Westlake Hills: Where Eanes Schools Meet Hill Country Luxury
Westlake Hills is an incorporated city in Travis County, Texas (ZIP 78746), located between Mopac (Loop 1) and Bee Cave Road, approximately 15 minutes west of downtown Austin. As of Q1 2026, the median home price is $2.35M, with roughly 4,500 households served by Eanes ISD - consistently ranked among the top school districts in Texas. Westlake Hills has its own city government, police department, and lower property tax rates than Austin proper.
"Eanes ISD is the number-one driver of Westlake home values. In 25 years of selling here, I have never had a Westlake family say they regretted paying the premium for those schools." --- Joe Keenan, Keenan Group, #1 ABOR Team 2024
The Keenan Group has helped hundreds of families move to Westlake Hills. Here's what you need to know.
Location & Boundaries
Geography
Westlake Hills is an independent municipality:
- North: Loop 360
- South: Bee Cave Road / Barton Creek
- East: Mopac / Austin city limits
- West: Bee Cave / Lakeway area
Proximity
- [Downtown Austin](/neighborhoods/downtown-austin): 15-20 minutes
- Domain: 25-30 minutes
- Austin-Bergstrom Airport: 25 minutes
- [Lake Austin](/neighborhoods/lake-austin): 10-15 minutes
- Hill Country: Immediate access
Why Eanes ISD Drives Decisions
The School District Advantage
Eanes ISD facts:
- Consistently ranked #1 in Central Texas
- 6 campuses serving 8,000+ students
- State and national recognition
- 97%+ graduation rate
- High college acceptance rates
- Strong athletics and arts
School Breakdown
Elementary Schools
- Bridge Point Elementary - 9/10 GreatSchools
- Eanes Elementary - 9/10 GreatSchools
- Forest Trail Elementary - 9/10 GreatSchools
- Cedar Creek Elementary - 9/10 GreatSchools
- Valley View Elementary - 9/10 GreatSchools
Hill Country Middle School
- 9/10 GreatSchools
- State-recognized programs
- Strong STEM and arts
Westlake High School
- 10/10 GreatSchools
- National Blue Ribbon School
- Texas's largest 6A school
- Championship athletics
- Renowned band and theater
Why Parents Choose Eanes
Beyond test scores:
- Small class sizes (relatively)
- Experienced teachers
- Parent involvement
- Extracurricular excellence
- College preparation
- Community investment
Real Estate Market
Market Statistics (As of Q1 2026)
- Median home price: $2.1M - $2.8M
- Price per square foot: $475 - $650
- Average lot size: 0.5 - 2 acres
- Average home size: 3,500 - 6,000 sq ft
- Days on market: 30-50 (varies by price point)
Browse current Westlake Hills listings or search by 78746 ZIP code.
Neighborhoods Within Westlake
[Rob Roy](/neighborhoods/rob-roy-austin) on the Lake
- Ultra-luxury estates
- As of 2025, $3M - $15M+ price range
- Lake Austin waterfront available
- Gated security
- Largest lots in area
[Lost Creek](/neighborhoods/lost-creek-austin)
- Austin Country Club adjacent
- $1.5M - $5M range (2025 data)
- Established family neighborhood
- Golf community lifestyle
Westlake Hills (core)
- Original Westlake development
- $1M - $4M range (2025 data)
- Mix of updated and original homes
- Central location within area
Davenport Ranch
- Newer development
- $1.5M - $3M range (2025 data)
- Contemporary architecture
- Community amenities
Home Styles
Hill Country Contemporary
- Natural stone and stucco
- Open floor plans
- Indoor-outdoor living
- Current market favorite
Traditional
- Brick and stone
- Formal living spaces
- Established neighborhoods
- Strong resale
Mediterranean
- Terra cotta roofs
- Courtyard designs
- Popular in 1990s-2000s builds
- Some dated, some timeless
Lifestyle & Amenities
Parks & Recreation
Barton Creek Greenbelt
- 12+ miles of trails
- Swimming holes
- Rock climbing
- Mountain biking
- Running trails
Emma Long Metropolitan Park
- Lake Austin beach
- Camping facilities
- Boat ramps
- Picnic areas
[Bull Creek](/neighborhoods/bull-creek-austin)
- Swimming holes
- Hiking trails
- Dog-friendly areas
- Natural spring areas
Clubs & Golf
Austin Country Club
- Private equity club
- Pete Dye championship course
- Tennis, pool, dining
- Many Westlake families are members
Barton Creek Resort & Spa
- Four golf courses
- Full-service spa
- Resort amenities
- Membership available
Shopping & Dining
Hill Country Galleria
- Upscale outdoor mall
- Specialty retail
- Dining options
- Entertainment
Westlake retail
- Randalls/H-E-B grocery
- Local restaurants
- Professional services
- Boutique shopping
Downtown Austin
- 15-20 minute drive
- Full urban amenities
- Restaurant scene
- Entertainment
Community Character
Who Lives Here
Typical Westlake resident:
- Families with school-age children
- Professionals in tech, medicine, law, business
- Established executives
- Second-time homebuyers upgrading
- Empty nesters staying for lifestyle
Community Values
What defines Westlake:
- Education priority
- Family focus
- Privacy and space
- Active outdoor lifestyle
- Volunteer involvement
- Property maintenance
Civic Structure
Westlake Hills is an independent city:
- Own city government
- Own police department
- Lower property taxes than Austin
- High-quality city services
- Resident-focused policies
Investment Considerations
Why Westlake Holds Value
Key factors:
- Eanes ISD premium
- Finite supply (built out)
- High household incomes
- Desirable demographics
- Quality construction
- Location stability
Historical Performance
Westlake has consistently outperformed:
- Strong appreciation
- Recession resilience
- Quick recovery from downturns
- Stable rental market
Tax Considerations
Property taxes:
- Generally lower than Austin proper
- Eanes ISD rate competitive
- City of Westlake Hills efficient
- No MUD taxes typically
Buying in Westlake
Market Dynamics
What to expect:
- Competitive market
- Quality homes sell quickly
- Multiple offers possible
- Cash buyers present
- Off-market opportunities exist
Strategy for Success
How to win in Westlake:
- Strong pre-approval essential
- Know which school zone you need
- Move quickly on new listings
- Consider off-market options
- Flexible closing timeline helps
- Work with connected agent
Common Buyer Priorities
What families ask about:
- Specific school assignment
- Commute to downtown/Domain
- Lot size and privacy
- Update needs and budget
- Neighborhood fit
- Long-term value
Frequently Asked Questions
What is the average home price in Westlake Hills?
As of Q1 2026, the median home price in Westlake Hills ranges from $2.1M to $2.8M. Rob Roy on the Lake estates can exceed $15M, while core Westlake homes start around $1M for older properties needing updates. See current 78746 listings.
What school district is Westlake Hills in?
Westlake Hills is served by Eanes ISD, consistently ranked among the top districts in Texas. Westlake High School holds a 10/10 GreatSchools rating and is a National Blue Ribbon School.
How does Westlake compare to [Tarrytown](/neighborhoods/tarrytown-austin)?
Westlake Hills offers larger lots (0.5-2 acres vs. 0.25-0.5 in Tarrytown), Eanes ISD schools (vs. Austin ISD), and Hill Country views. Tarrytown offers a closer downtown commute (5-10 min vs. 15-20) and a more walkable, urban neighborhood feel. Westlake medians run roughly $400K higher as of 2026.
Are property taxes lower in Westlake Hills than Austin?
Yes. As an incorporated city, Westlake Hills typically has lower total tax rates than Austin proper. You avoid the City of Austin tax rate, and Eanes ISD rates are competitive with other top districts.
Is Westlake Hills a good long-term investment?
Westlake has shown strong appreciation and recession resilience over 20+ years, driven by Eanes ISD demand, finite supply (the area is largely built out), and high household incomes. The main consideration is the commute, which can run 20-30+ minutes to downtown during rush hour.
Your Westlake Experts
The Keenan Group has helped hundreds of families find their Westlake home. We know every neighborhood, every school zone, and every nuance. Explore our Austin neighborhood guide or get a home valuation.
Contact us: 512-415-7653 | keenan@compass.com
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