Tarrytown vs Westlake Hills

Should I buy in Tarrytown or Westlake Hills?

Choose Tarrytown if you want central Austin, Lake Austin on your western edge, mature trees and a neighborhood you can walk, with schools in Austin ISD. Choose Westlake Hills if you want Eanes ISD from kindergarten through high school, larger lots, more privacy and Hill Country terrain. On price, Tarrytown carries the higher per-foot figure: the Keenan Luxury Market Index shows Tarrytown at $781 per square foot and Westlake Hills at $655 over the trailing 24 months through Q2 2026.

Both are among the most expensive neighborhoods in Austin, and buyers ask us all the time which one is better. Neither is better in general. They answer different questions: how you want to spend your days, which school path you want, how much land you need and how far you are willing to drive. We have sold homes in both for more than 25 years, and the buyers who stay happiest chose for the daily life they wanted.

Over 25 years of selling in both neighborhoods, the buyers we see happiest long-term chose for daily life, walkability or space, not only school rankings or price per square foot.

What are the key decision factors?

• School path: Tarrytown is in Austin ISD, with Casis Elementary, O. Henry Middle and Austin High in the feeder pattern. The City of West Lake Hills is in Eanes ISD, and every Eanes student attends Westlake High.
• ZIP and taxes: Tarrytown is mostly 78703; Westlake Hills is 78746. Each sits under different city and school-district taxing units, so verify the tax entities for each property before comparing monthly costs.
• Daily life: Tarrytown is flatter, more walkable and closer to downtown, UT and central Austin dining. Westlake Hills is hillier, quieter and more dependent on the car.
• Land: Tarrytown lots are smaller and the neighborhood is built out. West Lake Hills generally requires one acre for new lots, so the city has more large-lot and estate inventory.
• Next step: Read both neighborhood guides, then compare live inventory on Tarrytown homes for sale and Westlake Hills homes for sale.

How do Tarrytown and Westlake Hills compare side by side?

How do the schools compare?

For most buyers comparing these two neighborhoods, schools decide it. The choice is not as simple as "Eanes is better." It is about the path you want from kindergarten through 12th grade.

Eanes ISD (Westlake Hills)

Eanes ISD is the main reason many buyers choose Westlake Hills. The district is compact, and all of its students finish at one high school:

• Elementary: Barton Creek Elementary, Bridge Point Elementary, Cedar Creek Elementary, Eanes Elementary and Forest Trail Elementary. Valley View Elementary was combined with Barton Creek Elementary for the 2025-26 school year.
• Middle: West Ridge Middle and Hill Country Middle.
• High: Westlake High School.

Elementary and middle schools are assigned by address, so check the district's attendance tools for the property you are considering before treating "Westlake" as shorthand for a particular campus.

Planning note: Eanes is the clearest public-school reason buyers cross MoPac into 78746. For many buyers, a single K-12 path in one district is worth giving up Tarrytown's walkability.

Austin ISD (Tarrytown)

Tarrytown feeds into Casis Elementary, O. Henry Middle School and Austin High School.

• Casis Elementary is one of the strongest draws for central Austin buyers, with an active parent community and a walk to school from many Tarrytown homes.
• O. Henry Middle is the usual next step for Tarrytown students.
• Austin High is a large campus with AP and dual-credit courses, and some households also look at private high schools.

The nuance: Many Tarrytown households are happy with Casis and O. Henry, then decide at high school whether to stay at Austin High or look at private schools such as St. Andrew's, St. Stephen's or St. Michael's Catholic Academy. Others send their children through Austin High. If you want an IB Diploma program within Austin ISD, it is offered at Anderson High School.

Bottom line on schools

If you want one public district from kindergarten through 12th grade and would rather not have the private-school conversation, Westlake Hills and Eanes ISD give you that. If you are comfortable with strong elementary and middle schools and a decision at high school, Tarrytown's schools serve students well and the neighborhood offers a daily life Westlake Hills can't match.

What is daily life like in each neighborhood?

Tarrytown: a walkable central neighborhood

Tarrytown is bordered by Lake Austin on the west, Lake Austin Boulevard on the south, West 35th Street on the north and MoPac on the east. That puts it a short drive from downtown with a lake along one side. Daily life looks like this:

• The water: Lake Austin runs along the western edge. Red Bud Isle and the start of Lady Bird Lake are near the neighborhood's southwest corner below Tom Miller Dam, and the Butler hike-and-bike trail is reached from the south side, near Lake Austin Boulevard.
• Shopping on foot: The Tarrytown shopping center on Exposition Boulevard has a Randalls at 2727 Exposition and a mix of local businesses. It is practical rather than fancy, and many residents walk to it.
• School on foot: Casis Elementary is within walking distance for much of Tarrytown.
• Neighbors: The neighborhood association, annual events and front porches that get used give Tarrytown a strong sense of community.
• Trees: Mature pecan, oak and elm trees shade most streets, which keeps sidewalks and yards cooler in summer than open, newer neighborhoods.
• Nearby: Mount Bonnell is a short drive north, past West 35th Street.

The tradeoff: Lots are smaller, and many homes are older originals mixed with renovations and new construction. A brand-new home on a half-acre is rare in Tarrytown.

Westlake Hills: a Hill Country setting

Westlake Hills feels removed from the city while staying close to it. Daily life looks like this:

• Space: The city's one-acre standard for new lots means more room for a pool, a yard and distance from the neighbors.
• Privacy: Winding roads through cedar and oak trees, and many homes set back from the street. Some nearby subdivisions, such as Rob Roy, are gated.
• Views: Elevation gives many homes views of the hills, and some of downtown or Lake Austin.
• The car: There is little walking to shops or restaurants. Most errands are a short drive to the Village at Westlake on Loop 360 and Bee Cave Road, Davenport Village on Loop 360, or into Austin.
• Quiet: Little through traffic, no commercial noise and enough land between homes that you rarely hear your neighbors.

The tradeoff: You will spend more time in the car. Children usually don't walk to school, because the roads are hilly and not built for pedestrians, and a restaurant or coffee shop is a drive. Social life takes more planning.

How do they compare as long-term investments?

Both have been strong long-term holds, for different reasons.

Tarrytown

• The neighborhood is built out, so supply is fixed and land is the scarce asset.
• Older homes on good lots often sell for their land value and are replaced with new custom homes, which keeps the price floor high.
• Its closeness to downtown and UT supports demand as central Austin grows.
• Higher per-foot pricing reflects smaller lots and the central location: $781 per square foot on the KLMI over the trailing 24 months through Q2 2026.

Westlake Hills

• Demand is closely tied to Eanes ISD's reputation.
• Larger lots and higher price points mean fewer sales, and each one moves the comparable sales more.
• The buyer pool includes many people relocating for work or for the Eanes school path.
• Per-foot pricing is lower than Tarrytown's because homes and lots are larger: $655 per square foot on the KLMI over the same period.

For a specific property, we compare recent closed sales of similar homes in the same neighborhood rather than relying on neighborhood-wide averages.

How do the commutes compare?

Tarrytown is the closer of the two: it sits just west of MoPac and a short drive from downtown and UT, and many trips can use surface streets instead of MoPac. Westlake Hills is a little farther out and usually reaches downtown by MoPac or Bee Cave Road; it is closer to Bee Cave and the Hill Country Galleria to the west.

Both neighborhoods depend on MoPac for some trips, and rush hour can add a lot of time. The MoPac Express Lanes help, for a toll. Times depend on the exact address and the hour, so drive your actual route at the time you would travel before deciding.

Where do residents shop, eat and go out?

Tarrytown

Tarrytown is close to most of what Austin offers:

• South Congress: a short drive for restaurants, shopping and live music.
• Downtown and the 2nd Street District: minutes away.
• Barton Springs and Zilker Park: a short drive south.
• Local options: a small commercial strip on Exposition, plus restaurants along Lake Austin Boulevard and Enfield Road.
• Groceries: Randalls at 2727 Exposition Boulevard, with Central Market on North Lamar a short drive away.

Westlake Hills

• The Village at Westlake: the main shopping center inside the city, anchored by H-E-B at 701 S. Capital of Texas Highway.
• Davenport Village: shops and restaurants on Loop 360 near Davenport Ranch.
• Bee Cave and the Hill Country Galleria: shopping, restaurants and a Cinemark theater, with Whole Foods at 12601 Hill Country Boulevard.
• Groceries: H-E-B at the Village at Westlake, and Randalls on Bee Cave Road.

Westlake Hills residents tend to entertain more at home, with bigger houses, pools and outdoor space, and around school events. Tarrytown residents tend to walk to neighborhood spots and head downtown more often.

How do property taxes differ?

Property taxes can differ meaningfully because the two neighborhoods sit under different city and school-district units. Tarrytown combines the City of Austin and Austin ISD; Westlake Hills combines the City of West Lake Hills and Eanes ISD. Two homes at similar prices can carry different total bills.

Don't rely on a neighborhood shortcut for a specific property. Verify the current tax bill, exemptions, school district, city and any special districts before comparing monthly costs. For more detail, see our Austin Property Tax Rates 2026 guide, the Texas Homestead Exemption Guide and the Central Texas Property Tax Protest Guide.

Who is Tarrytown right for?

Tarrytown fits buyers who:

• Want to walk to school, the shopping center or the lake.
• Work downtown or at UT and want a short commute.
• Love mature trees and an established neighborhood.
• Are comfortable with Austin ISD elementary and middle schools and open to a decision at high school.
• Prefer a smaller lot and more connection with neighbors.
• Want Lake Austin on the edge of the neighborhood and central Austin dining nearby.

Typical Tarrytown buyer: Someone who works in central Austin and wants walkability in a single-family home, often moving from a downtown condo for more space without giving up the location.

Who is Westlake Hills right for?

Westlake Hills fits buyers who:

• Want Eanes ISD from kindergarten through 12th grade.
• Need space, with room for a pool and a yard.
• Value privacy and quiet over walkability.
• Don't mind driving for most errands.
• Want Hill Country views and a more natural setting.
• Prefer newer construction or plan a custom build.
• Plan to entertain at home.

Typical Westlake Hills buyer: Buyers who put Eanes ISD first, executives who want a retreat from the city, and buyers who want space and views, often relocating from out of state.

Frequently Asked Questions

Which neighborhood has better resale value?

Both hold value well. Tarrytown has more sales at a wider range of prices, which can make a home easier to sell. Westlake Hills has fewer comparable sales and a smaller buyer pool at the top, which can mean longer marketing times for its largest homes. Both are long-established luxury markets.

Can I find a home under $1M in either neighborhood?

Rarely in Tarrytown, where smaller unrenovated homes and condos occasionally sell near that level and move quickly. In the City of West Lake Hills, homes in that range are very uncommon. If Eanes ISD is the goal, compare current listings across the district's neighborhoods by price, lot and campus.

Is Rollingwood a good alternative to Westlake Hills?

It is a different choice rather than a cheaper one. Rollingwood is a small separate city next to West Lake Hills, mostly in Eanes ISD, with smaller and flatter lots. Its price per square foot is higher than Westlake Hills' on the KLMI ($897 against $655, trailing 24 months through Q2 2026), largely because many of its homes are newer rebuilds. See our Rollingwood vs Westlake Hills comparison.

What about flooding in Tarrytown?

Some Tarrytown lots near Johnson Creek, which runs along the east side of the neighborhood near MoPac, and in other low drainage areas have mapped flood risk. Check the FEMA and City of Austin floodplain maps for each property. We flag flood exposure in every property evaluation.

Do Tarrytown homes come with garages?

Many original Tarrytown homes from the 1940s to the 1960s have single-car garages or carports. New construction usually includes a two-car garage, and street parking is generally available. If you need a three-car garage, Westlake Hills offers more choices.

Which neighborhood requires less driving?

Tarrytown. It is flatter, many homes are within walking distance of the shopping center, Casis Elementary and the lake, and downtown is a short drive. Westlake Hills is hillier and more dependent on the car, in exchange for more quiet and space.

Can I get Eanes ISD schools from a Tarrytown address?

A Tarrytown address is zoned to Austin ISD. Eanes ISD does accept some out-of-district transfer students through a yearly application, depending on space and eligibility, but approval is not guaranteed and is reviewed each year. If Eanes is essential, buy an address inside the district, such as one in West Lake Hills.

Which neighborhood has the higher price per square foot?

Tarrytown. The Keenan Luxury Market Index shows Tarrytown at $781 per square foot and Westlake Hills at $655 over the trailing 24 months through Q2 2026. You pay more per foot for location and walkability in Tarrytown; you pay for more land and the Eanes school path in Westlake Hills.

Is there a "hybrid move" between the two?

Yes, and we see it often. Some buyers live in Tarrytown during the elementary years, for the walkability, community and Casis, then move to Westlake Hills for middle and high school in Eanes ISD. Others do the reverse, starting in Westlake for school and later moving to Tarrytown for a walkable life. Both moves have worked well for our clients.

What about redevelopment risk?

Tarrytown is inside the City of Austin, so citywide zoning changes, including recent changes allowing more homes on residential lots, apply to it. The City of West Lake Hills sets its own zoning, including the one-acre standard for new lots. If preserving the current character of the area matters to you, the incorporated city has more direct control.

Is Rob Roy part of Westlake Hills?

No. Rob Roy is a gated neighborhood in unincorporated Travis County next to West Lake Hills. It is in Eanes ISD and is often grouped with Westlake in conversation, but it is not inside the City of West Lake Hills.

More Austin Neighborhood Comparisons

• Tarrytown or Bryker Woods? - The 78703 comparison of central Austin neighborhoods
• Rollingwood or Westlake Hills? - Two small 78746 cities compared
• Lake Austin or Lake Travis? - Austin's two waterfront options compared
• Barton Creek or Spanish Oaks? - The golf community comparison
• Moving to Austin from California - How California buyers choose between these neighborhoods
• Austin Private Clubs Guide - Austin Country Club and other clubs near both neighborhoods

Explore both neighborhoods in detail: Tarrytown | Westlake Hills. Or browse all options in our best neighborhoods in Austin guide. If you're ready to tour homes in either area, our team has sold in both for 25+ years with $1B+ in career sales. Let's talk.

Related Resources

• Tarrytown Neighborhood Guide - Central Austin, Casis, Lake Austin and 78703
• Westlake Hills Neighborhood Guide - Eanes ISD, larger lots, privacy and 78746
• Tarrytown Homes for Sale - active inventory for the 78703 side of the comparison
• Westlake Hills Homes for Sale - active inventory for the Eanes ISD side
• 78703 Austin Real Estate - ZIP-level context for Tarrytown and nearby central Austin
• 78746 Austin Real Estate - ZIP-level context for Westlake Hills and Rollingwood
• Eanes ISD Guide - school-district context for the west side
• Austin Market Report - current market numbers before comparing either neighborhood
• Home Valuation - pricing for sellers in either neighborhood