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.
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.
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 |
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.
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.
Median Home Price (2025 YTD)
Price Per Sq Ft (Median)
Days on Market (Median)
Drive to Downtown
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.
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 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 |
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.
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 |
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.
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 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.
One of Rollingwood's most significant advantages is its exceptional accessibility and convenient commute times to key destinations throughout Austin.
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 |
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.
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.
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.
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.
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.
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.
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."
"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."
"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."
Rollingwood's exclusive atmosphere and larger lots create a sense of privacy and exclusivity that's increasingly rare so close to downtown Austin.
As its own municipality, Rollingwood provides responsive governance with exceptional police services and controlled development.
Access to Eanes ISD, consistently ranked among Texas' top school districts, delivers an unparalleled educational experience.
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.
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.
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.
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.
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.
The Keenan Group at Compass Real Estate specializes in luxury properties throughout Rollingwood and greater Austin. Our connections and expertise provide access to off-market opportunities and exclusive listings not available to the general public.
Phone: (512) 415-7653
Email: [email protected]
Website: TheKeenanGroup.com
Office: 4206 Venado Dr, Austin, TX 78731
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1,397 people live in Rollingwood Austin 78746, where the median age is 46.3 and the average individual income is $104,352. Data provided by the U.S. Census Bureau.
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Rollingwood Austin 78746 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 Austin 78746 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 Austin 78746 home. The population density is 2,001.6 and the largest age group is Data provided by the U.S. Census Bureau.
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There's plenty to do around Rollingwood Austin 78746, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including The halal prince, VEGG Catering, and Austin Tinkering School.
Name | Category | Distance | Reviews |
Ratings by
Yelp
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Dining | 3.5 miles | 5 reviews | 5/5 stars | |
Shopping | 3.96 miles | 5 reviews | 5/5 stars | |
Active | 4.79 miles | 13 reviews | 5/5 stars | |
Active | 4.46 miles | 74 reviews | 5/5 stars | |
Active | 2.59 miles | 6 reviews | 5/5 stars | |
Active | 4.92 miles | 7 reviews | 5/5 stars | |
Active | 3.27 miles | 8 reviews | 5/5 stars | |
Beauty | 3.8 miles | 14 reviews | 5/5 stars | |
Beauty | 1.8 miles | 8 reviews | 5/5 stars | |
Beauty | 3.09 miles | 7 reviews | 5/5 stars | |
Beauty | 3.34 miles | 12 reviews | 5/5 stars | |
Beauty | 2.81 miles | 8 reviews | 5/5 stars | |
Beauty | 3.4 miles | 8 reviews | 5/5 stars | |
Beauty | 2.46 miles | 10 reviews | 5/5 stars | |
Beauty | 2.17 miles | 8 reviews | 5/5 stars | |
Beauty | 4.19 miles | 5 reviews | 5/5 stars | |
Beauty | 2.15 miles | 9 reviews | 5/5 stars | |
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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!