advantages of Rollingwood being an independent municipality? ▼
As an incorporated city with its own mayor and city council, Rollingwood provides residents with dedicated police services (response times averaging under 3 minutes), focused infrastructure investments, specialized municipal services, disciplined development oversight that protects property values, and community-driven governance responsive to local priorities. This independence has allowed Rollingwood to maintain its distinctive charm amidst Austin's growth.
How long does it take to commute from Rollingwood to downtown Austin? ▼
Rollingwood is exceptionally close to downtown Austin, typically just 3-4 miles away. The average commute time is under 10 minutes in normal traffic conditions. This outstanding proximity, while maintaining a serene residential atmosphere, is one of Rollingwood's most valued attributes.
What are typical lot sizes in Rollingwood? ▼
Lot sizes in Rollingwood are generally expansive, typically ranging from 0.25 acres to over 1 acre. Some premium lots, particularly those sought for new construction or major renovations, can be 0.4 acres or larger, accommodating the demand for spacious outdoor living areas and privacy. This generosity in lot size is a key feature contributing to the neighborhood's open, green aesthetic.
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