Eanes ISD Real Estate Market 2026: Home Prices by Neighborhood & What the Data Really Means
Updated August 2026 | Market data reviewed quarterly
Market analysis reviewed by Albina Rippy, CPA & Realtor, The Council Real Estate Group at Compass
If you’re researching the Eanes ISD real estate market in 2026, you may be looking for a simple answer:
How much does it cost to buy a home in Eanes ISD?
The problem is that there really isn’t one Eanes ISD housing market.
A home in Rollingwood can trade very differently from a home in West Lake Hills.
A property in Lost Creek isn’t necessarily comparable to one in Rob Roy.
And buyers searching in Cuernavaca or Austin Lake Estates in 78733 may be looking for something completely different from buyers focused on close-in 78746.
After more than 100 home sales in Eanes ISD, this is one of the biggest misconceptions we see:
People look for an “average Eanes home price” when the more useful question is:
What does a home cost in the part of Eanes ISD that fits the way I want to live?
At The Council Real Estate Group, that’s how we analyze this market.
So rather than giving you one giant Eanes number, let’s break it down.
Quick Answer: How Much Do Homes Cost in Eanes ISD in 2026?
Homes within Eanes ISD span a very wide price range, from older homes and renovation opportunities to significant multimillion-dollar estates.
Recent 2026 ZIP-code data illustrates the difference even before we get down to individual neighborhoods: 78746 has recently recorded a median sale price around $2 million, while 78733 has been closer to the mid-$1 million range. Individual neighborhood and property values can vary dramatically within both ZIP codes.
That is why buyers and sellers should evaluate Eanes ISD real estate by:
- Neighborhood
- Exact location
- Lot
- Home size
- Architecture
- Condition
- Views
- Privacy
- Pool/outdoor living
- Renovation quality
- Current competing inventory
For current broader data, see our Westlake Austin Real Estate Market Report.
But for Eanes specifically, let’s get more local.
First: What Areas Are Actually in Eanes ISD?
This is important because Westlake, Eanes ISD, 78746 and West Lake Hills aren’t synonymous.
Eanes Independent School District covers approximately 31 square miles west of central Austin and serves students through nine schools.
Within and around the district you’ll hear names including:
West Lake Hills
Rollingwood
Lost Creek
Davenport Ranch
Rob Roy
Seven Oaks
Barton Creek West
Senna Hills
Cuernavaca
Austin Lake Estates
and numerous smaller neighborhoods and subdivisions.
Some properties have City of Austin addresses.
Others sit within incorporated municipalities such as West Lake Hills or Rollingwood.
And ZIP codes don’t determine school assignment.
If Eanes ISD is part of your buying decision, verify the individual address directly with Eanes Independent School District.
Our complete Eanes ISD neighborhood guide explains these distinctions in greater detail.
78746 Real Estate Market in 2026
For many buyers, 78746 is synonymous with Westlake.
Recent 2026 market data has placed the ZIP’s median sale price at roughly $2 million, although the exact figure varies by source, methodology and time period.
But that median hides enormous variation.
78746 includes everything from older properties with renovation potential to major luxury estates.
Buyers may pay substantial premiums for:
Central Austin proximity.
Exceptional streets.
Flat usable lots.
Downtown views.
Architecture.
Privacy.
Renovated homes.
Pools.
And scarce properties that combine several of those characteristics.
That’s why we’d never value an individual 78746 property by simply applying the ZIP-code median.
Our 78733 vs. 78746 guide explains why these two Eanes-area markets shouldn’t be treated interchangeably.
West Lake Hills Real Estate Market
West Lake Hills is one of the most recognizable luxury residential markets within Eanes ISD.
It’s also its own municipality.
That’s an important distinction for buyers because jurisdiction can affect development rules and other property-specific considerations.
Real estate here is extraordinarily varied.
You can find:
Original homes.
Mid-century architecture.
Major remodels.
Contemporary construction.
Hillside properties.
Large estates.
Flat lots.
Dramatic views.
And significant differences in value between properties that appear similar on paper.
What drives West Lake Hills home values?
We pay particular attention to:
Location. How close is the property to central Austin?
Lot. Is the land flat and usable or significantly sloped?
Privacy.
Views.
Architecture.
Renovation quality.
Outdoor living.
Scarcity.
West Lake Hills is a perfect example of why price per square foot alone can be misleading.
A dated home on an exceptional piece of land may have more underlying value than a newly renovated property on a compromised lot.
Rollingwood Real Estate Market
Rollingwood offers something particularly difficult to replicate:
A residential Eanes ISD community exceptionally close to central Austin.
For many buyers, that location is the amenity.
You’re not necessarily purchasing Rollingwood because you want acreage or to feel removed from Austin.
You’re buying into a neighborhood environment while remaining close to the city.
That makes Rollingwood particularly appealing to buyers who prioritize:
Shorter central Austin access.
Neighborhood feel.
Eanes ISD.
Established residential streets.
Strong name recognition.
And limited supply.
What drives Rollingwood home values?
Location is enormous.
But we also look at:
Lot.
Architecture.
Renovation.
Street.
Pool.
Floor plan.
Privacy.
And current competing inventory.
Because Rollingwood is relatively small, scarcity can become an important component of value when particularly desirable properties become available.
Lost Creek Real Estate Market
Lost Creek offers a different Eanes experience.
Mature trees.
Hill Country topography.
Established homes.
Residential streets.
And a more traditional neighborhood feel.
For some relocation buyers, Lost Creek can feel more immediately understandable than some of Westlake’s more eclectic or estate-oriented areas.
What drives Lost Creek home values?
Condition can matter significantly because the housing stock includes homes from different eras and levels of renovation.
We also pay close attention to:
Lot usability.
Topography.
Street.
Floor plan.
Privacy.
Renovation quality.
And how the property compares with current alternatives.
This is another neighborhood where two similar square-footage homes may deserve very different valuations.
Davenport Ranch Real Estate Market
Davenport Ranch tends to enter the conversation when buyers are looking for a combination of:
Luxury.
Westlake.
Lake Austin proximity.
Views.
360 access.
And central Austin convenience.
At higher price points, individual property characteristics become increasingly important.
A home with a meaningful view, beautiful architecture and strong indoor-outdoor connection can occupy a very different competitive position from a similarly sized property without those attributes.
That’s why luxury market averages need to be interpreted carefully.
Rob Roy Real Estate Market
Rob Roy is another important Eanes-area luxury market, particularly for buyers prioritizing:
Larger properties.
Privacy.
Mature trees.
Estate-style living.
And proximity to Austin without necessarily feeling close to the city.
There are multiple Rob Roy communities, so buyers shouldn’t treat every property carrying the Rob Roy name as interchangeable.
What drives Rob Roy values?
We’d look closely at:
Lot size.
Usable acreage.
Privacy.
Home condition.
Architecture.
Views.
Pool and outdoor living.
Street.
And replacement scarcity.
At this level of the market, the land can become as important as the house sitting on it.
Seven Oaks Real Estate Market
Seven Oaks is generally associated with significant luxury properties and estate-style living.
This is a segment where broad median pricing becomes increasingly less useful.
Why?
Because multimillion-dollar estates aren’t commodities.
One might have:
Five acres.
Another has two.
One has extraordinary architecture.
Another has extraordinary views.
One is new.
Another is twenty years old.
One has a sport court and guest house.
Another has exceptionally private land.
When properties become this differentiated, the relevant comparable set becomes smaller.
That’s why luxury valuation requires considerably more interpretation than simply calculating a neighborhood average.
Barton Creek West Real Estate Market
Barton Creek West offers a more recognizable neighborhood experience for buyers who want community alongside Eanes ISD.
This can appeal particularly to families prioritizing:
Neighborhood amenities.
Community.
Residential streets.
Access to recreation.
And an established environment.
The buyer for Barton Creek West may be seeking something very different from the buyer shopping a private multi-acre estate.
That’s precisely why “Eanes ISD home price” isn’t a particularly useful valuation by itself.
Cuernavaca Real Estate Market
This is where our market knowledge becomes especially personal.
We live here.
Cuernavaca doesn’t trade like traditional Westlake because it doesn’t feel like traditional Westlake.
And that’s the point.
You’ll find:
Original cottages.
1970s and 1980s homes.
Major renovations.
Contemporary construction.
Unusual lots.
Lake-oriented properties.
Trees.
Boats.
Architecture that doesn’t always fit neatly into a category.
And a community that has retained a surprising amount of old-Austin personality.
For some buyers, that is incredibly valuable.
What drives Cuernavaca home values?
We look closely at:
Lake Hills Park eligibility/access.
Lot.
Usable land.
Renovation.
Architecture.
Privacy.
Trees.
Proximity to Lake Austin.
Street.
And how the property actually lives.
There’s also a community component that’s difficult to capture in a spreadsheet.
People meet at local businesses.
Neighbors connect through groups like Cuerny Gals.
Families gather around Lake Hills Park.
There’s the community garden.
There’s swimming.
Boating.
Neighborhood events.
It’s not simply an address.
Our Cuernavaca neighborhood guide explains this part of 78733 from the perspective of people who actually live here.
Austin Lake Estates Real Estate Market
Austin Lake Estates is closely connected with the broader Cuernavaca community and shares many of the qualities that draw buyers to this part of 78733.
Nature.
Lake Austin.
Trees.
Eclectic homes.
Community.
And Eanes ISD.
But property values can vary dramatically.
An original home requiring substantial renovation occupies a very different market position from a beautifully remodeled property or major contemporary build.
That’s one reason we think 78733 is particularly difficult for automated valuation models.
The houses aren’t standardized.
The lots aren’t standardized.
And the buyer isn’t necessarily looking for standardized.
Why Is 78746 More Expensive Than 78733?
This is one of the most common questions buyers ask.
Recent market data shows a meaningful difference between median sale prices in the two ZIP codes.
One of the biggest reasons is location.
78746 generally offers closer access to central Austin and contains some of the area’s most established luxury neighborhoods.
But that doesn’t mean every 78746 property is more valuable than every 78733 property.
Far from it.
78733 includes significant luxury homes, waterfront and lake-proximate properties, larger lots and substantial contemporary construction.
The better question is:
What does my budget buy me in each ZIP code?
That’s exactly what our 78733 vs. 78746 comparison is designed to answer.
Which Eanes ISD Neighborhood Offers the Best Value?
We wouldn’t declare one.
Because value depends on what you value.
If you value downtown proximity, paying more for Rollingwood may represent excellent value.
If you want privacy and land, another neighborhood may make more sense.
If you want Lake Austin lifestyle and community, 78733 may give you something that a similarly priced 78746 property doesn’t.
If you want a major estate, we’d search differently again.
This is why we begin buyer conversations with lifestyle rather than ZIP code.
Our Best Neighborhoods in Westlake Austin guide breaks the decision down this way.
What Does Eanes ISD Add to Home Value?
Eanes ISD is an important component of buyer demand in Westlake.
But we wouldn’t assign a blanket percentage premium to it.
Why?
Because property value is simultaneously affected by:
Location.
Neighborhood.
Lot.
Architecture.
Condition.
Views.
Privacy.
Commute.
Inventory.
And the overall market.
Eanes ISD may help define the buyer pool.
But once buyers are searching inside the district, the property itself still has to compete.
Are Eanes ISD Home Prices Falling in 2026?
This question deserves nuance.
Some Austin-area market measures have softened significantly from pandemic-era highs, while recent Westlake ZIP-code median sale prices have shown strength.
Those statements can both be true.
That’s why Albina is cautious with year-over-year median changes.
A median price measures the mix of homes that sold.
If more high-end properties sell this year than last year, the median can increase even without every individual home appreciating at the same rate.
For an individual homeowner, we’d rather analyze:
Comparable sales.
Active competition.
Price reductions.
Days on market.
List-to-sale relationship.
Buyer demand.
And property-specific characteristics.
That’s considerably more useful than one percentage.
Which Eanes Neighborhoods Are Best for Buyers Under $2 Million?
This is where 2026 inventory matters enormously.
Rather than permanently declaring one neighborhood “best under $2 million,” we’d search current inventory across multiple Eanes pockets.
Depending on market conditions and property requirements, buyers may encounter opportunities in:
Lost Creek.
Barton Creek West.
Older or smaller properties in other parts of the district.
Renovation opportunities.
And occasionally properties that fall below neighborhood norms because of condition or specific compromises.
At this price point, flexibility can create opportunity.
A buyer willing to renovate may have considerably more options than one seeking turnkey luxury.
Where Are the Most Expensive Homes in Eanes ISD?
Significant luxury properties can be found throughout several parts of Eanes, including:
West Lake Hills.
Rollingwood.
Rob Roy.
Seven Oaks.
Davenport.
And Lake Austin-area locations.
But at the highest end of the market, we’d stop thinking primarily in terms of neighborhood medians.
The property itself becomes the market.
Architecture.
Land.
View.
Waterfront.
Privacy.
New construction.
And scarcity can matter far more than a neighborhood average.
What Should Eanes ISD Sellers Know About the 2026 Market?
This isn’t a market where we’d recommend casually choosing a price and “seeing what happens.”
Buyers have more information and more choices than they did during the frenzy.
For sellers, we’d focus on four things:
Know your true competition.
Not every house nearby is a comp.
Prepare selectively.
Spend where buyers will perceive value.
Price strategically.
Don’t use the highest neighborhood sale simply because you prefer that number.
Launch deliberately.
The first impression matters.
Our Westlake seller strategy goes much deeper into this process.
What Should Eanes ISD Buyers Know About the 2026 Market?
Buyers have more negotiating opportunity than they did several years ago.
But that doesn’t mean every property deserves a low offer.
We separate homes into two broad categories:
Replaceable properties
and
scarce properties.
If five similar homes are available, you have leverage.
If you’ve been searching six months and this is the first property with the lot, location, architecture and price you want?
Different strategy.
The goal isn’t to get a discount.
The goal is to buy well.
Albina’s Take: Neighborhood Data Is Better Than Austin Data—but It’s Still Not Enough
This is the financial-analysis piece we think gets overlooked.
Going from:
Austin median
to
Eanes median
is an improvement.
Going from:
Eanes median
to
78746
is better.
Going from:
78746
to
West Lake Hills
is better again.
But ultimately we want:
your street + your property type + your price range + your competition.
Every step closer to the individual asset makes the data more relevant.
That’s how Albina approaches valuation as both a CPA and Realtor.
Start broad for context.
Then narrow until the numbers actually describe the decision you’re making.
Frequently Asked Questions About Eanes ISD Real Estate
How much does a house cost in Eanes ISD in 2026?
Eanes ISD home prices vary enormously by neighborhood and property. Recent 2026 data has placed the median sale price around $2 million in 78746 and in the mid-$1 million range in 78733, but individual properties can sell substantially above or below those levels.
What are the most expensive neighborhoods in Eanes ISD?
High-value properties can be found in West Lake Hills, Rollingwood, Rob Roy, Seven Oaks, Davenport and Lake Austin-area locations, among others. Individual property characteristics become increasingly important at luxury price points.
What are the best neighborhoods in Eanes ISD?
There is no universally best neighborhood. Buyers should compare West Lake Hills, Rollingwood, Lost Creek, Davenport, Rob Roy, Cuernavaca, Austin Lake Estates and other Eanes communities based on budget, commute, lot preferences and lifestyle.
Is 78746 in Eanes ISD?
Many 78746 properties are within Eanes ISD, but buyers should verify the individual address directly with the district rather than relying on ZIP code.
Is 78733 in Eanes ISD?
Many 78733 properties are within Eanes ISD, including homes in Cuernavaca and Austin Lake Estates. Again, verify individual addresses.
Is 78733 cheaper than 78746?
Recent median-sale-price data shows 78733 below 78746 overall, although luxury properties in 78733 can sell for several million dollars and individual values vary significantly.
Is West Lake Hills the same as Westlake?
No. West Lake Hills is an incorporated municipality. “Westlake” is commonly used more broadly for areas west of central Austin associated with the Eanes/Westlake market.
Are Eanes ISD home values declining?
Market conditions vary by neighborhood, property and price range. Broad Austin trends don’t necessarily describe Eanes, and changes in the mix of luxury sales can significantly influence median-price statistics.
What is my Eanes ISD home worth?
An accurate valuation should consider the property’s neighborhood, street, lot, architecture, condition, renovations, views, privacy, recent comparable sales and current competing inventory.
Who specializes in Eanes ISD real estate?
When choosing an agent, look for demonstrated transaction experience within Eanes ISD, knowledge of its individual neighborhoods and the ability to evaluate property-specific factors rather than relying only on broad market averages. Our guide to choosing an Eanes ISD Realtor explains what we’d look for.
The Bottom Line: There Is No Single Eanes ISD Real Estate Market
That’s the most important conclusion from the data.
Eanes is a collection of micro-markets.
West Lake Hills isn’t Rollingwood.
Rollingwood isn’t Lost Creek.
Lost Creek isn’t Rob Roy.
Rob Roy isn’t Cuernavaca.
And Cuernavaca certainly isn’t trying to be any of them.
That’s why a single Eanes median can only tell you so much.
At The Council, we’ve been involved in more than 100 home sales within Eanes ISD, and each of our three partners looks at the market through a different lens.
Natasha Antonioni — Property + Design
Architecture, lot, renovation potential, design and buyer experience.
Albina Rippy, CPA — Data + Financial Strategy
Neighborhood numbers, comparable sales, market trends, ROI and financial implications.
Holly McCormick — Market + Negotiation
Positioning, buyer behavior, offers, terms and negotiation.
Together, those perspectives help us answer the question that matters more than:
“What’s the average home price in Eanes?”
The real question is:
What is this particular property worth in this particular market—and is it the right decision for you?
If you’re exploring Eanes ISD, start with our Eanes ISD Guide, Westlake Austin Guide, 78733 vs. 78746 comparison, Cuernavaca Guide, Buying in Westlake or Selling Your Home.
Then narrow the market.
All the way down to the house.
Eanes ISD Real Estate Market 2026: Home Prices by Neighborhood & What the Data Really Means
Updated August 2026 | Market data reviewed quarterly
Market analysis reviewed by Albina Rippy, CPA & Realtor, The Council Real Estate Group at Compass
If you’re researching the Eanes ISD real estate market in 2026, you may be looking for a simple answer:
How much does it cost to buy a home in Eanes ISD?
The problem is that there really isn’t one Eanes ISD housing market.
A home in Rollingwood can trade very differently from a home in West Lake Hills.
A property in Lost Creek isn’t necessarily comparable to one in Rob Roy.
And buyers searching in Cuernavaca or Austin Lake Estates in 78733 may be looking for something completely different from buyers focused on close-in 78746.
After more than 100 home sales in Eanes ISD, this is one of the biggest misconceptions we see:
People look for an “average Eanes home price” when the more useful question is:
What does a home cost in the part of Eanes ISD that fits the way I want to live?
At The Council Real Estate Group, that’s how we analyze this market.
So rather than giving you one giant Eanes number, let’s break it down.
Quick Answer: How Much Do Homes Cost in Eanes ISD in 2026?
Homes within Eanes ISD span a very wide price range, from older homes and renovation opportunities to significant multimillion-dollar estates.
Recent 2026 ZIP-code data illustrates the difference even before we get down to individual neighborhoods: 78746 has recently recorded a median sale price around $2 million, while 78733 has been closer to the mid-$1 million range. Individual neighborhood and property values can vary dramatically within both ZIP codes.
That is why buyers and sellers should evaluate Eanes ISD real estate by:
- Neighborhood
- Exact location
- Lot
- Home size
- Architecture
- Condition
- Views
- Privacy
- Pool/outdoor living
- Renovation quality
- Current competing inventory
For current broader data, see our Westlake Austin Real Estate Market Report.
But for Eanes specifically, let’s get more local.
First: What Areas Are Actually in Eanes ISD?
This is important because Westlake, Eanes ISD, 78746 and West Lake Hills aren’t synonymous.
Eanes Independent School District covers approximately 31 square miles west of central Austin and serves students through nine schools.
Within and around the district you’ll hear names including:
West Lake Hills
Rollingwood
Lost Creek
Davenport Ranch
Rob Roy
Seven Oaks
Barton Creek West
Senna Hills
Cuernavaca
Austin Lake Estates
and numerous smaller neighborhoods and subdivisions.
Some properties have City of Austin addresses.
Others sit within incorporated municipalities such as West Lake Hills or Rollingwood.
And ZIP codes don’t determine school assignment.
If Eanes ISD is part of your buying decision, verify the individual address directly with Eanes Independent School District.
Our complete Eanes ISD neighborhood guide explains these distinctions in greater detail.
78746 Real Estate Market in 2026
For many buyers, 78746 is synonymous with Westlake.
Recent 2026 market data has placed the ZIP’s median sale price at roughly $2 million, although the exact figure varies by source, methodology and time period.
But that median hides enormous variation.
78746 includes everything from older properties with renovation potential to major luxury estates.
Buyers may pay substantial premiums for:
Central Austin proximity.
Exceptional streets.
Flat usable lots.
Downtown views.
Architecture.
Privacy.
Renovated homes.
Pools.
And scarce properties that combine several of those characteristics.
That’s why we’d never value an individual 78746 property by simply applying the ZIP-code median.
Our 78733 vs. 78746 guide explains why these two Eanes-area markets shouldn’t be treated interchangeably.
West Lake Hills Real Estate Market
West Lake Hills is one of the most recognizable luxury residential markets within Eanes ISD.
It’s also its own municipality.
That’s an important distinction for buyers because jurisdiction can affect development rules and other property-specific considerations.
Real estate here is extraordinarily varied.
You can find:
Original homes.
Mid-century architecture.
Major remodels.
Contemporary construction.
Hillside properties.
Large estates.
Flat lots.
Dramatic views.
And significant differences in value between properties that appear similar on paper.
What drives West Lake Hills home values?
We pay particular attention to:
Location. How close is the property to central Austin?
Lot. Is the land flat and usable or significantly sloped?
Privacy.
Views.
Architecture.
Renovation quality.
Outdoor living.
Scarcity.
West Lake Hills is a perfect example of why price per square foot alone can be misleading.
A dated home on an exceptional piece of land may have more underlying value than a newly renovated property on a compromised lot.
Rollingwood Real Estate Market
Rollingwood offers something particularly difficult to replicate:
A residential Eanes ISD community exceptionally close to central Austin.
For many buyers, that location is the amenity.
You’re not necessarily purchasing Rollingwood because you want acreage or to feel removed from Austin.
You’re buying into a neighborhood environment while remaining close to the city.
That makes Rollingwood particularly appealing to buyers who prioritize:
Shorter central Austin access.
Neighborhood feel.
Eanes ISD.
Established residential streets.
Strong name recognition.
And limited supply.
What drives Rollingwood home values?
Location is enormous.
But we also look at:
Lot.
Architecture.
Renovation.
Street.
Pool.
Floor plan.
Privacy.
And current competing inventory.
Because Rollingwood is relatively small, scarcity can become an important component of value when particularly desirable properties become available.
Lost Creek Real Estate Market
Lost Creek offers a different Eanes experience.
Mature trees.
Hill Country topography.
Established homes.
Residential streets.
And a more traditional neighborhood feel.
For some relocation buyers, Lost Creek can feel more immediately understandable than some of Westlake’s more eclectic or estate-oriented areas.
What drives Lost Creek home values?
Condition can matter significantly because the housing stock includes homes from different eras and levels of renovation.
We also pay close attention to:
Lot usability.
Topography.
Street.
Floor plan.
Privacy.
Renovation quality.
And how the property compares with current alternatives.
This is another neighborhood where two similar square-footage homes may deserve very different valuations.
Davenport Ranch Real Estate Market
Davenport Ranch tends to enter the conversation when buyers are looking for a combination of:
Luxury.
Westlake.
Lake Austin proximity.
Views.
360 access.
And central Austin convenience.
At higher price points, individual property characteristics become increasingly important.
A home with a meaningful view, beautiful architecture and strong indoor-outdoor connection can occupy a very different competitive position from a similarly sized property without those attributes.
That’s why luxury market averages need to be interpreted carefully.
Rob Roy Real Estate Market
Rob Roy is another important Eanes-area luxury market, particularly for buyers prioritizing:
Larger properties.
Privacy.
Mature trees.
Estate-style living.
And proximity to Austin without necessarily feeling close to the city.
There are multiple Rob Roy communities, so buyers shouldn’t treat every property carrying the Rob Roy name as interchangeable.
What drives Rob Roy values?
We’d look closely at:
Lot size.
Usable acreage.
Privacy.
Home condition.
Architecture.
Views.
Pool and outdoor living.
Street.
And replacement scarcity.
At this level of the market, the land can become as important as the house sitting on it.
Seven Oaks Real Estate Market
Seven Oaks is generally associated with significant luxury properties and estate-style living.
This is a segment where broad median pricing becomes increasingly less useful.
Why?
Because multimillion-dollar estates aren’t commodities.
One might have:
Five acres.
Another has two.
One has extraordinary architecture.
Another has extraordinary views.
One is new.
Another is twenty years old.
One has a sport court and guest house.
Another has exceptionally private land.
When properties become this differentiated, the relevant comparable set becomes smaller.
That’s why luxury valuation requires considerably more interpretation than simply calculating a neighborhood average.
Barton Creek West Real Estate Market
Barton Creek West offers a more recognizable neighborhood experience for buyers who want community alongside Eanes ISD.
This can appeal particularly to families prioritizing:
Neighborhood amenities.
Community.
Residential streets.
Access to recreation.
And an established environment.
The buyer for Barton Creek West may be seeking something very different from the buyer shopping a private multi-acre estate.
That’s precisely why “Eanes ISD home price” isn’t a particularly useful valuation by itself.
Cuernavaca Real Estate Market
This is where our market knowledge becomes especially personal.
We live here.
Cuernavaca doesn’t trade like traditional Westlake because it doesn’t feel like traditional Westlake.
And that’s the point.
You’ll find:
Original cottages.
1970s and 1980s homes.
Major renovations.
Contemporary construction.
Unusual lots.
Lake-oriented properties.
Trees.
Boats.
Architecture that doesn’t always fit neatly into a category.
And a community that has retained a surprising amount of old-Austin personality.
For some buyers, that is incredibly valuable.
What drives Cuernavaca home values?
We look closely at:
Lake Hills Park eligibility/access.
Lot.
Usable land.
Renovation.
Architecture.
Privacy.
Trees.
Proximity to Lake Austin.
Street.
And how the property actually lives.
There’s also a community component that’s difficult to capture in a spreadsheet.
People meet at local businesses.
Neighbors connect through groups like Cuerny Gals.
Families gather around Lake Hills Park.
There’s the community garden.
There’s swimming.
Boating.
Neighborhood events.
It’s not simply an address.
Our Cuernavaca neighborhood guide explains this part of 78733 from the perspective of people who actually live here.
Austin Lake Estates Real Estate Market
Austin Lake Estates is closely connected with the broader Cuernavaca community and shares many of the qualities that draw buyers to this part of 78733.
Nature.
Lake Austin.
Trees.
Eclectic homes.
Community.
And Eanes ISD.
But property values can vary dramatically.
An original home requiring substantial renovation occupies a very different market position from a beautifully remodeled property or major contemporary build.
That’s one reason we think 78733 is particularly difficult for automated valuation models.
The houses aren’t standardized.
The lots aren’t standardized.
And the buyer isn’t necessarily looking for standardized.
Why Is 78746 More Expensive Than 78733?
This is one of the most common questions buyers ask.
Recent market data shows a meaningful difference between median sale prices in the two ZIP codes.
One of the biggest reasons is location.
78746 generally offers closer access to central Austin and contains some of the area’s most established luxury neighborhoods.
But that doesn’t mean every 78746 property is more valuable than every 78733 property.
Far from it.
78733 includes significant luxury homes, waterfront and lake-proximate properties, larger lots and substantial contemporary construction.
The better question is:
What does my budget buy me in each ZIP code?
That’s exactly what our 78733 vs. 78746 comparison is designed to answer.
Which Eanes ISD Neighborhood Offers the Best Value?
We wouldn’t declare one.
Because value depends on what you value.
If you value downtown proximity, paying more for Rollingwood may represent excellent value.
If you want privacy and land, another neighborhood may make more sense.
If you want Lake Austin lifestyle and community, 78733 may give you something that a similarly priced 78746 property doesn’t.
If you want a major estate, we’d search differently again.
This is why we begin buyer conversations with lifestyle rather than ZIP code.
Our Best Neighborhoods in Westlake Austin guide breaks the decision down this way.
What Does Eanes ISD Add to Home Value?
Eanes ISD is an important component of buyer demand in Westlake.
But we wouldn’t assign a blanket percentage premium to it.
Why?
Because property value is simultaneously affected by:
Location.
Neighborhood.
Lot.
Architecture.
Condition.
Views.
Privacy.
Commute.
Inventory.
And the overall market.
Eanes ISD may help define the buyer pool.
But once buyers are searching inside the district, the property itself still has to compete.
Are Eanes ISD Home Prices Falling in 2026?
This question deserves nuance.
Some Austin-area market measures have softened significantly from pandemic-era highs, while recent Westlake ZIP-code median sale prices have shown strength.
Those statements can both be true.
That’s why Albina is cautious with year-over-year median changes.
A median price measures the mix of homes that sold.
If more high-end properties sell this year than last year, the median can increase even without every individual home appreciating at the same rate.
For an individual homeowner, we’d rather analyze:
Comparable sales.
Active competition.
Price reductions.
Days on market.
List-to-sale relationship.
Buyer demand.
And property-specific characteristics.
That’s considerably more useful than one percentage.
Which Eanes Neighborhoods Are Best for Buyers Under $2 Million?
This is where 2026 inventory matters enormously.
Rather than permanently declaring one neighborhood “best under $2 million,” we’d search current inventory across multiple Eanes pockets.
Depending on market conditions and property requirements, buyers may encounter opportunities in:
Lost Creek.
Barton Creek West.
Older or smaller properties in other parts of the district.
Renovation opportunities.
And occasionally properties that fall below neighborhood norms because of condition or specific compromises.
At this price point, flexibility can create opportunity.
A buyer willing to renovate may have considerably more options than one seeking turnkey luxury.
Where Are the Most Expensive Homes in Eanes ISD?
Significant luxury properties can be found throughout several parts of Eanes, including:
West Lake Hills.
Rollingwood.
Rob Roy.
Seven Oaks.
Davenport.
And Lake Austin-area locations.
But at the highest end of the market, we’d stop thinking primarily in terms of neighborhood medians.
The property itself becomes the market.
Architecture.
Land.
View.
Waterfront.
Privacy.
New construction.
And scarcity can matter far more than a neighborhood average.
What Should Eanes ISD Sellers Know About the 2026 Market?
This isn’t a market where we’d recommend casually choosing a price and “seeing what happens.”
Buyers have more information and more choices than they did during the frenzy.
For sellers, we’d focus on four things:
Know your true competition.
Not every house nearby is a comp.
Prepare selectively.
Spend where buyers will perceive value.
Price strategically.
Don’t use the highest neighborhood sale simply because you prefer that number.
Launch deliberately.
The first impression matters.
Our Westlake seller strategy goes much deeper into this process.
What Should Eanes ISD Buyers Know About the 2026 Market?
Buyers have more negotiating opportunity than they did several years ago.
But that doesn’t mean every property deserves a low offer.
We separate homes into two broad categories:
Replaceable properties
and
scarce properties.
If five similar homes are available, you have leverage.
If you’ve been searching six months and this is the first property with the lot, location, architecture and price you want?
Different strategy.
The goal isn’t to get a discount.
The goal is to buy well.
Albina’s Take: Neighborhood Data Is Better Than Austin Data—but It’s Still Not Enough
This is the financial-analysis piece we think gets overlooked.
Going from:
Austin median
to
Eanes median
is an improvement.
Going from:
Eanes median
to
78746
is better.
Going from:
78746
to
West Lake Hills
is better again.
But ultimately we want:
your street + your property type + your price range + your competition.
Every step closer to the individual asset makes the data more relevant.
That’s how Albina approaches valuation as both a CPA and Realtor.
Start broad for context.
Then narrow until the numbers actually describe the decision you’re making.
Frequently Asked Questions About Eanes ISD Real Estate
How much does a house cost in Eanes ISD in 2026?
Eanes ISD home prices vary enormously by neighborhood and property. Recent 2026 data has placed the median sale price around $2 million in 78746 and in the mid-$1 million range in 78733, but individual properties can sell substantially above or below those levels.
What are the most expensive neighborhoods in Eanes ISD?
High-value properties can be found in West Lake Hills, Rollingwood, Rob Roy, Seven Oaks, Davenport and Lake Austin-area locations, among others. Individual property characteristics become increasingly important at luxury price points.
What are the best neighborhoods in Eanes ISD?
There is no universally best neighborhood. Buyers should compare West Lake Hills, Rollingwood, Lost Creek, Davenport, Rob Roy, Cuernavaca, Austin Lake Estates and other Eanes communities based on budget, commute, lot preferences and lifestyle.
Is 78746 in Eanes ISD?
Many 78746 properties are within Eanes ISD, but buyers should verify the individual address directly with the district rather than relying on ZIP code.
Is 78733 in Eanes ISD?
Many 78733 properties are within Eanes ISD, including homes in Cuernavaca and Austin Lake Estates. Again, verify individual addresses.
Is 78733 cheaper than 78746?
Recent median-sale-price data shows 78733 below 78746 overall, although luxury properties in 78733 can sell for several million dollars and individual values vary significantly.
Is West Lake Hills the same as Westlake?
No. West Lake Hills is an incorporated municipality. “Westlake” is commonly used more broadly for areas west of central Austin associated with the Eanes/Westlake market.
Are Eanes ISD home values declining?
Market conditions vary by neighborhood, property and price range. Broad Austin trends don’t necessarily describe Eanes, and changes in the mix of luxury sales can significantly influence median-price statistics.
What is my Eanes ISD home worth?
An accurate valuation should consider the property’s neighborhood, street, lot, architecture, condition, renovations, views, privacy, recent comparable sales and current competing inventory.
Who specializes in Eanes ISD real estate?
When choosing an agent, look for demonstrated transaction experience within Eanes ISD, knowledge of its individual neighborhoods and the ability to evaluate property-specific factors rather than relying only on broad market averages. Our guide to choosing an Eanes ISD Realtor explains what we’d look for.
The Bottom Line: There Is No Single Eanes ISD Real Estate Market
That’s the most important conclusion from the data.
Eanes is a collection of micro-markets.
West Lake Hills isn’t Rollingwood.
Rollingwood isn’t Lost Creek.
Lost Creek isn’t Rob Roy.
Rob Roy isn’t Cuernavaca.
And Cuernavaca certainly isn’t trying to be any of them.
That’s why a single Eanes median can only tell you so much.
At The Council, we’ve been involved in more than 100 home sales within Eanes ISD, and each of our three partners looks at the market through a different lens.
Natasha Antonioni — Property + Design
Architecture, lot, renovation potential, design and buyer experience.
Albina Rippy, CPA — Data + Financial Strategy
Neighborhood numbers, comparable sales, market trends, ROI and financial implications.
Holly McCormick — Market + Negotiation
Positioning, buyer behavior, offers, terms and negotiation.
Together, those perspectives help us answer the question that matters more than:
“What’s the average home price in Eanes?”
The real question is:
What is this particular property worth in this particular market—and is it the right decision for you?
If you’re exploring Eanes ISD, start with our Eanes ISD Guide, Westlake Austin Guide, 78733 vs. 78746 comparison, Cuernavaca Guide, Buying in Westlake or Selling Your Home.
Then narrow the market.
All the way down to the house.
Eanes ISD Real Estate Market 2026: Home Prices by Neighborhood & What the Data Really Means
Updated August 2026 | Market data reviewed quarterly
Market analysis reviewed by Albina Rippy, CPA & Realtor, The Council Real Estate Group at Compass
If you’re researching the Eanes ISD real estate market in 2026, you may be looking for a simple answer:
How much does it cost to buy a home in Eanes ISD?
The problem is that there really isn’t one Eanes ISD housing market.
A home in Rollingwood can trade very differently from a home in West Lake Hills.
A property in Lost Creek isn’t necessarily comparable to one in Rob Roy.
And buyers searching in Cuernavaca or Austin Lake Estates in 78733 may be looking for something completely different from buyers focused on close-in 78746.
After more than 100 home sales in Eanes ISD, this is one of the biggest misconceptions we see:
People look for an “average Eanes home price” when the more useful question is:
What does a home cost in the part of Eanes ISD that fits the way I want to live?
At The Council Real Estate Group, that’s how we analyze this market.
So rather than giving you one giant Eanes number, let’s break it down.
Quick Answer: How Much Do Homes Cost in Eanes ISD in 2026?
Homes within Eanes ISD span a very wide price range, from older homes and renovation opportunities to significant multimillion-dollar estates.
Recent 2026 ZIP-code data illustrates the difference even before we get down to individual neighborhoods: 78746 has recently recorded a median sale price around $2 million, while 78733 has been closer to the mid-$1 million range. Individual neighborhood and property values can vary dramatically within both ZIP codes.
That is why buyers and sellers should evaluate Eanes ISD real estate by:
- Neighborhood
- Exact location
- Lot
- Home size
- Architecture
- Condition
- Views
- Privacy
- Pool/outdoor living
- Renovation quality
- Current competing inventory
For current broader data, see our Westlake Austin Real Estate Market Report.
But for Eanes specifically, let’s get more local.
First: What Areas Are Actually in Eanes ISD?
This is important because Westlake, Eanes ISD, 78746 and West Lake Hills aren’t synonymous.
Eanes Independent School District covers approximately 31 square miles west of central Austin and serves students through nine schools.
Within and around the district you’ll hear names including:
West Lake Hills
Rollingwood
Lost Creek
Davenport Ranch
Rob Roy
Seven Oaks
Barton Creek West
Senna Hills
Cuernavaca
Austin Lake Estates
and numerous smaller neighborhoods and subdivisions.
Some properties have City of Austin addresses.
Others sit within incorporated municipalities such as West Lake Hills or Rollingwood.
And ZIP codes don’t determine school assignment.
If Eanes ISD is part of your buying decision, verify the individual address directly with Eanes Independent School District.
Our complete Eanes ISD neighborhood guide explains these distinctions in greater detail.
78746 Real Estate Market in 2026
For many buyers, 78746 is synonymous with Westlake.
Recent 2026 market data has placed the ZIP’s median sale price at roughly $2 million, although the exact figure varies by source, methodology and time period.
But that median hides enormous variation.
78746 includes everything from older properties with renovation potential to major luxury estates.
Buyers may pay substantial premiums for:
Central Austin proximity.
Exceptional streets.
Flat usable lots.
Downtown views.
Architecture.
Privacy.
Renovated homes.
Pools.
And scarce properties that combine several of those characteristics.
That’s why we’d never value an individual 78746 property by simply applying the ZIP-code median.
Our 78733 vs. 78746 guide explains why these two Eanes-area markets shouldn’t be treated interchangeably.
West Lake Hills Real Estate Market
West Lake Hills is one of the most recognizable luxury residential markets within Eanes ISD.
It’s also its own municipality.
That’s an important distinction for buyers because jurisdiction can affect development rules and other property-specific considerations.
Real estate here is extraordinarily varied.
You can find:
Original homes.
Mid-century architecture.
Major remodels.
Contemporary construction.
Hillside properties.
Large estates.
Flat lots.
Dramatic views.
And significant differences in value between properties that appear similar on paper.
What drives West Lake Hills home values?
We pay particular attention to:
Location. How close is the property to central Austin?
Lot. Is the land flat and usable or significantly sloped?
Privacy.
Views.
Architecture.
Renovation quality.
Outdoor living.
Scarcity.
West Lake Hills is a perfect example of why price per square foot alone can be misleading.
A dated home on an exceptional piece of land may have more underlying value than a newly renovated property on a compromised lot.
Rollingwood Real Estate Market
Rollingwood offers something particularly difficult to replicate:
A residential Eanes ISD community exceptionally close to central Austin.
For many buyers, that location is the amenity.
You’re not necessarily purchasing Rollingwood because you want acreage or to feel removed from Austin.
You’re buying into a neighborhood environment while remaining close to the city.
That makes Rollingwood particularly appealing to buyers who prioritize:
Shorter central Austin access.
Neighborhood feel.
Eanes ISD.
Established residential streets.
Strong name recognition.
And limited supply.
What drives Rollingwood home values?
Location is enormous.
But we also look at:
Lot.
Architecture.
Renovation.
Street.
Pool.
Floor plan.
Privacy.
And current competing inventory.
Because Rollingwood is relatively small, scarcity can become an important component of value when particularly desirable properties become available.
Lost Creek Real Estate Market
Lost Creek offers a different Eanes experience.
Mature trees.
Hill Country topography.
Established homes.
Residential streets.
And a more traditional neighborhood feel.
For some relocation buyers, Lost Creek can feel more immediately understandable than some of Westlake’s more eclectic or estate-oriented areas.
What drives Lost Creek home values?
Condition can matter significantly because the housing stock includes homes from different eras and levels of renovation.
We also pay close attention to:
Lot usability.
Topography.
Street.
Floor plan.
Privacy.
Renovation quality.
And how the property compares with current alternatives.
This is another neighborhood where two similar square-footage homes may deserve very different valuations.
Davenport Ranch Real Estate Market
Davenport Ranch tends to enter the conversation when buyers are looking for a combination of:
Luxury.
Westlake.
Lake Austin proximity.
Views.
360 access.
And central Austin convenience.
At higher price points, individual property characteristics become increasingly important.
A home with a meaningful view, beautiful architecture and strong indoor-outdoor connection can occupy a very different competitive position from a similarly sized property without those attributes.
That’s why luxury market averages need to be interpreted carefully.
Rob Roy Real Estate Market
Rob Roy is another important Eanes-area luxury market, particularly for buyers prioritizing:
Larger properties.
Privacy.
Mature trees.
Estate-style living.
And proximity to Austin without necessarily feeling close to the city.
There are multiple Rob Roy communities, so buyers shouldn’t treat every property carrying the Rob Roy name as interchangeable.
What drives Rob Roy values?
We’d look closely at:
Lot size.
Usable acreage.
Privacy.
Home condition.
Architecture.
Views.
Pool and outdoor living.
Street.
And replacement scarcity.
At this level of the market, the land can become as important as the house sitting on it.
Seven Oaks Real Estate Market
Seven Oaks is generally associated with significant luxury properties and estate-style living.
This is a segment where broad median pricing becomes increasingly less useful.
Why?
Because multimillion-dollar estates aren’t commodities.
One might have:
Five acres.
Another has two.
One has extraordinary architecture.
Another has extraordinary views.
One is new.
Another is twenty years old.
One has a sport court and guest house.
Another has exceptionally private land.
When properties become this differentiated, the relevant comparable set becomes smaller.
That’s why luxury valuation requires considerably more interpretation than simply calculating a neighborhood average.
Barton Creek West Real Estate Market
Barton Creek West offers a more recognizable neighborhood experience for buyers who want community alongside Eanes ISD.
This can appeal particularly to families prioritizing:
Neighborhood amenities.
Community.
Residential streets.
Access to recreation.
And an established environment.
The buyer for Barton Creek West may be seeking something very different from the buyer shopping a private multi-acre estate.
That’s precisely why “Eanes ISD home price” isn’t a particularly useful valuation by itself.
Cuernavaca Real Estate Market
This is where our market knowledge becomes especially personal.
We live here.
Cuernavaca doesn’t trade like traditional Westlake because it doesn’t feel like traditional Westlake.
And that’s the point.
You’ll find:
Original cottages.
1970s and 1980s homes.
Major renovations.
Contemporary construction.
Unusual lots.
Lake-oriented properties.
Trees.
Boats.
Architecture that doesn’t always fit neatly into a category.
And a community that has retained a surprising amount of old-Austin personality.
For some buyers, that is incredibly valuable.
What drives Cuernavaca home values?
We look closely at:
Lake Hills Park eligibility/access.
Lot.
Usable land.
Renovation.
Architecture.
Privacy.
Trees.
Proximity to Lake Austin.
Street.
And how the property actually lives.
There’s also a community component that’s difficult to capture in a spreadsheet.
People meet at local businesses.
Neighbors connect through groups like Cuerny Gals.
Families gather around Lake Hills Park.
There’s the community garden.
There’s swimming.
Boating.
Neighborhood events.
It’s not simply an address.
Our Cuernavaca neighborhood guide explains this part of 78733 from the perspective of people who actually live here.
Austin Lake Estates Real Estate Market
Austin Lake Estates is closely connected with the broader Cuernavaca community and shares many of the qualities that draw buyers to this part of 78733.
Nature.
Lake Austin.
Trees.
Eclectic homes.
Community.
And Eanes ISD.
But property values can vary dramatically.
An original home requiring substantial renovation occupies a very different market position from a beautifully remodeled property or major contemporary build.
That’s one reason we think 78733 is particularly difficult for automated valuation models.
The houses aren’t standardized.
The lots aren’t standardized.
And the buyer isn’t necessarily looking for standardized.
Why Is 78746 More Expensive Than 78733?
This is one of the most common questions buyers ask.
Recent market data shows a meaningful difference between median sale prices in the two ZIP codes.
One of the biggest reasons is location.
78746 generally offers closer access to central Austin and contains some of the area’s most established luxury neighborhoods.
But that doesn’t mean every 78746 property is more valuable than every 78733 property.
Far from it.
78733 includes significant luxury homes, waterfront and lake-proximate properties, larger lots and substantial contemporary construction.
The better question is:
What does my budget buy me in each ZIP code?
That’s exactly what our 78733 vs. 78746 comparison is designed to answer.
Which Eanes ISD Neighborhood Offers the Best Value?
We wouldn’t declare one.
Because value depends on what you value.
If you value downtown proximity, paying more for Rollingwood may represent excellent value.
If you want privacy and land, another neighborhood may make more sense.
If you want Lake Austin lifestyle and community, 78733 may give you something that a similarly priced 78746 property doesn’t.
If you want a major estate, we’d search differently again.
This is why we begin buyer conversations with lifestyle rather than ZIP code.
Our Best Neighborhoods in Westlake Austin guide breaks the decision down this way.
What Does Eanes ISD Add to Home Value?
Eanes ISD is an important component of buyer demand in Westlake.
But we wouldn’t assign a blanket percentage premium to it.
Why?
Because property value is simultaneously affected by:
Location.
Neighborhood.
Lot.
Architecture.
Condition.
Views.
Privacy.
Commute.
Inventory.
And the overall market.
Eanes ISD may help define the buyer pool.
But once buyers are searching inside the district, the property itself still has to compete.
Are Eanes ISD Home Prices Falling in 2026?
This question deserves nuance.
Some Austin-area market measures have softened significantly from pandemic-era highs, while recent Westlake ZIP-code median sale prices have shown strength.
Those statements can both be true.
That’s why Albina is cautious with year-over-year median changes.
A median price measures the mix of homes that sold.
If more high-end properties sell this year than last year, the median can increase even without every individual home appreciating at the same rate.
For an individual homeowner, we’d rather analyze:
Comparable sales.
Active competition.
Price reductions.
Days on market.
List-to-sale relationship.
Buyer demand.
And property-specific characteristics.
That’s considerably more useful than one percentage.
Which Eanes Neighborhoods Are Best for Buyers Under $2 Million?
This is where 2026 inventory matters enormously.
Rather than permanently declaring one neighborhood “best under $2 million,” we’d search current inventory across multiple Eanes pockets.
Depending on market conditions and property requirements, buyers may encounter opportunities in:
Lost Creek.
Barton Creek West.
Older or smaller properties in other parts of the district.
Renovation opportunities.
And occasionally properties that fall below neighborhood norms because of condition or specific compromises.
At this price point, flexibility can create opportunity.
A buyer willing to renovate may have considerably more options than one seeking turnkey luxury.
Where Are the Most Expensive Homes in Eanes ISD?
Significant luxury properties can be found throughout several parts of Eanes, including:
West Lake Hills.
Rollingwood.
Rob Roy.
Seven Oaks.
Davenport.
And Lake Austin-area locations.
But at the highest end of the market, we’d stop thinking primarily in terms of neighborhood medians.
The property itself becomes the market.
Architecture.
Land.
View.
Waterfront.
Privacy.
New construction.
And scarcity can matter far more than a neighborhood average.
What Should Eanes ISD Sellers Know About the 2026 Market?
This isn’t a market where we’d recommend casually choosing a price and “seeing what happens.”
Buyers have more information and more choices than they did during the frenzy.
For sellers, we’d focus on four things:
Know your true competition.
Not every house nearby is a comp.
Prepare selectively.
Spend where buyers will perceive value.
Price strategically.
Don’t use the highest neighborhood sale simply because you prefer that number.
Launch deliberately.
The first impression matters.
Our Westlake seller strategy goes much deeper into this process.
What Should Eanes ISD Buyers Know About the 2026 Market?
Buyers have more negotiating opportunity than they did several years ago.
But that doesn’t mean every property deserves a low offer.
We separate homes into two broad categories:
Replaceable properties
and
scarce properties.
If five similar homes are available, you have leverage.
If you’ve been searching six months and this is the first property with the lot, location, architecture and price you want?
Different strategy.
The goal isn’t to get a discount.
The goal is to buy well.
Albina’s Take: Neighborhood Data Is Better Than Austin Data—but It’s Still Not Enough
This is the financial-analysis piece we think gets overlooked.
Going from:
Austin median
to
Eanes median
is an improvement.
Going from:
Eanes median
to
78746
is better.
Going from:
78746
to
West Lake Hills
is better again.
But ultimately we want:
your street + your property type + your price range + your competition.
Every step closer to the individual asset makes the data more relevant.
That’s how Albina approaches valuation as both a CPA and Realtor.
Start broad for context.
Then narrow until the numbers actually describe the decision you’re making.
Frequently Asked Questions About Eanes ISD Real Estate
How much does a house cost in Eanes ISD in 2026?
Eanes ISD home prices vary enormously by neighborhood and property. Recent 2026 data has placed the median sale price around $2 million in 78746 and in the mid-$1 million range in 78733, but individual properties can sell substantially above or below those levels.
What are the most expensive neighborhoods in Eanes ISD?
High-value properties can be found in West Lake Hills, Rollingwood, Rob Roy, Seven Oaks, Davenport and Lake Austin-area locations, among others. Individual property characteristics become increasingly important at luxury price points.
What are the best neighborhoods in Eanes ISD?
There is no universally best neighborhood. Buyers should compare West Lake Hills, Rollingwood, Lost Creek, Davenport, Rob Roy, Cuernavaca, Austin Lake Estates and other Eanes communities based on budget, commute, lot preferences and lifestyle.
Is 78746 in Eanes ISD?
Many 78746 properties are within Eanes ISD, but buyers should verify the individual address directly with the district rather than relying on ZIP code.
Is 78733 in Eanes ISD?
Many 78733 properties are within Eanes ISD, including homes in Cuernavaca and Austin Lake Estates. Again, verify individual addresses.
Is 78733 cheaper than 78746?
Recent median-sale-price data shows 78733 below 78746 overall, although luxury properties in 78733 can sell for several million dollars and individual values vary significantly.
Is West Lake Hills the same as Westlake?
No. West Lake Hills is an incorporated municipality. “Westlake” is commonly used more broadly for areas west of central Austin associated with the Eanes/Westlake market.
Are Eanes ISD home values declining?
Market conditions vary by neighborhood, property and price range. Broad Austin trends don’t necessarily describe Eanes, and changes in the mix of luxury sales can significantly influence median-price statistics.
What is my Eanes ISD home worth?
An accurate valuation should consider the property’s neighborhood, street, lot, architecture, condition, renovations, views, privacy, recent comparable sales and current competing inventory.
Who specializes in Eanes ISD real estate?
When choosing an agent, look for demonstrated transaction experience within Eanes ISD, knowledge of its individual neighborhoods and the ability to evaluate property-specific factors rather than relying only on broad market averages. Our guide to choosing an Eanes ISD Realtor explains what we’d look for.
The Bottom Line: There Is No Single Eanes ISD Real Estate Market
That’s the most important conclusion from the data.
Eanes is a collection of micro-markets.
West Lake Hills isn’t Rollingwood.
Rollingwood isn’t Lost Creek.
Lost Creek isn’t Rob Roy.
Rob Roy isn’t Cuernavaca.
And Cuernavaca certainly isn’t trying to be any of them.
That’s why a single Eanes median can only tell you so much.
At The Council, we’ve been involved in more than 100 home sales within Eanes ISD, and each of our three partners looks at the market through a different lens.
Natasha Antonioni — Property + Design
Architecture, lot, renovation potential, design and buyer experience.
Albina Rippy, CPA — Data + Financial Strategy
Neighborhood numbers, comparable sales, market trends, ROI and financial implications.
Holly McCormick — Market + Negotiation
Positioning, buyer behavior, offers, terms and negotiation.
Together, those perspectives help us answer the question that matters more than:
“What’s the average home price in Eanes?”
The real question is:
What is this particular property worth in this particular market—and is it the right decision for you?
If you’re exploring Eanes ISD, start with our Eanes ISD Guide, Westlake Austin Guide, 78733 vs. 78746 comparison, Cuernavaca Guide, Buying in Westlake or Selling Your Home.
Then narrow the market.
All the way down to the house.
Who are local real estate experts in Westlake and Eanes ISD?
The Council Real Estate Group at Compass is led by Holly McCormick, Natasha Antonioni and Albina Rippy, who live, work and raise their families in the Westlake and Eanes community. Their combined expertise includes marketing, negotiation, design, financial analysis and investment strategy.
