Tarrytown vs Westlake Hills

Tarrytown and Westlake Hills are two of Austin's defining luxury neighborhoods, but they solve different problems. Tarrytown is the central Austin, 78703, walk-to-school-and-lake choice. Westlake Hills is the 78746, Eanes ISD, larger-lot and Hill Country privacy choice. The right answer is usually not "which is better?" It is "which daily life do you actually want?"

Tarrytown vs Westlake Hills: Fast Answer

Choose Tarrytown if you want Central Austin proximity, Casis Elementary, mature tree canopy, Lake Austin access, and a more walkable neighborhood rhythm. Choose Westlake Hills if you want Eanes ISD, larger lots, more privacy, Hill Country topography, and a quieter estate feel. The Keenan Group has sold homes in both neighborhoods for 25 years — both are blue-chip Austin luxury markets, and the wrong choice is treating them as interchangeable.

Tarrytown and Westlake Hills are both among the most expensive neighborhoods in Austin. Buyers constantly ask us which one is better. The honest answer: neither is universally better. They serve different lifestyles, school strategies, lot-size priorities, tax profiles, and commute patterns. We've sold homes in both for over 25 years, and the right choice depends on what matters most to your household.

Here's the real comparison.

"We've sold in both Tarrytown and Westlake Hills for over 25 years. The families who are happiest long-term picked based on daily lifestyle - walkability vs space - not just school rankings or price per square foot." --- Cara Keenan, CLHMS, Million Dollar Guild

Key Decision Factors

• School path: Tarrytown is Austin ISD, typically Casis Elementary / O. Henry Middle / Austin High. Westlake Hills is Eanes ISD.
• ZIP and tax planning: Tarrytown is primarily 78703. Westlake Hills is primarily 78746. Verify tax entities property by property before comparing monthly carry.
• Lifestyle: Tarrytown is more walkable and closer to downtown, UT, Lake Austin, and Central Austin dining. Westlake Hills is quieter, larger-lot, hillier, and more car-dependent.
• Inventory: Tarrytown often has fewer larger-lot options. Westlake Hills has more estate inventory, but quality varies sharply by street, slope, and school assignment.
• Next step: Review the neighborhood guides, then compare live inventory through Tarrytown homes for sale and Westlake Hills homes for sale.

Quick Comparison Table (2026 Planning Snapshot)

Schools: AISD vs Eanes ISD

This is the single biggest factor for most families comparing these neighborhoods. And it's not as simple as "Eanes is better" - though the test scores suggest it.

Eanes ISD (Westlake Hills)

Eanes ISD is one of the primary reasons buyers choose Westlake Hills. The district is compact, academically strong, and easier to understand than many larger metro districts:

• Elementary: Eanes Elementary, Bridge Point Elementary, Cedar Creek Elementary, Valley View Elementary, Forest Trail Elementary
• Middle: West Ridge Middle, Hill Country Middle
• High: Westlake High School

Westlake High School is nationally recognized for academics, athletics, debate, robotics, and fine arts. The district publishes current campus lists and boundary tools, so buyers should verify the exact school assignment for any property before treating "Westlake" as shorthand.

Eanes ISD planning note: Eanes is the cleanest public-school reason buyers cross MoPac into 78746. The school path is strong enough that it can justify the loss of Tarrytown walkability for many families.

Austin ISD - Tarrytown Area

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

• Casis Elementary is one of the strongest Austin ISD elementary-school draws for Central Austin buyers, with an active parent community and walkable access for many Tarrytown families.
• O. Henry Middle is a common continuation path for Tarrytown families and should be evaluated alongside commute, programs, and household fit.
• Austin High School is a large, diverse campus with strong programs in many areas, but many families still compare it against private-school or magnet options depending on the student.

The nuance: Many Tarrytown families love Casis and O. Henry, then evaluate whether to stay at Austin High or consider private school (St. Andrew's, St. Stephen's, Austin Prep) for high school. Others happily send kids through Austin High - it offers IB and AP programs that rival private schools academically.

Bottom Line on Schools

If top-rated public schools through 12th grade are non-negotiable and you want to avoid the private school conversation entirely, Eanes ISD (Westlake Hills) wins clearly. If you're comfortable with excellent elementary + middle and an "evaluate at high school" approach, Tarrytown's schools are very good and the neighborhood offers lifestyle benefits Westlake can't match.

Lifestyle and Day-to-Day Living

Tarrytown: The Walkable Urban Village

Tarrytown feels like a small town that happens to be 5 minutes from downtown Austin. Here's what daily life looks like:

• Walk to the lake: Lady Bird Lake and the hike-and-bike trail are a short walk from most Tarrytown homes. Mount Bonnell is in the neighborhood.
• Walk to shops: Tarrytown Shopping Center on Exposition Blvd has Randalls, restaurants, dry cleaners, and local businesses. It's nothing fancy but it's useful - and walkable.
• Walk to school: Most Tarrytown kids walk to Casis Elementary. Few Austin neighborhoods can say that.
• Community feel: Tarrytown has a tight neighborhood association, annual events, and the kind of community where people know their neighbors. Front porches are used.
• Tree canopy: Towering pecan, oak, and elm trees line every street. The mature canopy makes summer 5-10 degrees cooler than open neighborhoods and makes every walk feel shaded.

The tradeoff: Lots are smaller (typically 7,500-13,000 sq ft). Many homes are older (1940s-1960s original builds mixed with teardowns and new construction). You won't find a brand-new home on a half-acre in Tarrytown.

Westlake Hills: The Hill Country Estate

Westlake Hills feels like living in the country while being 15 minutes from the office. Daily life:

• Space: Half-acre lots are standard. One-acre and larger lots are common. You have room for a pool, a play structure, a garden, and space between you and your neighbor.
• Privacy: Winding roads through cedar and oak trees. Many homes aren't visible from the street. Gated entries are common.
• Hill Country views: Elevation and topography give many Westlake homes sweeping views of the hills and Lake Austin.
• Car-dependent: There's no walking to shops or restaurants. You drive to the Westlake area H-E-B, the Davenport Village shopping center, or into Austin for everything.
• Quiet: Minimal through-traffic, no commercial noise, and enough land between homes that you don't hear your neighbors.

The tradeoff: You're in your car more. Kids don't walk to school (even though schools are nearby, the roads aren't pedestrian-friendly). The nearest restaurant or coffee shop is a 5-10 minute drive. Social life requires more planning.

Investment and Appreciation

Both neighborhoods have been strong long-term investments. Here's how they compare:

Tarrytown

• Prices have appreciated steadily due to limited supply (the neighborhood is fully built out) and proximity to downtown
• Teardown/rebuild trend continues - older homes on prime lots sell for land value ($800K-$1.2M for the lot) and get replaced with $2-4M custom builds
• Land scarcity means prices have a high floor - there's only so much Tarrytown
• Downtown Austin's growth (new office towers, entertainment, condos) increases Tarrytown's value as the closest single-family neighborhood

Westlake Hills

• Prices tied closely to Eanes ISD reputation - as long as Eanes remains top-tier, demand stays strong
• Larger lot sizes and higher price points mean fewer transactions, but each sale moves the comps
• Rob Roy and other exclusive enclaves within Westlake Hills command premium pricing
• Pool of buyers is more national (relocating executives, tech leaders) vs Tarrytown's more local buyer pool

Commute and Location

From Tarrytown

• Downtown Austin: 5-10 minutes (you're already essentially there)
• UT Campus: 5 minutes
• Austin-Bergstrom Airport: 20-25 minutes
• Domain/North Austin: 20-25 minutes
• [Bee Cave](/neighborhoods/bee-cave-austin)/Hill Country Galleria: 20-25 minutes

From Westlake Hills

• Downtown Austin: 12-20 minutes (via MoPac or Bee Caves Road)
• UT Campus: 15-20 minutes
• Austin-Bergstrom Airport: 25-35 minutes
• Domain/North Austin: 25-35 minutes
• Bee Cave/Hill Country Galleria: 5-10 minutes

The MoPac factor: Both neighborhoods use MoPac (Loop 1) to get downtown. During rush hour, MoPac can add 10-20 minutes to your commute. The MoPac Express Lane (tolled) helps, but it's not free. Tarrytown's advantage is that you can often avoid MoPac entirely using surface streets.

Dining, Shopping, and Entertainment

Tarrytown

Close to everything Austin offers:

• [South Congress](/neighborhoods/south-congress-austin) (SoCo): 10 minutes - restaurants, shopping, live music
• Downtown/2nd Street District: 5 minutes
• Barton Springs/Zilker Park: 10 minutes
• Local options: Tarrytown has its own small commercial district with a handful of restaurants, plus nearby West Austin options along Lake Austin Blvd and Enfield Road
• Grocery: Randalls in Tarrytown center, Central Market on North Lamar (10 min)

Westlake Hills

• Davenport Village: The main commercial area for Westlake residents. Restaurants, shops, services.
• Bee Cave / Hill Country Galleria: 5-10 minutes. Shopping center with restaurants, movie theater, retail.
• The Backyard / Nutty Brown: Live music venues in the Bee Caves Road corridor
• Grocery: H-E-B on Bee Caves Road, Whole Foods at the Village of Westlake

Westlake Hills residents tend to socialize more at home (bigger houses, pools, outdoor spaces) and at school events. Tarrytown residents tend to walk to neighborhood spots and head downtown more often.

Property Taxes: A Real Difference

Property taxes can be meaningfully different because Tarrytown and Westlake Hills sit under different city and school-district entities. Tarrytown typically combines City of Austin and Austin ISD. Westlake Hills typically combines City of West Lake Hills and Eanes ISD. That can produce a different total tax profile even when two homes are similarly priced.

Do not rely on a neighborhood-level shortcut for a specific property. Verify the current tax bill, exemptions, school district, city jurisdiction, and any special districts before comparing monthly carry. For a complete breakdown, use our Austin Property Tax Rates 2026 guide, the Texas Homestead Exemption Guide, and the Central Texas Property Tax Protest Guide.

Who Should Choose Tarrytown

Tarrytown is the better fit if you:

• Want walkability - to school, to the lake, to shops
• Work downtown or at UT and want a short commute
• Love mature tree canopy and established neighborhood character
• Are comfortable with AISD elementary/middle and open to evaluating high school options
• Prefer a smaller lot with more connection to neighbors
• Want to walk out your door and be on the hike-and-bike trail in 5 minutes
• Value downtown proximity for dining, entertainment, and social life

Typical Tarrytown buyer: Couples and young families who work downtown, value walkability, and want an urban-village lifestyle in a single-family home. Often moving from a downtown condo and wanting more space without losing the urban feel.

Who Should Choose Westlake Hills

Westlake Hills is the better fit if you:

• Want Eanes ISD from K through 12 with no private school question
• Need space - half-acre minimum, room for a pool and play structure
• Value privacy and quiet over walkability
• Don't mind driving for everything
• Want Hill Country views and a more natural setting
• Prefer newer construction or have the budget for a custom build
• Plan to entertain at home (big kitchens, outdoor living, pool)

Typical Westlake Hills buyer: Families with school-age kids who prioritize Eanes ISD, executives and tech professionals who want a retreat from the city, and empty nesters who want space and views. Often relocating from out of state and prioritizing schools and lot size above all else.

Frequently Asked Questions

Which neighborhood has better resale value?

Both hold value extremely well. Tarrytown has lower entry points and more transaction volume, which can make selling easier. Westlake Hills has fewer comps and a smaller buyer pool at the higher price points, which can mean longer days on market for $3M+ homes. Neither is a risky buy - both are blue-chip Austin real estate.

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

In Tarrytown, occasionally - smaller unrenovated homes or condos/townhomes might dip below $1M, but they're rare and move fast. In Westlake Hills, essentially no - you'd need to look at adjacent areas like Rollingwood (which is also Eanes ISD) for lower price points.

Is Rollingwood a good alternative to Westlake Hills?

Yes - Rollingwood is a small city adjacent to Westlake Hills, also zoned to Eanes ISD. Home prices tend to be slightly lower ($1M-$2.5M) with smaller lot sizes (0.2-0.5 acres). It's a strong option if you want Eanes schools without the Westlake Hills premium.

What about flooding in Tarrytown?

Parts of Tarrytown near Shoal Creek have flood risk. Always check FEMA flood maps for specific properties. The areas closest to the creek (especially along Pecos and the eastern edge) require flood insurance. Higher ground in Tarrytown (west of Exposition) typically has no flood concerns. We always flag this in our property evaluations.

Do Tarrytown homes come with garages?

Many original Tarrytown homes (1940s-60s) have single-car garages or carports. New construction in Tarrytown typically includes 2-car garages. Street parking is generally available. If a 3-car garage is a must, Westlake Hills has more options.

Which neighborhood is better for retirees?

Tarrytown, generally. The walkability, proximity to medical centers (Ascension Seton is nearby), flat terrain in many sections, and social connectivity make it ideal for active retirees. Westlake Hills' car-dependency and hillier terrain are less convenient for aging in place, though the quiet and space appeal to many retirees.

Can I get Eanes ISD schools from a Tarrytown address?

No. Tarrytown sits in Austin ISD territory. The district boundary runs roughly along MoPac. There is no transfer or waiver option, and Casis Elementary zoning does not overlap with Eanes attendance zones. If Eanes ISD is non-negotiable, cross MoPac to Westlake Hills or Rollingwood.

Which neighborhood has the higher price per square foot?

Tarrytown. Smaller lots and the Central Austin location premium push Tarrytown to approximately $650-$800/sqft. Westlake Hills runs $550-$750/sqft despite higher total prices because lots and homes are substantially larger. You pay more per foot for walkability in Tarrytown; you pay more total for space and schools in Westlake Hills.

Is there a "hybrid move" between the two?

Yes, and we see it often. Some buyers start in Tarrytown when kids are young (walkability, community, Casis Elementary is strong) and move to Westlake Hills for middle and high school (Eanes ISD advantage grows in upper grades). Others do the reverse — raise kids in Westlake for schools, then downsize to Tarrytown for the walkable lifestyle after empty-nest. Both moves have worked well for our clients over 25 years.

What about redevelopment risk?

Tarrytown carries more redevelopment risk. City of Austin zoning changes, ADU regulations, and density proposals affect 78703 more directly than the incorporated cities in 78746. Westlake Hills' independent city status gives it more control over its own zoning. If long-term character preservation matters to you, Westlake Hills has a structural advantage.

More Austin Neighborhood Comparisons

• Tarrytown or [Bryker Woods?](/the-source/tarrytown-or-bryker-woods-choosing-your-78703-address) — The 78703 comparison: Central Austin walkable neighborhoods
• Rollingwood or Westlake Hills? — Same 78746, same Eanes ISD, different character
• Lake Austin or [Lake Travis?](/the-source/lake-austin-or-lake-travis-how-the-lifestyles-compare) — Austin's two waterfront options compared
• Barton Creek or [Spanish Oaks?](/the-source/barton-creek-or-spanish-oaks-austins-golf-communities-compared) — The 78735 golf comparison
• Moving to Austin from California — How Bay Area buyers choose between these neighborhoods
• Austin Private Clubs Guide — Austin Country Club near Tarrytown, plus Westlake area clubs

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 been selling in both for 25+ years with $1B+ in career volume. Let's talk.

Related Resources

• Tarrytown Neighborhood Guide — Central Austin, Casis, Lake Austin access, and 78703 lifestyle
• Westlake Hills Neighborhood Guide — Eanes ISD, larger lots, privacy, and 78746 luxury
• 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 signal before underwriting either neighborhood
• Home Valuation — seller-side pricing and move-up planning for either neighborhood