Rollingwood - Homes, Schools & Neighborhood Guide
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 clients for 25+ years.
Austin Neighborhood Guide
Rollingwood Neighborhood Guide - Austin Luxury Real Estate
Rollingwood guide. An incorporated city in 78746, mostly in Eanes ISD. Half-acre lots, Westlake High, minutes to downtown. Keenan Group - $1B+ career sales.
Who are the best realtors in Rollingwood?
Joe and Cara Keenan of Keenan Group at Compass have closed 22+ home sales in Rollingwood (Keenan Group sales records, as of October 2026). Keenan Group at Compass is the #1 Austin Board of Realtors Team (2024), with $1B+ in career sales, 1,000+ transactions and 25+ years in Austin.
Source: Keenan Group sales records
Recent Keenan Group sales in Rollingwood
- 409 Vale St - sold March 2020
- 100 Riley Rd - sold March 2013
Luxury Buyer Fit Snapshot
Compare Rollingwood on price, schools, and lifestyle access before scheduling private tours.
Buyer Fit
Best for buyers evaluating current inventory depth and value pockets in Rollingwood.
Lifestyle Fit
Eanes ISD (78746) helps anchor school-driven search and day-to-day livability.
Keenan Group Authority
- ZIP codes
- 78746
- School district
- Eanes ISD
- Active listings
- 6 active listings
What is it like to live in Rollingwood?
Rollingwood is a small incorporated city in the 78746 ZIP code, between Zilker Park and Bee Caves Road just west of downtown Austin, with its own city government, police and zoning. In the 12 months ending October 27, 2026, 16 homes sold in Rollingwood at a median price of $3.76M (Keenan Luxury Market Index, from MLS closed sales). Most of Rollingwood is in Eanes ISD; confirm the assigned campuses by address. Zilker Park, Barton Springs Pool and the Barton Creek Greenbelt are minutes away.
- Incorporated city in 78746 between Zilker Park and Bee Caves Road, with its own government, police and zoning
- Mostly Eanes ISD; confirm campuses by address
- Next to Zilker Park, Barton Springs Pool and the Barton Creek Greenbelt
Source: Written by Joe and Cara Keenan - serving Rollingwood and Eanes ISD clients for 25+ years.
Trailing 12 months ending October 27, 2026 · Keenan Luxury Market Index, MLS closed sales
Rollingwood luxury homes sell at a median of $902/sqft over the trailing 12 months - one of the core micro-markets in the Keenan Luxury Market Index.
- 48
- days on market
- 91%
- of list price
- 4.5
- months supply
Schools serving Rollingwood
Share of Rollingwood inside each school's attendance zone, from the districts' published zone maps. Zones can split a street, so confirm any address with the district.
Elementary (2026-27)
Homes in Rollingwood are zoned to 2 elementary schools for 2026-27; the largest shares are Eanes Elementary (88%) and Cedar Creek Elementary (12%). Confirm by address with Eanes ISD.
| School | Share of area |
|---|---|
| Eanes Elementary | 88% |
| Cedar Creek Elementary | 12% |
Middle school (2026-27)
Homes in Rollingwood are zoned to Hill Country Middle School for 2026-27. Confirm by address with Eanes ISD.
| School | Share of area |
|---|---|
| Hill Country Middle School | 100% |
High school (2026-27)
Homes in Rollingwood are zoned to Westlake High School for 2026-27. Confirm by address with Eanes ISD.
| School | Share of area |
|---|---|
| Westlake High School | 100% |
Map & Boundary
Rollingwood Neighborhood Map
Active Listings
Rollingwood homes for sale, schools, and articles
Why Buyers Choose Rollingwood
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. Owners who move in tend to stay for many years, which means turnover is low and competition for available homes is intense.
- Eanes Elementary is the primary neighborhood school. Students continue through Hill Country Middle School and Westlake High School. A smaller section of Rollingwood feeds Austin ISD through Barton Hills Elementary, O. Henry Middle, and Austin High - verify assignment by address.
- Zilker Park and Barton Springs Pool are a 2-minute drive or short walk from most Rollingwood homes. The Barton Creek Greenbelt Gus Fruh entrance is right there.
- The independent city government controls zoning, building permits, and local services. Lower property tax rate than the City of Austin.
- Lot sizes are generous by close-in standards - many homes sit on quarter-acre or larger parcels with mature tree canopy.
Current Rollingwood Market Data
In the 12 months ending October 27, 2026, 16 homes sold in Rollingwood at a median price of $3.76M, with a median of 48 days on market and a median of $902 per square foot (Keenan Luxury Market Index, from MLS closed sales).
As of October 27, 2026, Rollingwood had 6 active and 1 pending listings, with 4.5 months of supply and a 91% sale-to-list ratio in the 12 months ending October 27, 2026.
- Median sale price, 12 months ending October 27, 2026: $3.76M
- Closed sales, 12 months ending October 27, 2026: 16
- Active listings as of October 27, 2026: 6
- Product filter: Single Family Residence only
- Price bands: review the live comp set by property type, lot, condition, and street-level position
Daily Geography in Rollingwood
Rollingwood is 5-10 minutes from downtown Austin. That makes it the shortest Eanes ISD commute in the metro - a distinction that matters for commuters 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.
- Downtown Austin: 5-10 minutes via MoPac or Bee Caves Road to Lamar. The shortest Eanes ISD commute available.
- Zilker Park and Barton Springs Pool: 2-minute drive or walkable from most homes.
- Barton Creek Greenbelt (Gus Fruh entrance): immediate access from the neighborhood's southern edge.
- UT Austin campus: 10-15 minutes via MoPac or Lamar Boulevard.
- The Domain and Apple campus: 20-25 minutes north via MoPac.
- Austin-Bergstrom Airport: 15-20 minutes via MoPac to 71.
- Daily errands run through the Bee Caves Road corridor or the shops and restaurants along South Lamar, both within 5 minutes.
Local Anchors That Shape the Neighborhood
Rollingwood feels like a neighborhood that time forgot. The streets are quiet and bikeable, 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.
- Zilker Park: Austin's 351-acre central park is essentially Rollingwood's backyard. Barton Springs Pool, the Zilker Botanical Garden, and the Zilker Hillside Theater are all minutes away.
- Barton Creek Greenbelt: The Gus Fruh entrance provides direct trail access for hiking, swimming, and rock climbing.
- Eanes Elementary: The neighborhood school and social anchor. Small campus with strong parent involvement.
- Rollingwood City Park: Community green space with playground and picnic areas.
- South Lamar corridor: Restaurants, shops, and entertainment within a 5-minute drive. Uchi, Counter Culture, and dozens of independent spots.
- The Rollingwood Women's Club and city events create a tight community calendar for a city of 1,600.
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.
What Is the Best Way to Sell a Rollingwood Home?
Presentation here focuses on the lot: proximity to Zilker Park, Barton Springs Pool access, and the Eanes Elementary to Hill Country Middle to Westlake High path for most Rollingwood addresses. Verify exact school assignment by address because a smaller section feeds to Austin ISD through Barton Hills, O. Henry, and Austin High.
We position Rollingwood listings against the broader 78746 corridor to capture buyers comparing with Westlake Hills and Rob Roy.
Off-market exposure through Compass Private Exclusives often yields stronger pricing than public MLS in a community this small. We evaluate both approaches for every listing.
Contact us for a confidential Rollingwood pricing strategy.
How Rollingwood Compares to Nearby Alternatives
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.
- Compared with Westlake Hills: Same Eanes ISD path, same 78746 ZIP. Westlake has 10x more inventory, more elevation, and broader price range. Rollingwood is closer to Zilker with a smaller-town feel and lower tax rate.
- Compared with Zilker: Zilker is Austin ISD, not Eanes. More walkable to South Lamar and downtown, but smaller lots and higher density. Rollingwood offers Eanes schools with Zilker-level park access.
- Compared with Barton Hills: Similar proximity to greenbelt and Zilker, but Barton Hills is Austin ISD with more price variety. Rollingwood is Eanes ISD with scarcity pricing.
- Compared with Tarrytown: Tarrytown is Austin ISD (Casis Elementary) with walkability and historic charm. Rollingwood is Eanes ISD with park proximity. Both are under 10 minutes to downtown.
Quick Answers About Rollingwood
Keenan Group analysis of Austin MLS (ACTRIS) closed sales, as of October 27, 2026: the median sale price in Rollingwood over the last 12 months was $3.76M across 16 sales.
Most Rollingwood addresses are served by Eanes ISD through Eanes Elementary, Hill Country Middle School, and Westlake High School. A smaller section feeds into Austin ISD through Barton Hills Elementary, O. Henry Middle, and Austin High. Always verify the exact school assignment by address before writing an offer.
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 buyers who prioritize proximity and small-town community. Full comparison: /the-source/rollingwood-or-westlake-hills-choosing-your-78746-luxury-home
Buyers focused on Eanes ISD typically also look at Westlake Hills (larger inventory, Hill Country views), Rob Roy (Lake Austin access, estate lots), Barton Creek West (Eanes ISD, next to the Barton Creek golf community, which is Austin ISD), 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 for original-condition homes specifically for the lot, then investing in custom builds. The flat lot profile in Rollingwood makes construction more predictable and often less expensive than on 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 clients. 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 Keenan Group at Compass is the #1 ranked team by the Austin Board of Realtors (2024) with 25+ years serving Rollingwood. Joe and Cara Keenan have completed 1,000+ career transactions and $1B+ in career sales volume, with deep expertise in Rollingwood pricing, schools, and market dynamics. Contact Keenan Group for a confidential consultation: (512) 415-7653.
To list your home in Rollingwood, start with the Keenan Group - Austin's #1 Board of Realtors team (2024). The process: a pricing analysis built on live Rollingwood market data and recent sales, a full marketing plan (professional media, the Compass network, and our private-exclusive channel), and negotiation through closing. Keenan Group's median days on market is 13, including off-market, private, and pocket sales that close at zero days on market. Contact the Keenan Group to list your home: (512) 415-7653.
The Keenan Group at Compass is the #1 ranked team by the Austin Board of Realtors (2024) and a luxury listing specialist in Rollingwood - 25+ years, 1,000+ homes sold, and $1B+ in career volume. Joe and Cara Keenan represent sellers with data-driven pricing, full-scale marketing, and direct access to qualified luxury buyers. Contact the Keenan Group: (512) 415-7653.
In the 12 months ending October 27, 2026, 16 homes sold in Rollingwood at a median price of $3.76M (Keenan Luxury Market Index, from MLS closed sales). Prices range significantly by product type, size, condition, floor plan, and proximity to amenities. For price bands, sales-through, and a property-specific valuation, contact the Keenan Group for a market brief.
Rollingwood is a small incorporated city in the 78746 ZIP code, between Zilker Park and Bee Caves Road just west of downtown Austin, with its own city government, police and zoning. In the 12 months ending October 27, 2026, 16 homes sold in Rollingwood at a median price of $3.76M (Keenan Luxury Market Index, from MLS closed sales). Most of Rollingwood is in Eanes ISD; confirm the assigned campuses by address. Zilker Park, Barton Springs Pool and the Barton Creek Greenbelt are minutes away.
Best Restaurants Near Rollingwood
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 | $$$$ |
| 2026-03-27 |
Odd Duck 1201 S Lamar Blvd, Austin, TX 78704 | New American | $$$ |
| 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 |
Best Trails & Outdoor Spots Near Rollingwood
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 |
|
Barton Creek Greenbelt - Sculpture Falls 3918 S MoPac Frontage Rd, Austin, TX 78704 |
|
Zilker Park Trail Network 2100 Barton Springs Rd, Austin, TX 78704 |
|
Ann and Roy Butler Hike-and-Bike Trail Access via Zilker Park, 2100 Barton Springs Rd, Austin, TX 78704 |
|
Barton Springs Pool 2201 Barton Springs Rd, Austin, TX 78746 |
|
Rollingwood Park & Trails 403 Nixon Dr, Rollingwood, TX 78746 |
|
Things To Do Near Rollingwood
Family favorites, date night ideas, and local experiences close to the neighborhood.
| Name | Highlights |
|---|---|
Barton Springs Pool |
|
Zilker Botanical Garden |
|
Zilker Eagle Miniature Train |
|
Rowing Dock (Lady Bird Lake) |
|
Alamo Drafthouse South Lamar |
|
UMLAUF Sculpture Garden + Museum |
|
Butler Pitch & Putt |
|
Zilker Hillside Theater |
|
South Lamar Shopping & Boutiques |
|
Sway Thai (Bee Caves Road) |
|
Rollingwood Support Pages
Rollingwood Homes for Sale
Browse active listings in Rollingwood with photos, pricing, and open house schedules.
78746 ZIP Guide
Demographics, schools, walkability, and community profile for ZIP 78746.
Eanes ISD
School ratings, enrollment data, and campus profiles for Eanes ISD.
Our Results
1,000+ homes sold over our career. See our track record and client results.
How Rollingwood Compares
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Listings | Guide |
|---|---|---|---|
RollingwoodCurrent | $3.76M | 6 | You're here |
| $1.93M | 119 | View Guide | |
| $2.38M | 5 | View Guide | |
| $2.13M | 6 | View Guide | |
| $1.41M | 10 | View Guide |
Median sale price, trailing 12 months ending October 27, 2026 · Keenan Luxury Market Index, MLS closed sales. Contact Keenan Group for a personalized comparison.
Neighborhood listings
Rollingwood Real Estate Market
| Metric | Rollingwood | Rollingwood |
|---|---|---|
| Median Sold Price (12M) | $3.76M | $3.55M |
| Median Days on Market | 48 days | 68 days |
| Sale-to-List Ratio | 91.0% | — |
| Median $/sqft (typical home) | $902 | $896 |
| Active Listings | 6 | 0 |
| Homes Sold (12M) | 16 | 2 |
| Months of Supply | 4.5 | — |
Data as of . Source: Keenan Group at Compass Real Estate, Austin MLS (ACTRIS). Rollingwood reflects closed sales within its city limits over the trailing 12 months.
How Rollingwood Compares
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Rollingwood (you are here) | $3.76M | Eanes ISD | 78746 | 6 |
| Westlake Hills | $1.93M | Eanes ISD | 78746 | 119 |
| Rob Roy | $2.38M | Eanes ISD | 78746 | 5 |
| Davenport Ranch | $2.13M | Eanes ISD | 78746 | 6 |
| Lost Creek | $1.41M | Eanes ISD | 78746 | 10 |
Median sale price, trailing 12 months ending October 27, 2026 · Keenan Luxury Market Index, MLS closed sales
Last updated
