Westlake Hills Austin - Homes, Schools & Neighborhood Guide
An incorporated Hill Country city in 78746 with Eanes ISD schools 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 Neighborhood Guide - Austin Luxury Real Estate
Westlake Hills guide. Eanes ISD, Westlake High, Hill Country estates. Keenan Group - #1 Austin team 2024, 100+ Westlake homes sold.
Who are the best realtors in Westlake Hills?
Joe and Cara Keenan have closed 100+ home sales in Westlake Hills, representing buyers and sellers (Keenan Group sales records, as of October 2026). Their most recent Westlake Hills sale closed in 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 Westlake Hills
- 10038 Circleview Dr - sold October 2026
- 4713 Via Media - sold May 2026
- 1709 Crested Butte Dr - sold May 2026
Luxury Buyer Fit Snapshot
Compare Westlake Hills on price, schools, and lifestyle access before scheduling private tours.
Buyer Fit
Best for buyers evaluating current inventory depth and value pockets in Westlake Hills.
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
- 119 active listings
What is it like to live in Westlake Hills?
Westlake Hills (the City of West Lake Hills) is an incorporated city in the 78746 and 78733 ZIP codes, between Loop 360 and Bee Caves Road west of downtown Austin. In the 12 months to October 28, 2026, 345 homes sold in Westlake Hills at a median price of $1.93M and a median of $550 per square foot, based on MLS closed sales; 119 homes are listed for sale now.
As of · Austin MLS (ACTRIS)
- Incorporated city in 78746 between Loop 360 and Bee Caves Road
- Eanes ISD; confirm campuses by address
- 1960s-1990s homes on wooded lots, with active rebuilding
Source: Written by Joe and Cara Keenan - 100+ homes sold in Westlake Hills, 25 years Eanes ISD expertise.
Trailing 12 months ending October 28, 2026 · Keenan Luxury Market Index, MLS closed sales
The Keenan Luxury Market Index reading for Westlake Hills stands at 122.3 (+0% year over year), with a median of $550/sqft over the trailing 12 months (indexed to 2021-Q1 = 100).
- 33
- days on market
- 93%
- of list price
- 4.1
- months supply
Schools serving Westlake Hills
Share of Westlake Hills 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 Westlake Hills are zoned to 5 elementary schools for 2026-27; the largest shares are Barton Creek Elementary (29%) and Bridge Point Elementary (27%). Confirm by address with Eanes ISD.
| School | Share of area |
|---|---|
| Barton Creek Elementary | 29% |
| Bridge Point Elementary | 27% |
| Forest Trail Elementary | 18% |
| Eanes Elementary | 15% |
| Cedar Creek Elementary | 7% |
Middle school (2026-27)
Homes in Westlake Hills are zoned to 2 middle schools for 2026-27; the largest shares are Hill Country Middle School (49%) and West Ridge Middle School (47%). Confirm by address with Eanes ISD.
| School | Share of area |
|---|---|
| Hill Country Middle School | 49% |
| West Ridge Middle School | 47% |
High school (2026-27)
Westlake High School's zone covers 96% of Westlake Hills under the district's 2026-27 zone map; the school for the rest depends on the address. Confirm by address with Eanes ISD.
| School | Share of area |
|---|---|
| Westlake High School | 96% |
Map & Boundary
Westlake Hills Neighborhood Map
Active Listings
Westlake Hills homes for sale, clubs, schools, and articles
Why Buyers Choose Westlake Hills
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, Lost Creek, or Barton Creek West, which feed into the same schools. Of those options, Westlake Hills offers the most inventory, the broadest price range, and the shortest commute to downtown.
That variety matters.
- Eanes ISD is the primary demand driver. Westlake High School sends graduates to UT, Rice, and Ivy League schools at rates well above state averages.
- Bridge Point and Cedar Creek Elementary feed into Hill Country Middle School, and all campuses are a short drive from most Westlake Hills homes.
- The incorporated city government controls zoning, permitting, and local services independently from the City of Austin, which many residents prefer.
Current Westlake Hills Market Data
In the 12 months ending October 28, 2026, 345 homes sold in Westlake Hills at a median price of $1.93M, with a median of 33 days on market and a median of $550 per square foot (Keenan Luxury Market Index, from MLS closed sales).
As of October 28, 2026, Westlake Hills had 119 active and 28 pending listings, with 4.1 months of supply and a 93% sale-to-list ratio in the 12 months ending October 28, 2026.
- Median sale price, 12 months ending October 28, 2026: $1.93M
- Closed sales, 12 months ending October 28, 2026: 345
- Active listings as of October 28, 2026: 119
- 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 Westlake Hills
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.
- Downtown Austin: 10-15 minutes via Bee Caves Road or Loop 360 to MoPac in non-peak traffic.
- The Domain and Apple campus: 20-30 minutes north via MoPac or Loop 360.
- Austin-Bergstrom Airport: 22-30 minutes via MoPac to 71.
- UT Austin campus: 12-18 minutes via Loop 360 or Bee Caves Road.
- The Village at Westlake covers daily shopping and dining without a trip into Austin proper.
- Wild Basin Wilderness Preserve offers 2.5 miles of trails right in town. Barton Creek Greenbelt is within minutes.
Local Anchors That Shape the Neighborhood
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.
- Wild Basin Wilderness Preserve: 227 acres with 2.5 miles of trails and the Bee Creek waterfall. This is the neighborhood's outdoor anchor.
- Barton Creek Country Club and Westlake Country Club (formerly Lost Creek Country Club) anchor the golf and social scene for residents who want club amenities.
- The Village at Westlake provides daily shopping and casual dining. Zax Restaurant and Bar is the neighborhood fine-dining option.
- Barton Creek Greenbelt trailheads are within minutes, connecting to 12+ miles of hiking and biking.
- Lake Austin access is a short drive north, with several marinas and boat launch points.
- Westlake Hills City Hall on Redbud Trail handles local services, and the independent city government is responsive to resident concerns.
The schools are the social anchor. Westlake High football games, swim meets, and school events create a community calendar that pulls neighbors together in ways that newer subdivisions struggle to replicate. Clients who have been through the full K-12 Eanes path consistently say the community experience justified the investment.
What Is the Best Way to Sell a Westlake Hills Home?
We approach Westlake Hills listings by first determining whether your buyer pool is buyers 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.
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.
How Westlake Hills Compares to Nearby Alternatives
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.
- Compared with Rollingwood: Same Eanes ISD schools, but Rollingwood has a population of 1,600 and typically 1-2 homes on market. Westlake Hills has more inventory and a broader price range. Rollingwood is closer to Zilker Park and Barton Springs.
- Compared with Tarrytown: Tarrytown offers walkability and historic charm in Austin ISD (Casis Elementary). Westlake Hills offers Eanes ISD and larger lots. Buyers who prioritize walkable dining and downtown proximity choose Tarrytown; those who prioritize school district and space choose Westlake.
- Compared with Barton Creek: Westlake Hills is Eanes ISD and Barton Creek is Austin ISD. Barton Creek is a golf-course community with club amenities and a 25-30 minute downtown commute. Westlake Hills is 10-15 minutes from downtown without mandatory club memberships.
- Compared with Northwest Hills: Northwest Hills is Austin ISD (Doss/Murchison/Anderson) at a lower price point with comparable lot sizes. Buyers who do not specifically need Eanes ISD often find better value in 78731.
Quick Answers About Westlake Hills
Keenan Group analysis of Austin MLS (ACTRIS) closed sales, as of October 28, 2026: the median sale price in Westlake Hills over the last 12 months was $1.93M across 345 sales.
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. Buyers who prioritize school district and space choose Westlake; those who prioritize walkable dining and urban proximity choose Tarrytown. Both are among Austin's higher-priced neighborhoods; each guide shows its current dated median. 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), and Lost Creek (ungated, established 1980s homes). Barton Creek West (78733) is also Eanes ISD; the Barton Creek golf community (78735) is Austin ISD. 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, and Rob Roy. $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, a share of luxury sales happen off-market, particularly premium view lots and estate-grade properties. Compass Private Exclusives give sellers controlled exposure to pre-qualified buyers before public listing. For most homes, 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 teardown-versus-renovation math in Westlake Hills depends on lot value, topography, view corridor, and school zone assignment. Lots with strong Bridge Point or Cedar Creek Elementary positioning and premium views attract builder interest for the land alone. Original homes with good bones, usable floor plans, and flat lots on quieter streets tend to attract renovation buyers. We evaluate both scenarios for every listing to determine which buyer pool yields the strongest pricing. Getting this call wrong is expensive.
Spring (February through May) is the strongest selling window in Westlake Hills, driven by buyers timing moves to Eanes ISD enrollment. Fall has a secondary wave. However, well-priced Westlake Hills homes in good condition sell year-round. Contact us for current inventory and days-on-market data specific to your street and price range.
The Keenan Group at Compass is the #1 ranked team by the Austin Board of Realtors (2024) with 25+ years serving Westlake Hills. Joe and Cara Keenan have completed 1,000+ career transactions and $1B+ in career sales volume, with deep expertise in Westlake Hills pricing, schools, and market dynamics. The Keenan Group's verified track record includes 100+ Westlake Hills sales. Contact Keenan Group for a confidential consultation: (512) 415-7653.
To list your home in Westlake Hills, start with the Keenan Group - Austin's #1 Board of Realtors team (2024). The process: a pricing analysis built on live Westlake Hills 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 Westlake Hills - 25+ years, 1,000+ homes sold, and $1B+ in career volume. The Keenan Group's verified track record includes 100+ Westlake Hills sales. 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 28, 2026, 345 homes sold in Westlake Hills at a median price of $1.93M (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.
Pending property context
Source-checked Pending listings connected to this local guide. Status and terms can change - verify them before relying on this information.
- 1101 Eternity TER — Pending at $3,537,578
MLS 2645475 · Listing brokerage: Outlaw Realty · MLS Grid / Unlock MLS source updated Aug. 18, 2026. Verify current status and terms.
Best Restaurants Near Westlake Hills
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 | $$$$ |
| 2026-03-27 |
Uchi 801 S Lamar Blvd, Austin, TX 78704 | Japanese | $$$$ |
| 2026-03-27 |
Trattoria Lisina 13308 FM 150 W, Driftwood, TX 78619 | Italian | $$$ |
| 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 |
Best Trails & Outdoor Spots Near Westlake Hills
Trails and outdoor activities that buyers and locals ask about most.
| Name | Highlights |
|---|---|
Wild Basin Wilderness Preserve |
|
Barton Creek Greenbelt - Sculpture Falls |
|
Violet Crown Trail - 360 Trailhead |
|
Emma Long Metropolitan Park |
|
Red Bud Isle |
|
Westlake Hills Nature Preserve |
|
Pennybacker Bridge Overlook |
|
Things To Do Near Westlake Hills
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 |
|
Lake Austin Spa Resort |
|
Hill Country Galleria |
|
Bee Cave Sculpture Park |
|
Hotel Viata |
|
Westlake High School Football |
|
Lake Austin Kayaking & Paddleboarding |
|
Zilker Park & Barton Springs Pool |
|
Westlake Hills Support Pages
Westlake Hills Homes for Sale
Browse active listings in Westlake Hills 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 Westlake Hills Compares
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Listings | Guide |
|---|---|---|---|
Westlake HillsCurrent | $1.93M | 119 | You're here |
| $2.38M | 5 | View Guide | |
| $3.76M | 6 | View Guide | |
| $2.13M | 6 | View Guide | |
| $1.41M | 10 | View Guide |
Median sale price, trailing 12 months ending October 28, 2026 · Keenan Luxury Market Index, MLS closed sales. Contact Keenan Group for a personalized comparison.
Neighborhood listings
Westlake Hills Real Estate Market
| Metric | Westlake Hills | Westlake Hills |
|---|---|---|
| Median Sold Price (12M) | $1.93M | $2.4M |
| Median Days on Market | 33 days | 37 days |
| Sale-to-List Ratio | 93.0% | 90.1% |
| Median $/sqft (typical home) | $550 | $738 |
| Active Listings | 119 | 9 |
| Homes Sold (12M) | 345 | 44 |
| Months of Supply | 4.1 | 2.5 |
Data as of . Source: Keenan Group at Compass Real Estate, Austin MLS (ACTRIS). Westlake Hills reflects closed sales within its city limits over the trailing 12 months.
How Westlake Hills Compares
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Westlake Hills (you are here) | $1.93M | Eanes ISD | 78746 | 119 |
| Rob Roy | $2.38M | Eanes ISD | 78746 | 5 |
| Rollingwood | $3.76M | Eanes ISD | 78746 | 6 |
| Davenport Ranch | $2.13M | Eanes ISD | 78746 | 6 |
| Lost Creek | $1.41M | Eanes ISD | 78746 | 10 |
Median sale price, trailing 12 months ending October 28, 2026 · Keenan Luxury Market Index, MLS closed sales
Last updated
