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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
Cara Keenan is a true gem of a real estate agent. She first helped me find a condo for an employee who'd be spending the weeks in Austin back in 2007. Since then, Cara Keenan has helped me buy four rental homes and most recently, a new home following my divorce. She has always been on the lookout for me for new rental properties and knows exactly what I look for, after coaching me through best practices of being a landlord. Cara Keenan shared tools to manage these properties best, and she and Joe Keenan are fantastic about helping me find new tenants when a lease term is up. Cara Keenan was a great agent and friend to me during a tough period; divorce. She helped me find a great home near my kids' school and made that traumatic process much easier by taking care of everything. The search, the inspections, the closing, and even detailed out for me what utilities to contact to get everything working before move-in. Cara Keenan was incredible.
Caroline Goodner
Long-Term Investor and Homebuyer in Austin
| Metric | Westlake Hills | Westlake Hills Average |
|---|---|---|
| Median Sold Price (12M) | $1.65M | $2.77M |
| Avg Days on Market | 68 days | 67 days |
| Sale-to-List Ratio | 93.8% | 93.4% |
| Price per Sq Ft | $608 | $754 |
| Active Listings | 125 | 15 |
| Homes Sold (12M) | 254 | 26 |
| Months of Supply | 5.9 | 6.9 |
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 |
|---|---|---|---|---|
| Fusion Academy Aus: Austin | Regular | 6-12 | — | 0.8 mi |
| Eanes Elementary School | Regular | KG-5 | A+ | 0.9 mi |
| Trinity Episcopal School of Austin | Regular | PK-8 | — | 1.0 mi |
| Ypw Spanish Immersion School | Special Program Emphasis | PK-KG | — | 1.0 mi |
| Valley View Elementary School | Regular | KG-5 | A+ | 1.3 mi |
| Forest Trail Elementary School | Regular | KG-5 | A+ | 1.3 mi |
| Westlake High School | Regular | 9-12 | A+ | 1.4 mi |
| Westlake Alternative | Alternative/Other | 9-12 |
Source: ATTOM Data, U.S. Census. Reported at the neighborhood/community level.
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Westlake Hills (you are here) | $1.65M | Eanes ISD | 78746 | 125 |
| Davenport Ranch | $2.06M | Eanes ISD | 78746 | 7 |
| Rob Roy | $2.41M | Eanes ISD | 78746 | 6 |
| Rollingwood | $2.67M | Eanes ISD | 78746 | 4 |
| Lost Creek | $1.33M | Eanes ISD | 78746 | 3 |
Last updated
We were so blessed to work with Cara Keenan and Joe Keenan and their team. My sister and I were selling my father's house after he passed. Not only was it emotional, but we didn't live in the same town, so it was hard for us to do things like arranging cleaners, painters, trash hauls, and landscaping. They did it all! We truly didn't have to worry about anything. It was such a relief to have found a team we could trust. Thank you again for helping with this monumental and difficult task.
Kimberly Bakersmith
Out-of-Town Seller Managing Family Estate
It was a great experience working with Joe Keenan and the rest of the staff at Keenan Group at Compass Real Estate! I am from out of state, and they took great care to help me find the right property, negotiate the price and put us in touch with several lenders. I will definitely work with this team again in the future!
Muneesh Reddy
Out-of-State Buyer in Austin, TX
Joe Keenan and Cara Keenan have been wonderful to work with! We moved here from out of state and they helped us find our new home and have been with us every step of the way. Cannot recommend them enough!
Erin Schefke
Relocation Buyer from Out of State
All I can say is Cara Keenan did a WONDERFUL, INCREDIBLE, SUPERB job. She really goes above and beyond what one expects from a Realtor. I couldn't be happier with her!
Bernardo Paasche
Austin Home Buyer in 78746 and Westlake Hills
58 Austin neighborhood guides with pricing and lifestyle
An incorporated Hill Country city in 78746 with Eanes ISD schools, $1.64M median home price, and 10-15 minute access to downtown Austin.
#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold
Written by Joe and Cara Keenan — 100+ homes sold in Westlake Hills, 25 years Eanes ISD expertise.
Austin Neighborhood Guide
Westlake Hills guide. Eanes ISD, Westlake High, Hill Country estates. $1.64M median. Keenan Group — #1 Austin team 2024, 100+ Westlake homes sold.
Westlake Hills in 78746 has a median home price around $1.65M. Zoned to Eanes ISD. 125 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 $1.65M+ opportunities in Westlake Hills.
Lifestyle Fit
Eanes ISD (78746) helps anchor school-driven search and day-to-day livability.
Seller Fit
125 active listings means pricing precision and premium positioning matter for faster offer quality.
Keenan Group Authority
Westlake Hills is served by Eanes ISD, consistently ranked among the top districts in Texas. The school path includes Bridge Point and Cedar Creek Elementary, Hill Country Middle School, and Westlake High School (ranked in the national top 50). All campuses are a short drive from most Westlake Hills homes. Always verify address-level campus assignments before making an offer.
Westlake Hills is an incorporated city within the Austin metro area, located in ZIP code 78746 between Loop 360 and Bee Caves Road. It has its own city government, zoning authority, and local services, separate from the City of Austin. This independent governance is one reason many residents prefer Westlake Hills to neighborhoods within Austin city limits.
Most Westlake Hills homes are 10-15 minutes from downtown Austin via Bee Caves Road or Loop 360 to MoPac in non-peak traffic. Rush hour can add 10-15 minutes, particularly at the 360/MoPac interchange. The Domain and Apple campus are 20-30 minutes north. Austin-Bergstrom Airport is 22-30 minutes via MoPac to 71.
Westlake Hills is an incorporated city within Austin's 78746 ZIP code, located between Loop 360 and Bee Caves Road in the Hill Country west of downtown. The city is best known for Eanes ISD, one of the highest-rated school districts in Texas, with Westlake High School consistently ranked in the national top 50. Most homes were built from the 1960s through the 1990s on wooded lots with Hill Country views, and there is an active teardown-to-rebuild cycle adding contemporary homes. Downtown Austin is 10-15 minutes east via Bee Caves Road or Loop 360. Current market context: median sold price $1.6M, 125 active listings, and 254 trailing-12-month closed sales.
Source: Written by Joe and Cara Keenan — 100+ homes sold in Westlake Hills, 25 years Eanes ISD expertise.
Map & Boundary
Active Listings
125
Westlake Hills wins on one question more than any other: do you want the full K-12 Eanes ISD path? If the answer is yes, the conversation usually narrows to Westlake Hills, Rollingwood, Rob Roy, or pockets of Lost Creek and Barton Creek that feed into the same schools. Of those options, Westlake Hills offers the most inventory, the broadest price range, and the shortest commute to downtown.
The housing stock ranges from original 1960s-1980s homes on wooded lots to ground-up contemporary replacements that can reach $5M-$10M+ on premium streets. That variety matters. A family moving from California or New York can find both a $1.5M fixer and a $6M turnkey home within the same school zone, which is unusual for a top-rated district.
Where Westlake Hills buyers and residents actually eat — from date night to weeknight favorites.
| Name | Cuisine / Type | Price | Highlights | Last verified |
|---|---|---|---|---|
Jeffrey's 1204 W Lynn St, Austin, TX 78703 | French American | $$$$ |
| 2026-03-27 |
Uchi 801 S Lamar Blvd, Austin, TX 78704 | Japanese | $$$$ |
Trails and outdoor activities that buyers and locals ask about most.
| Name | Highlights |
|---|---|
Wild Basin Wilderness Preserve |
|
Barton Creek Greenbelt - Sculpture Falls |
|
Family favorites, date night ideas, and local experiences close to the neighborhood.
| Name | Highlights |
|---|---|
Wild Basin Wilderness Preserve |
|
Westlake Country Club |
|
Omni Barton Creek Resort & Spa |
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Listings | Guide |
|---|---|---|---|
Westlake HillsCurrent | $1.6M | 125 | You're here |
| $2.1M | 7 | View Guide | |
| $2.4M | 6 | View Guide | |
| $2.7M | 4 | 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 | 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 |
Westlake Hills offers Eanes ISD schools and larger lots with Hill Country character. Tarrytown offers walkability and historic charm in Austin ISD (Casis Elementary), with 8-12 minute access to downtown. Families who prioritize school district and space choose Westlake; those who prioritize walkable dining and urban proximity choose Tarrytown. Both are luxury neighborhoods with median prices above $1.64M. Full comparison: /the-source/tarrytown-vs-westlake-hills
Eanes ISD covers several luxury neighborhoods in 78746: Rollingwood (smaller, Zilker-adjacent), Rob Roy (gated, Lake Austin access, estate lots), Davenport Ranch (Austin Country Club adjacent), Lost Creek (ungated, established 1980s homes), and some Barton Creek enclaves on the western edge of 78735. Westlake Hills offers the most inventory and price range variety; the others serve specific lifestyle priorities like waterfront, gated security, or park proximity.
Keenan Group — #1 Austin Board of Realtors Team 2024 — has sold 100+ homes across Eanes ISD neighborhoods over 25 years, including Westlake Hills, Rollingwood, Rob Roy, and Barton Creek. $1B+ career sales volume. That transaction depth provides block-level pricing knowledge, off-market access through Compass Private Exclusives, and the ability to advise on renovation versus teardown decisions with real data. Luxury League, Compass Austin Luxury Advisors, Austin Luxury Network, ABJ Top 15.
Westlake Hills benefits from structural supply constraints that support long-term value: an incorporated city with its own zoning, fully built-out with no new development possible, and anchored by Eanes ISD demand. The teardown-to-custom-build cycle refreshes housing stock without adding density. The 78746 ZIP sits 10-15 minutes from downtown with Hill Country topography that limits comparable alternatives. These factors sustain buyer interest across market cycles.
In Westlake Hills, 20-30% of luxury transactions happen off-market, particularly for premium view lots and estate-grade properties above $3.5M. Compass Private Exclusives give sellers controlled exposure to pre-qualified buyers before public listing. For homes in the $1.5M-$3.5M family sweet spot, public MLS listing typically generates stronger competitive offers from the Eanes ISD buyer pool. We evaluate both strategies for every listing based on your specific property, timeline, and pricing goals.
The live Westlake Hills MLS market snapshot shows a median sold price of $1.6M, 125 active listings, 68 days average days on market, and $608 average sold price per square foot, based on 254 closed sales in the trailing 12-month market dataset.
Sales-through should be read with inventory and pricing together: 254 trailing-12-month closed sales, 43 pending listings, 5.9 months of supply, and a 94% sale-to-list ratio.
Westlake Hills is organized around two primary corridors: Bee Caves Road (running east-west) and Loop 360 (running north-south). Your daily experience depends heavily on which side of these corridors you live on and which direction you commute.
The eastern side of Westlake Hills is closest to downtown Austin, with 10-12 minute commutes via Bee Caves Road or Loop 360 to MoPac. The western side, toward Barton Creek and Lost Creek, adds 5-10 minutes but delivers more privacy and larger lots. Rush hour on Bee Caves Road and the 360/MoPac interchange can add 10-15 minutes.
Westlake Hills runs on a different rhythm than Austin proper. Daily life centers around school schedules, club sports, and weekend time at Barton Creek or Lake Austin. The community feels private and removed despite sitting 10 minutes from downtown, and that combination is what most buyers are actually paying for.
The schools are the social anchor. Westlake High football games, swim meets, and school events create a community calendar that pulls families together in ways that newer subdivisions struggle to replicate. Families who have been through the full K-12 Eanes path consistently say the community experience justified the investment.
We approach Westlake Hills listings by first determining whether your buyer pool is families seeking move-in-ready Eanes ISD homes, renovators evaluating lot and bones, or builders pricing teardown-to-custom value. The strategy changes significantly for each.
Eanes ISD school assignment is the strongest demand signal. We verify the exact elementary feeder for every listing and lead with school context in marketing materials. Bridge Point versus Cedar Creek assignment can shift buyer interest and offer velocity.
For original 1960s-1980s homes, we recommend targeted updates: kitchen, primary bath, and exterior curb appeal. Full staging matters more here than in Northwest Hills because the buyer profile includes more relocations who want turnkey.
In Westlake Hills, 20-30% of luxury transactions happen off-market through Compass Private Exclusives. For premium view lots and estate-grade properties, we evaluate whether private exposure to our buyer network yields stronger pricing than public competition.
Contact us for a Westlake Hills pricing strategy based on your specific lot, condition, and school zone assignment.
Buyers evaluating Westlake Hills almost always compare it with Rollingwood, Tarrytown, Barton Creek, and Northwest Hills. Each serves a different lifestyle priority, and the school district boundary is usually the dividing line.
Westlake Hills is served by Eanes ISD, consistently ranked among the top districts in Texas. The school path includes Bridge Point and Cedar Creek Elementary, Hill Country Middle School, and Westlake High School (ranked in the national top 50). All campuses are a short drive from most Westlake Hills homes. Always verify address-level campus assignments before making an offer.
Westlake Hills is an incorporated city within the Austin metro area, located in ZIP code 78746 between Loop 360 and Bee Caves Road. It has its own city government, zoning authority, and local services, separate from the City of Austin. This independent governance is one reason many residents prefer Westlake Hills to neighborhoods within Austin city limits.
Most Westlake Hills homes are 10-15 minutes from downtown Austin via Bee Caves Road or Loop 360 to MoPac in non-peak traffic. Rush hour can add 10-15 minutes, particularly at the 360/MoPac interchange. The Domain and Apple campus are 20-30 minutes north. Austin-Bergstrom Airport is 22-30 minutes via MoPac to 71.
Westlake Hills offers Eanes ISD schools and larger lots with Hill Country character. Tarrytown offers walkability and historic charm in Austin ISD (Casis Elementary), with 8-12 minute access to downtown. Families who prioritize school district and space choose Westlake; those who prioritize walkable dining and urban proximity choose Tarrytown. Both are luxury neighborhoods with median prices above $1.64M. Full comparison: /the-source/tarrytown-vs-westlake-hills
Eanes ISD covers several luxury neighborhoods in 78746: Rollingwood (smaller, Zilker-adjacent), Rob Roy (gated, Lake Austin access, estate lots), Davenport Ranch (Austin Country Club adjacent), Lost Creek (ungated, established 1980s homes), and some Barton Creek enclaves on the western edge of 78735. Westlake Hills offers the most inventory and price range variety; the others serve specific lifestyle priorities like waterfront, gated security, or park proximity.
Keenan Group — #1 Austin Board of Realtors Team 2024 — has sold 100+ homes across Eanes ISD neighborhoods over 25 years, including Westlake Hills, Rollingwood, Rob Roy, and Barton Creek. $1B+ career sales volume. That transaction depth provides block-level pricing knowledge, off-market access through Compass Private Exclusives, and the ability to advise on renovation versus teardown decisions with real data. Luxury League, Compass Austin Luxury Advisors, Austin Luxury Network, ABJ Top 15.
Westlake Hills benefits from structural supply constraints that support long-term value: an incorporated city with its own zoning, fully built-out with no new development possible, and anchored by Eanes ISD demand. The teardown-to-custom-build cycle refreshes housing stock without adding density. The 78746 ZIP sits 10-15 minutes from downtown with Hill Country topography that limits comparable alternatives. These factors sustain buyer interest across market cycles.
In Westlake Hills, 20-30% of luxury transactions happen off-market, particularly for premium view lots and estate-grade properties above $3.5M. Compass Private Exclusives give sellers controlled exposure to pre-qualified buyers before public listing. For homes in the $1.5M-$3.5M family sweet spot, public MLS listing typically generates stronger competitive offers from the Eanes ISD buyer pool. We evaluate both strategies for every listing based on your specific property, timeline, and pricing goals.
| 2026-03-27 |
Trattoria Lisina 13308 FM 150 W, Driftwood, TX 78619 | Italian | $$$ |
| 2026-03-27 |
Sway 3437 Bee Caves Rd, West Lake Hills, TX 78746 | Modern Thai | $$$ |
| 2026-03-27 |
The Grove Wine Bar & Kitchen 6317 Bee Caves Rd, Ste 380, Austin, TX 78746 | Contemporary American | $$$ |
| 2026-03-27 |
CARVE American Grille 7415 SW Pkwy, Bldg 1, Austin, TX 78735 | Wood-Fired American | $$$ |
| 2026-03-27 |
Jack Allen's Kitchen 3600 N Capital of Texas Hwy, Bldg D, Austin, TX 78746 | Texas Comfort | $$ |
| 2026-03-27 |
Las Palomas 3201 Bee Caves Rd, Ste 122, Austin, TX 78746 | Interior Mexican | $$ |
| 2026-03-27 |
Baldinucci Pizza Romana 3300 Bee Caves Rd, Ste 110, West Lake Hills, TX 78746 | Roman Pizza | $$ |
| 2026-03-27 |
Marye's Gourmet Pizza 3663 Bee Caves Rd, Ste 4G, Austin, TX 78746 | Gourmet Pizza | $$ |
| 2026-03-27 |
Hat Creek Burger Company 5902 Bee Caves Rd, West Lake Hills, TX 78746 | Burgers | $ |
| 2026-03-27 |
Tacodeli 701 S Capital of Texas Hwy, Ste E-590, Austin, TX 78746 | Breakfast Tacos | $ |
| 2026-03-27 |
Swedish Hill 3663 Bee Caves Rd, Ste 4A, West Lake Hills, TX 78746 | Bakery & Cafe | $$ |
| 2026-03-27 |
Flower Child 3300 Bee Caves Rd, Ste 150, West Lake Hills, TX 78746 | Health-Conscious American | $$ |
| 2026-03-27 |
County Line on the Hill 6500 W Bee Caves Rd, Austin, TX 78746 | Texas BBQ | $$ |
| 2026-03-27 |
Violet Crown Trail - 360 Trailhead |
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Emma Long Metropolitan Park |
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Red Bud Isle |
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Westlake Hills Nature Preserve |
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Pennybacker Bridge Overlook |
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Lake Austin Spa Resort |
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Hill Country Galleria |
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Bee Cave Sculpture Park |
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Hotel Viata |
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Westlake High School Football |
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Lake Austin Kayaking & Paddleboarding |
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Zilker Park & Barton Springs Pool |
|
| — |
| 1.4 mi |
| Adult Transition Services | Alternative/Other | 12-12 | — | 1.5 mi |
| Hill Country Middle School | Regular | 6-8 | A+ | 1.6 mi |
| 409 Vale St | $2.50M |
| 1805 Congressional Cir | $725K |
Showing 6 of 14 sales in Westlake Hills. View all
Browse current listings in Westlake Hills. Updated daily from Austin MLS.
Austin, TX 78746
Westlake Oaks
MLS# 5712514 • Courtesy of ACTRIS
$5,900,000
$1,125/sqft
Austin, TX 78746
Westlake Highlands
MLS# 5843854 • Courtesy of ACTRIS
$5,495,000
$566/sqft
Austin, TX 78746
Westlake Highlands
MLS# 1910797 • Courtesy of ACTRIS
$5,275,000
$1,220/sqft
Austin, TX 78746
Rob Roy Ph 02
MLS# 4797978 • Courtesy of ACTRIS
$4,950,000
$948/sqft
Austin, TX 78746
The Overlook at Westlake
MLS# 6435393 • Courtesy of ACTRIS
$4,656,399
$927/sqft
Austin, TX 78746
The Overlook at Westlake
MLS# 5850191 • Courtesy of ACTRIS
$4,655,740
$943/sqft
Rollingwood, TX 78746
ROLLINGWOOD WESTLAKE Henry P Hill League
MLS# 1061051 • Courtesy of ACTRIS
$4,595,000
$1,219/sqft
Austin, TX 78746
Rob Roy
MLS# 7685718 • Courtesy of ACTRIS
$4,400,000
$682/sqft