Rollingwood vs Westlake Hills 78746

Same ZIP Code, Different Cities

Rollingwood and Westlake Hills share 78746 and Eanes ISD. Both are incorporated cities with their own governance, police, and zoning. Both sit west of MoPac with quick access to downtown. But they feel different to live in, and the housing stock serves different buyers.

"Buyers looking at 78746 usually start by comparing these two cities. The right choice depends on whether you prioritize walkability and a tight-knit feel, or acreage and privacy." --- Joe Keenan, Keenan Group, #1 ABOR Team 2024

Rollingwood is compact - roughly 1,600 residents across about 1.1 square miles. Westlake Hills is larger at around 3,400 residents and covers more acreage with hillier terrain. As of Q1 2026, the price gap between them has narrowed, but Rollingwood still offers a slightly lower entry point into the same school district.

Where They Sit

[Rollingwood](/neighborhoods/rollingwood-austin) sits south of Bee Caves Road between MoPac and Loop 360, bounded roughly by Zilker Park to the east and Barton Creek to the south. The Barton Creek Greenbelt runs along its southern edge.

[Westlake Hills](/neighborhoods/westlake-hills-austin) stretches west from MoPac along Bee Caves Road and into the hills south of the Colorado River. It covers more ground, from Lost Creek in the west to neighborhoods backing up to Loop 360 in the east. The terrain is steeper, and many lots have Hill Country or downtown views.

Homes and Lots

Rollingwood

Mid-century ranch homes from the 1950s-70s on relatively flat lots, typically 0.2 to 0.5 acres. The original housing stock was modest - 1,500 to 2,500 sq ft single-story homes built for young families. A teardown-and-rebuild wave has been transforming blocks since the mid-2010s. New construction tends to be 3,500 to 5,500 sq ft contemporary builds filling the buildable envelope. Because lots are flatter and more uniform than Westlake Hills, construction costs are often more predictable.

Westlake Hills

Wider range of lot sizes and housing styles. Lost Creek has 1980s-era homes on established lots, some with HOAs and some without. The Oaks and Seven Oaks are estate sections with 1-6 acre lots commanding the highest per-foot prices. Davenport Ranch ties to Austin Country Club. Homes range from $1.2M renovations in Lost Creek to $10M+ compounds on hilltop sites. The terrain creates more variation - some lots are steep with limited flat space, while others offer panoramic views that justify the premium.

Price Comparison (As of Q1 2026)

Both markets are tight. At any given time, expect 25-30 active listings across all of Westlake Hills and maybe 5-10 in Rollingwood.

The Eanes ISD premium applies equally to both. Moving one street outside the district boundary drops comparable home values $200K-$400K.

"The teardown-and-rebuild wave in Rollingwood has changed the economics. Buyers are paying $1M+ for the land alone, then building $2-3M homes. That's brought Rollingwood's average up closer to Westlake Hills, but the flat lots make construction more predictable and often $50-100K cheaper." --- Joe Keenan, Keenan Group, #1 ABOR Team 2024

Schools

Both feed into Eanes ISD - the same district, same high school (Westlake High), same middle school options. The difference is elementary feeder zones. Verify your specific address on eanesisd.net before making assumptions - feeder boundaries do not follow city limits.

As of Q1 2026, Eanes ISD ranks #1 in Texas and top 10 nationally on Niche. Every campus rates 8/10 or higher on GreatSchools. This is the single biggest driver of property values in 78746.

Daily Life

Rollingwood

Flatter terrain means more bike riding and jogging on neighborhood streets. Barton Creek Greenbelt access from the south side is a major draw - Sculpture Falls trailhead is a short drive or bike ride. Bee Caves Road commercial strip is the daily errand hub: HEB, restaurants, shops. The neighborhood has a compact, walkable-within-its-borders feel that Westlake Hills does not. Zilker Park and Barton Springs are 5-10 minutes east.

Westlake Hills

More car-dependent but more private. Larger lots with mature tree canopy create a sense of seclusion. Wild Basin Preserve for hiking. Swedish Hill and the Bee Caves Road restaurant row for coffee and dinner. The hill terrain means views from many properties - downtown skyline, Hill Country ridgelines, or both. Lost Creek section has a different rhythm than The Oaks, which feels more rural despite being 15 minutes from downtown.

Governance and Taxes

Both are independent cities with their own property tax rates layered on top of Travis County and Eanes ISD taxes. Rollingwood and Westlake Hills each set their own city tax rate, which is a small fraction of the total bill. The bulk of your property tax goes to Eanes ISD regardless of which city you are in.

Both cities maintain their own roads and have police departments. Westlake Hills has its own fire department. Rollingwood contracts for fire service. Neither has a mandatory citywide HOA, though individual subdivisions (particularly Davenport Ranch in Westlake Hills) have their own associations.

When to Choose Which

Choose Rollingwood if you want Eanes ISD at a slightly lower entry point, prefer flatter lots and more predictable construction, value Greenbelt proximity, and like a compact neighborhood where you know your neighbors.

Choose Westlake Hills if you want a larger lot with Hill Country views, more privacy and seclusion, access to Austin Country Club (via Davenport Ranch), or a wider range of price points from $1.2M to $10M+.

Both are strong long-term holds. The Eanes ISD premium protects values in both cities. As of Q1 2026, Rollingwood has seen slightly faster appreciation as the teardown wave brings new construction to formerly entry-level blocks.

"We've sold homes in both cities for over 25 years. The families who are happiest long-term are the ones who picked based on daily lifestyle, not just price per square foot. Walk the neighborhoods on a Saturday morning before you decide." --- Cara Keenan, CLHMS, Million Dollar Guild

Common Questions

More Austin Neighborhood Comparisons

• Tarrytown vs Westlake Hills — Central Austin vs the Hills, 78703 vs 78746
• Tarrytown or [Bryker Woods?](/the-source/tarrytown-or-bryker-woods-choosing-your-78703-address) — The other big Austin luxury comparison: 78703 edition
• Lake Austin or [Lake Travis?](/the-source/lake-austin-or-lake-travis-how-the-lifestyles-compare) — The waterfront comparison
• Moving to Austin from California — How Bay Area and LA buyers choose neighborhoods
• Austin Private Clubs Guide — Austin Country Club, Barton Creek, and other 78746-adjacent clubs
• Barton Creek's Gated Enclaves — The third 78746 option: 78735 golf enclaves

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 transactions.