Rollingwood vs Westlake Hills 78746

Should I buy in Rollingwood or Westlake Hills?

Choose Rollingwood for a small, flatter city close to Zilker and MoPac with mostly Eanes ISD schools, and Westlake Hills for a larger, hillier city entirely in Eanes ISD with more lot and view variety. On price, the two are closer than people expect in total dollars and further apart per foot: the Keenan Luxury Market Index puts Rollingwood at $897 per square foot and Westlake Hills at $655, over the trailing 24 months through Q2 2026.

Both are small incorporated cities in the 78746 ZIP code, both have their own police department and city council, and both are a short drive from downtown Austin. The difference is in the ground: Rollingwood is compact and relatively flat, while Westlake Hills climbs into the hills west of MoPac, which changes the lots, the views and the way you get around.

Buyers looking at 78746 usually start by comparing these two cities. The right choice depends on whether you prioritize a compact, close-in feel or more land and privacy.

How do Rollingwood and Westlake Hills compare side by side?

The table uses the same rows for both cities. Figures with a source and date are noted; the rest are general characteristics we verify property by property.

Tax rates are the adopted city rates for fiscal 2025-26 as reported by Community Impact. Rollingwood has since set $0.196327 for fiscal 2026-27. City rates are one line on the bill; Eanes ISD and the other taxing units carry most of it.

Where are they on the map?

Rollingwood sits just west of MoPac and south of Bee Cave Road, about three miles west of downtown Austin, with Zilker Park and Barton Springs a few minutes east. Barton Creek and its greenbelt run along the southern edge of the city.

West Lake Hills covers the hills between Rollingwood and MoPac on the east and Loop 360 on the west, along Bee Cave Road. Two areas often grouped with it are separate places: Lost Creek is an unincorporated community west of Loop 360, and Davenport Ranch, home to Austin Country Club, is in the City of Austin. All of them share 78746, which is why the names get blurred, but city services and rules follow the city line, not the ZIP code.

South of the greenbelt is a different market again. Barton Creek, the 78735 golf community, is in Austin ISD, so buyers who want Eanes ISD should not treat it as a third option in this comparison.

What kinds of homes and lots will I find?

Rollingwood

Rollingwood's original housing is mostly single-story mid-century ranch homes on fairly regular lots. Over the past decade many of those houses have been replaced by larger contemporary builds that fill more of the buildable area. Because the ground is flatter, site work is usually simpler than on a steep Westlake lot, which can make a rebuild easier to plan. Lot sizes and house sizes vary by street, so we pull the survey and appraisal-district record for each property rather than relying on a neighborhood average.

West Lake Hills

West Lake Hills has more variety. Some streets have older homes on wooded lots; others have hilltop sites with downtown or Hill Country views and new custom homes. Slope matters here: a steep lot can limit where a pool or yard goes and adds cost to construction, while a view lot carries a premium that buyers should test against recent sales on the same street.

How do prices compare?

The clearest dated comparison is price per square foot. Over the trailing 24 months through Q2 2026, the Keenan Luxury Market Index shows Rollingwood at $897 per square foot and Westlake Hills at $655. Rollingwood's figure is higher because many of its sales are newer, rebuilt homes on compact lots, while Westlake Hills includes larger homes and estate lots that spread the price over more square feet.

Total price is a different question. Westlake Hills has more large-lot and view properties at the top of the market, so its highest sales run above Rollingwood's. For a specific home, compare recent closed sales of similar size and condition in the same city, and look at the live inventory on each city's page before deciding which one fits your budget.

Over 25 years of selling in both cities, the buyers we see happiest long-term chose for the daily life they wanted, not only the price per square foot. Walk both neighborhoods on a Saturday morning before you decide.

What about schools?

All of West Lake Hills and most of Rollingwood are in Eanes ISD, and every Eanes student attends Westlake High School. Elementary and middle school assignments depend on the street address, not the city or the ZIP code, so check the property on the district's attendance tools before you rely on a particular campus.

In the Texas Education Agency's 2026 accountability ratings, Eanes ISD earned an overall A with a score of 94, and Westlake High School earned an A with a score of 95. Ratings are published each year, so check TXschools.gov for the current district and campus results.

What is daily life like in each city?

Rollingwood

Rollingwood is compact enough that neighbors run into each other on walks around its flatter streets. Errands run along Bee Cave Road and nearby: Randalls is on Bee Cave Road, and the H-E-B is at Loop 360 and Bee Cave Road. Zilker Park and Barton Springs are a short drive east, and the Barton Creek Greenbelt is close, with the Gus Fruh and Twin Falls trailheads among the nearby access points.

West Lake Hills

West Lake Hills is quieter and more spread out. Larger lots and tree cover give many homes more privacy, and the terrain gives some of them views. Most errands mean a short drive along Bee Cave Road or Loop 360. Wild Basin Preserve, operated by St. Edward's University, is on Loop 360 for hiking. Because the city climbs into the hills, walking between neighborhoods is less practical than in Rollingwood.

How do city services and taxes differ?

Both cities set their own property tax rate, which sits on top of the school district (Eanes ISD for all of West Lake Hills and most of Rollingwood), Travis County and the other taxing units on your bill, including Austin Community College, Central Health and Travis County ESD No. 9. For fiscal 2025-26, Community Impact reported city rates of $0.202039 per $100 of value in Rollingwood and $0.176783 in West Lake Hills, against an Eanes ISD rate of $0.8322 for addresses in Eanes ISD. The city rate is the smaller piece; the school district is the largest.

Both cities run their own police departments, and both are served for fire and emergency medical service by the Westlake Fire Department, which is Travis County Emergency Services District No. 9. Neither city has a citywide homeowners association, though individual subdivisions can have their own. We confirm the current tax bill, exemptions and any association for each property before you compare monthly costs.

Which one should I choose?

Choose Rollingwood if you want a small, close-in city with flatter lots, easy access to Zilker and the greenbelt, and a neighborhood where you are likely to know the people on your street. Confirm the school district for the specific address, since a small part of the city is outside Eanes ISD.

Choose West Lake Hills if you want Eanes ISD for every address in the city, more variety in lot size and setting, the chance of a view lot, and more distance between you and your neighbors.

If you are weighing Lost Creek or Davenport Ranch as well, compare them on their own terms. They share the ZIP code and Eanes ISD, but they are governed differently and their homes trade as separate markets.

Common Questions

Which should I choose, Rollingwood or Westlake Hills?

Choose Rollingwood for a compact, close-in city with flatter lots and greenbelt access, after confirming the address is in Eanes ISD. Choose West Lake Hills for Eanes ISD citywide, more lot variety and more privacy. We can pull recent comparable sales in both cities for the size and condition of home you want.

More Austin Neighborhood Comparisons

• Tarrytown vs Westlake Hills - Central Austin vs the hills, 78703 vs 78746
• Tarrytown or Bryker Woods? - The 78703 comparison
• Lake Austin or Lake Travis? - The waterfront comparison
• Moving to Austin from California - How California buyers choose neighborhoods
• Austin Private Clubs Guide - Austin Country Club, Barton Creek and other clubs near 78746
• Barton Creek's Gated Enclaves - The 78735 golf community, in Austin ISD

Ready to take the next step? Get a home valuation if you are considering selling, explore buyer resources if you are searching, or review the Keenan Group's track record across 1,000+ Austin homes sold.