Moving to Westlake Austin? 15 Things to Know Before Buying a Home in Eanes ISD
If you’re moving to Westlake Austin or considering buying a home in Eanes ISD, you’ve probably already heard the headline version.
Excellent schools.
Beautiful homes.
Close to downtown Austin.
Hill Country views.
Lake Austin.
Strong property values.
All true.
But after more than 100 home sales in Eanes ISD, we think the things buyers need to understand before purchasing here are much more specific.
For example:
A Westlake address doesn’t necessarily tell you which schools a property feeds into.
An acre isn’t always an acre you can actually use.
The beautifully renovated house isn’t necessarily the better investment.
78733 and 78746 can provide surprisingly different lifestyles.
And a house that looks ten minutes from downtown on a map can feel very different when you drive the route at 8:15 on a Tuesday morning.
At The Council Real Estate Group, this is the market we specialize in, and it’s also where we live and raise our families.
So this isn’t a list of things we pulled from a relocation guide.
These are the things we actually talk about in the car with our buyers.
Here are 15 things we’d want a friend to know before buying a home in Westlake Austin.
Quick Answer: What Should I Know Before Moving to Westlake Austin?
Before buying in Westlake or Eanes ISD, understand:
- Westlake, West Lake Hills and Eanes ISD aren’t the same thing.
- Verify the school assignment for every individual address.
- 78733 and 78746 offer different lifestyles.
- Usable land matters more than acreage alone.
- West Austin topography affects everything.
- Driveways deserve more attention than you think.
- Impervious cover can affect future improvements.
- Don’t assume you can add a pool, ADU or addition.
- A dated home may be a better investment than a renovated one.
- Property taxes and ownership costs require property-specific analysis.
- Commute by route, not mileage.
- Lake Austin access isn’t the same everywhere.
- Westlake neighborhoods have very different personalities.
- Investigate renovations, additions and property condition.
- Resale starts the day you buy.
Let’s unpack them.
1. “Westlake” Is Not One Place
This is probably the first thing relocation buyers need to understand.
People use Westlake as shorthand for a broad area west of central Austin.
But within what people commonly call Westlake, you’ll encounter:
West Lake Hills, which is its own incorporated city.
Rollingwood, also its own city.
City of Austin addresses.
78746.
78733.
And Eanes Independent School District, whose boundaries don’t simply follow ZIP codes or municipal boundaries.
Those distinctions can affect taxes, permitting, utilities, schools and future improvements.
So when someone tells you:
“This house is in Westlake,”
our next question is:
What exactly do we mean by Westlake?
Our Westlake Austin neighborhood guide is a good starting point for understanding the area.
2. Never Assume a Home Feeds Into Eanes ISD
If Eanes ISD is an important part of your purchase decision, verify it.
Every time.
Don’t rely exclusively on:
A Zillow description.
An MLS headline.
The ZIP code.
The seller.
Or the fact that another house nearby attends a particular school.
Use the official Eanes ISD boundary information to verify the individual property.
This matters because school district boundaries don’t necessarily align neatly with neighborhood or ZIP-code boundaries.
Our Eanes ISD guide goes deeper into the schools and communities buyers encounter throughout the district.
3. 78733 and 78746 Live Differently
Buyers often begin by saying:
“We want Westlake.”
Then we start asking questions.
Do you need to be close to downtown?
Do you want land?
Do you want Lake Austin?
Do you prefer established luxury neighborhoods?
Do you want old-Austin personality?
How important is your commute?
Would you renovate?
Do you want walkability—or at least proximity to central Austin?
Suddenly, the ZIP code matters.
Broadly speaking, 78746 tends to appeal to buyers prioritizing close-in access, established Westlake luxury and proximity to central Austin.
78733 often appeals to buyers wanting more nature, Lake Austin lifestyle, eclectic architecture and communities with a more relaxed Hill Country feeling.
Neither is universally better.
We’ve written an entire 78733 vs. 78746 comparison because this is one of the most common decisions our buyers face.
4. Don’t Buy Acreage. Buy Usable Land.
This may be our most repeated piece of Westlake buyer advice.
A listing says:
1 acre.
Fantastic.
But what does that acre actually do?
Is it flat?
Steep?
Wooded?
Private?
Buildable?
Does it contain drainage?
Easements?
Significant setbacks?
Is there room for a pool?
Can your kids kick a soccer ball?
Can you expand the house?
Can you actually walk around the property?
West Austin topography means two one-acre properties can have dramatically different utility.
A usable half-acre can be more desirable than a difficult acre.
That distinction can also have a major impact on resale.
5. Hills Are Beautiful. They Also Require Due Diligence.
One of the reasons Westlake is so visually beautiful is the terrain.
We’re not in Houston.
We’re dealing with:
Hills.
Limestone.
Creeks.
Drainage.
Slopes.
Retaining walls.
Elevated foundations.
Views.
And properties that have been adapted to the landscape in all sorts of creative ways.
That can create extraordinary homes.
It also means we pay close attention to drainage, foundations, retaining structures, water movement and the way improvements interact with the lot.
A spectacular view may come with a trade-off.
Our job is to make sure you understand what that trade-off is.
6. Yes, We Care About the Driveway
This sounds almost ridiculous until you tour enough West Austin properties.
Then it makes perfect sense.
A driveway affects:
Daily arrival.
Guest parking.
Teen drivers.
Deliveries.
Groceries.
Construction access.
Turnaround.
Visibility.
And sometimes your willingness to leave the house.
We’ve walked beautiful properties where the driveway immediately becomes part of the purchase conversation.
Especially on steep or unusual lots, don’t treat the driveway as an afterthought.
You’re going to use it every single day.
7. Impervious Cover Can Matter More Than Buyers Expect
You buy a house with a giant lot and think:
“Perfect. We’ll add a pool and guest house later.”
Maybe.
But before assuming that, understand the property’s development constraints.
Impervious cover generally refers to surfaces that prevent or significantly limit water from absorbing naturally into the ground, such as buildings, driveways and certain patios.
Development rules can affect how much of a property may be covered.
And rules can vary depending on the jurisdiction and individual property.
The City of Austin’s Development Services Department is an important resource for Austin-address properties.
For properties within West Lake Hills or Rollingwood, different municipal rules may apply.
This is one reason understanding exactly where your Westlake property sits matters.
8. Don’t Assume You Can Add a Pool, ADU or Addition
This goes hand in hand with #7.
Buyers frequently walk a property and start mentally designing:
Pool.
Casita.
Garage.
Office.
Guest house.
Addition.
Sport court.
Outdoor kitchen.
We love that.
Natasha is a designer, so we often see possibilities the minute we arrive.
But design possibility and legal/building feasibility aren’t the same thing.
Before assigning financial value to future improvements, investigate:
Setbacks.
Impervious cover.
Easements.
Topography.
Trees.
Septic, where applicable.
Utilities.
HOA restrictions.
Municipal rules.
And applicable permitting requirements.
The best time to discover that your dream pool can’t go where you imagined isn’t six months after closing.
9. A Dated Home Can Be a Better Buy Than a Renovated One
This surprises some buyers.
Imagine two houses at roughly the same price.
House A
Beautiful new kitchen.
New bathrooms.
New floors.
Fresh landscaping.
But:
Poor lot.
Dark interior.
Awkward floor plan.
Road noise.
Limited privacy.
House B
1998 kitchen.
Dated bathrooms.
Old lighting.
But:
Fantastic lot.
Beautiful trees.
Great architecture.
Natural light.
Privacy.
Excellent floor plan.
Which would we buy?
We’d need to see them.
But House B would absolutely have our attention.
Why?
You can renovate finishes.
You cannot renovate your lot into a better location.
Natasha looks particularly hard at what we call the bones of a property:
Architecture.
Proportion.
Natural light.
Ceiling height.
Floor plan.
Orientation.
Indoor-outdoor relationship.
Those things can be considerably more valuable than trendy finishes.
10. Understand the Full Cost of Ownership, Not Just the Purchase Price
Relocation buyers sometimes focus heavily on the listing price.
That’s only one number.
Especially at Westlake price points, we want buyers thinking about the complete ownership picture:
Purchase price.
Property taxes.
Insurance.
Financing.
HOA, where applicable.
Pool maintenance.
Landscaping.
Utilities.
Expected repairs.
Renovations.
And future capital improvements.
This is where having Albina Rippy, a CPA and Realtor, as one of The Council’s three partners adds a very different perspective to our buyer conversations.
Natasha may be saying:
“Look at what we could do with this house.”
Albina may be saying:
“Let’s calculate whether we should.”
You need both conversations.
11. Commute by Route, Not Mileage
This is especially important if you’re moving to Austin from New York, Los Angeles, Houston, California or another major city.
Don’t look at a map and decide:
“That’s only eight miles.”
Drive it.
At the time you’d actually drive it.
Austin commutes can vary enormously depending on:
Road.
Bridge.
School traffic.
Time of day.
Construction.
Weather.
And where you’re actually trying to go.
We tell relocation buyers:
Don’t tour the house only. Tour the life.
Drive from the property to:
Work.
School.
Downtown.
Airport.
Gym.
Grocery store.
Your favorite part of Austin.
Then decide.
12. Lake Austin Access Isn’t One Thing
If Lake Austin is important to you, get specific.
There’s a major difference between:
Lakefront.
Lake view.
Lake proximity.
And lake access.
A property being near Lake Austin doesn’t automatically give the owner private access.
In our own 78733 community, Lake Hills Park is an important neighborhood amenity for eligible members, and nearby Commons Ford Ranch Metropolitan Park provides public recreation along Lake Austin.
If you’re considering Cuernavaca or Austin Lake Estates, our Cuernavaca neighborhood guide explains the lake lifestyle in much more detail.
And always verify specific membership/access rights rather than assuming they transfer with a property.
13. Westlake Neighborhoods Have Very Different Personalities
This is one of the reasons we don’t like generic lists of the “best Westlake neighborhoods.”
Consider:
Rollingwood for close-in convenience and neighborhood feel.
West Lake Hills for established luxury, architecture, privacy and topography.
Lost Creek for mature trees and an established residential environment.
Davenport Ranch for luxury, views and Lake Austin proximity.
Rob Roy for larger properties and privacy.
Cuernavaca/Austin Lake Estates for eclectic architecture, community, trees and lake lifestyle.
Barton Creek West for a more traditional neighborhood experience.
Seven Oaks for significant luxury properties.
These aren’t interchangeable.
Our Best Neighborhoods in Westlake Austin guide walks buyers through which neighborhoods we’d consider for different lifestyles.
And that’s how we’d actually make the decision.
Not:
“Which neighborhood is ranked #1?”
But:
“Which one fits the way you want to live?”
14. Investigate Renovations and Additions
Westlake has homes from many different eras.
That’s part of what makes the architecture interesting.
It also means some properties have decades of history.
Additions.
Enclosures.
Converted garages.
Pools.
Guest spaces.
Remodels.
Retaining walls.
Decks.
Structural changes.
Before buying, understand what has been done and what documentation exists.
That doesn’t automatically mean an older or heavily modified property is problematic.
It means due diligence matters.
A beautifully renovated home deserves the same investigative discipline as a dated one.
Sometimes more.
15. Resale Starts the Day You Buy
This may be the most important one.
Even if you tell us:
“We’re never moving again.”
We still think about resale.
Not because we’re trying to talk you out of loving the house.
Because things change.
Jobs.
Family.
Marriage.
Children.
Parents.
Finances.
Lifestyle.
Opportunity.
And someday, someone else may have to want what you’re buying today.
So when we evaluate a property, we’re asking two questions:
Do you love it?
And:
What will the next buyer think?
We consider:
Street.
Lot.
Architecture.
School assignment.
Privacy.
Floor plan.
View.
Pool.
Condition.
Location.
Renovation potential.
And scarcity.
Because buying well is part of selling well.
Our Westlake seller guide explains the other side of that equation.
What Are the Pros and Cons of Living in Westlake Austin?
This is a highly searched question, so let’s answer it plainly.
Potential advantages of living in Westlake
Buyers often value:
- Eanes ISD
- Proximity to central Austin
- Mature trees and Hill Country landscape
- Luxury housing
- Strong neighborhood options
- Lake Austin proximity
- Larger lots in some areas
- Established communities
- Architectural diversity
- Long-term buyer demand
Potential trade-offs
Depending on the property and neighborhood:
- Higher home prices
- Significant property taxes
- Limited inventory
- Challenging topography
- Car-dependent lifestyle
- Older homes requiring renovation
- Complex development constraints
- Competitive demand for exceptional properties
The important part is that the trade-offs vary by neighborhood.
Westlake isn’t one product.
Is Westlake Austin Worth the Premium?
For the right buyer, it can be.
But we don’t think “Eanes ISD is highly ranked” is enough justification for spending hundreds of thousands—or millions—more on a home.
The premium should make sense for your life.
Maybe you’re paying for:
Schools.
A shorter commute.
Land.
Privacy.
Architecture.
Community.
A particular street.
Lake Austin.
Or long-term resale demand.
If you’re paying the premium purely because someone told you Westlake is where you’re “supposed” to live, we’d keep looking.
Your home should solve problems for your life.
Not create new ones.
Is Eanes ISD Worth It?
For many families, Eanes ISD is a major reason to consider Westlake.
But school rankings shouldn’t be your only decision metric.
Consider:
Your individual children.
Specific school assignment.
Home price.
Commute.
Neighborhood.
House quality.
Expected length of ownership.
And what you’re giving up to purchase within the district.
Verify current school information directly through Eanes Independent School District.
Is 78733 or 78746 Better for Families?
Neither is universally better.
If you prioritize proximity to central Austin and established Westlake luxury, 78746 may appeal more.
If you prioritize nature, Lake Austin lifestyle, community and eclectic housing, 78733 may be compelling.
But individual homes matter more than ZIP codes.
Read our complete 78733 vs. 78746 guide before making that decision.
Frequently Asked Questions About Moving to Westlake Austin
Is Westlake Austin a good place to live?
Westlake is sought after by buyers who value Eanes ISD, proximity to central Austin, Hill Country surroundings and established residential neighborhoods. Whether it’s right for you depends on budget, commute and lifestyle.
What should I know before buying a home in Westlake Austin?
Pay particular attention to school boundaries, jurisdiction, lot usability, drainage, topography, impervious cover, future improvement feasibility, property taxes, commute and resale characteristics.
How much does it cost to live in Westlake Austin?
Home prices vary significantly across 78746, 78733 and individual Westlake neighborhoods. Buyers should also factor property taxes, insurance, maintenance, utilities and potential renovation costs into their budget.
Does all of Westlake attend Eanes ISD?
Don’t assume so based on a Westlake description, ZIP code or neighborhood name. Verify the individual property using Eanes ISD’s official resources.
What are the best neighborhoods in Westlake Austin?
Popular communities include West Lake Hills, Rollingwood, Lost Creek, Davenport Ranch, Rob Roy, Cuernavaca, Austin Lake Estates, Barton Creek West and Seven Oaks. Read our Westlake neighborhood guide to begin comparing them.
Is 78746 better than 78733?
They provide different lifestyles. 78746 generally offers closer access to central Austin, while 78733 can offer more of a lake-, nature- and community-oriented environment. Individual properties vary considerably.
Can I build an ADU in Westlake Austin?
Possibly, but the answer depends on the property’s jurisdiction, zoning and site-specific constraints. Buyers should investigate applicable regulations, setbacks, impervious cover, utilities, easements and other restrictions before assuming an ADU is feasible.
Can I add a pool to a Westlake home?
Possibly. Lot size alone doesn’t guarantee pool feasibility. Topography, setbacks, impervious cover, easements, trees, utilities and local regulations can affect what can be built.
Are Westlake Austin homes a good investment?
Westlake has historically attracted strong buyer demand, but no property’s future appreciation is guaranteed. We focus instead on purchasing properties with characteristics likely to remain desirable: location, usable land, architecture, privacy, functional floor plans and scarcity.
Do I need a Realtor who specializes in Westlake?
Westlake contains multiple jurisdictions, ZIP codes, neighborhoods and highly property-specific considerations. Buyers can benefit from representation with deep familiarity with Eanes ISD, local micro-markets, lot characteristics, renovation potential and resale considerations.
The Advice We’d Give a Friend Moving to Westlake
After more than 100 Eanes ISD home sales, we don’t think buying well in Westlake is about finding the most impressive house.
It’s about understanding what you’re actually buying.
The school district.
The land.
The street.
The structure.
The jurisdiction.
The limitations.
The opportunities.
The daily life.
And eventually, the resale.
That’s why The Council brings three different perspectives into a purchase.
Natasha Antonioni sees design, architecture, renovation potential and how the home could support your life.
Albina Rippy, CPA, looks at the financial side of the decision and whether the numbers actually make sense.
Holly McCormick brings more than two decades of real estate and negotiation experience to the transaction itself.
We don’t need all three of us to agree that a house is perfect.
We need to understand its strengths, weaknesses and trade-offs so you can decide whether they’re right for you.
If you’re beginning a Westlake search, start with our Westlake Austin Guide, explore Eanes ISD, compare 78733 vs. 78746, discover Cuernavaca and Austin Lake Estates or learn more about buying a home in Westlake.
But if you’re already looking at houses, there’s one question we’d encourage you to ask before every offer:
What am I buying here that I can’t change later?
The answer usually tells you far more than the finishes.
Moving to Westlake Austin? 15 Things to Know Before Buying a Home in Eanes ISD
If you’re moving to Westlake Austin or considering buying a home in Eanes ISD, you’ve probably already heard the headline version.
Excellent schools.
Beautiful homes.
Close to downtown Austin.
Hill Country views.
Lake Austin.
Strong property values.
All true.
But after more than 100 home sales in Eanes ISD, we think the things buyers need to understand before purchasing here are much more specific.
For example:
A Westlake address doesn’t necessarily tell you which schools a property feeds into.
An acre isn’t always an acre you can actually use.
The beautifully renovated house isn’t necessarily the better investment.
78733 and 78746 can provide surprisingly different lifestyles.
And a house that looks ten minutes from downtown on a map can feel very different when you drive the route at 8:15 on a Tuesday morning.
At The Council Real Estate Group, this is the market we specialize in, and it’s also where we live and raise our families.
So this isn’t a list of things we pulled from a relocation guide.
These are the things we actually talk about in the car with our buyers.
Here are 15 things we’d want a friend to know before buying a home in Westlake Austin.
Quick Answer: What Should I Know Before Moving to Westlake Austin?
Before buying in Westlake or Eanes ISD, understand:
- Westlake, West Lake Hills and Eanes ISD aren’t the same thing.
- Verify the school assignment for every individual address.
- 78733 and 78746 offer different lifestyles.
- Usable land matters more than acreage alone.
- West Austin topography affects everything.
- Driveways deserve more attention than you think.
- Impervious cover can affect future improvements.
- Don’t assume you can add a pool, ADU or addition.
- A dated home may be a better investment than a renovated one.
- Property taxes and ownership costs require property-specific analysis.
- Commute by route, not mileage.
- Lake Austin access isn’t the same everywhere.
- Westlake neighborhoods have very different personalities.
- Investigate renovations, additions and property condition.
- Resale starts the day you buy.
Let’s unpack them.
1. “Westlake” Is Not One Place
This is probably the first thing relocation buyers need to understand.
People use Westlake as shorthand for a broad area west of central Austin.
But within what people commonly call Westlake, you’ll encounter:
West Lake Hills, which is its own incorporated city.
Rollingwood, also its own city.
City of Austin addresses.
78746.
78733.
And Eanes Independent School District, whose boundaries don’t simply follow ZIP codes or municipal boundaries.
Those distinctions can affect taxes, permitting, utilities, schools and future improvements.
So when someone tells you:
“This house is in Westlake,”
our next question is:
What exactly do we mean by Westlake?
Our Westlake Austin neighborhood guide is a good starting point for understanding the area.
2. Never Assume a Home Feeds Into Eanes ISD
If Eanes ISD is an important part of your purchase decision, verify it.
Every time.
Don’t rely exclusively on:
A Zillow description.
An MLS headline.
The ZIP code.
The seller.
Or the fact that another house nearby attends a particular school.
Use the official Eanes ISD boundary information to verify the individual property.
This matters because school district boundaries don’t necessarily align neatly with neighborhood or ZIP-code boundaries.
Our Eanes ISD guide goes deeper into the schools and communities buyers encounter throughout the district.
3. 78733 and 78746 Live Differently
Buyers often begin by saying:
“We want Westlake.”
Then we start asking questions.
Do you need to be close to downtown?
Do you want land?
Do you want Lake Austin?
Do you prefer established luxury neighborhoods?
Do you want old-Austin personality?
How important is your commute?
Would you renovate?
Do you want walkability—or at least proximity to central Austin?
Suddenly, the ZIP code matters.
Broadly speaking, 78746 tends to appeal to buyers prioritizing close-in access, established Westlake luxury and proximity to central Austin.
78733 often appeals to buyers wanting more nature, Lake Austin lifestyle, eclectic architecture and communities with a more relaxed Hill Country feeling.
Neither is universally better.
We’ve written an entire 78733 vs. 78746 comparison because this is one of the most common decisions our buyers face.
4. Don’t Buy Acreage. Buy Usable Land.
This may be our most repeated piece of Westlake buyer advice.
A listing says:
1 acre.
Fantastic.
But what does that acre actually do?
Is it flat?
Steep?
Wooded?
Private?
Buildable?
Does it contain drainage?
Easements?
Significant setbacks?
Is there room for a pool?
Can your kids kick a soccer ball?
Can you expand the house?
Can you actually walk around the property?
West Austin topography means two one-acre properties can have dramatically different utility.
A usable half-acre can be more desirable than a difficult acre.
That distinction can also have a major impact on resale.
5. Hills Are Beautiful. They Also Require Due Diligence.
One of the reasons Westlake is so visually beautiful is the terrain.
We’re not in Houston.
We’re dealing with:
Hills.
Limestone.
Creeks.
Drainage.
Slopes.
Retaining walls.
Elevated foundations.
Views.
And properties that have been adapted to the landscape in all sorts of creative ways.
That can create extraordinary homes.
It also means we pay close attention to drainage, foundations, retaining structures, water movement and the way improvements interact with the lot.
A spectacular view may come with a trade-off.
Our job is to make sure you understand what that trade-off is.
6. Yes, We Care About the Driveway
This sounds almost ridiculous until you tour enough West Austin properties.
Then it makes perfect sense.
A driveway affects:
Daily arrival.
Guest parking.
Teen drivers.
Deliveries.
Groceries.
Construction access.
Turnaround.
Visibility.
And sometimes your willingness to leave the house.
We’ve walked beautiful properties where the driveway immediately becomes part of the purchase conversation.
Especially on steep or unusual lots, don’t treat the driveway as an afterthought.
You’re going to use it every single day.
7. Impervious Cover Can Matter More Than Buyers Expect
You buy a house with a giant lot and think:
“Perfect. We’ll add a pool and guest house later.”
Maybe.
But before assuming that, understand the property’s development constraints.
Impervious cover generally refers to surfaces that prevent or significantly limit water from absorbing naturally into the ground, such as buildings, driveways and certain patios.
Development rules can affect how much of a property may be covered.
And rules can vary depending on the jurisdiction and individual property.
The City of Austin’s Development Services Department is an important resource for Austin-address properties.
For properties within West Lake Hills or Rollingwood, different municipal rules may apply.
This is one reason understanding exactly where your Westlake property sits matters.
8. Don’t Assume You Can Add a Pool, ADU or Addition
This goes hand in hand with #7.
Buyers frequently walk a property and start mentally designing:
Pool.
Casita.
Garage.
Office.
Guest house.
Addition.
Sport court.
Outdoor kitchen.
We love that.
Natasha is a designer, so we often see possibilities the minute we arrive.
But design possibility and legal/building feasibility aren’t the same thing.
Before assigning financial value to future improvements, investigate:
Setbacks.
Impervious cover.
Easements.
Topography.
Trees.
Septic, where applicable.
Utilities.
HOA restrictions.
Municipal rules.
And applicable permitting requirements.
The best time to discover that your dream pool can’t go where you imagined isn’t six months after closing.
9. A Dated Home Can Be a Better Buy Than a Renovated One
This surprises some buyers.
Imagine two houses at roughly the same price.
House A
Beautiful new kitchen.
New bathrooms.
New floors.
Fresh landscaping.
But:
Poor lot.
Dark interior.
Awkward floor plan.
Road noise.
Limited privacy.
House B
1998 kitchen.
Dated bathrooms.
Old lighting.
But:
Fantastic lot.
Beautiful trees.
Great architecture.
Natural light.
Privacy.
Excellent floor plan.
Which would we buy?
We’d need to see them.
But House B would absolutely have our attention.
Why?
You can renovate finishes.
You cannot renovate your lot into a better location.
Natasha looks particularly hard at what we call the bones of a property:
Architecture.
Proportion.
Natural light.
Ceiling height.
Floor plan.
Orientation.
Indoor-outdoor relationship.
Those things can be considerably more valuable than trendy finishes.
10. Understand the Full Cost of Ownership, Not Just the Purchase Price
Relocation buyers sometimes focus heavily on the listing price.
That’s only one number.
Especially at Westlake price points, we want buyers thinking about the complete ownership picture:
Purchase price.
Property taxes.
Insurance.
Financing.
HOA, where applicable.
Pool maintenance.
Landscaping.
Utilities.
Expected repairs.
Renovations.
And future capital improvements.
This is where having Albina Rippy, a CPA and Realtor, as one of The Council’s three partners adds a very different perspective to our buyer conversations.
Natasha may be saying:
“Look at what we could do with this house.”
Albina may be saying:
“Let’s calculate whether we should.”
You need both conversations.
11. Commute by Route, Not Mileage
This is especially important if you’re moving to Austin from New York, Los Angeles, Houston, California or another major city.
Don’t look at a map and decide:
“That’s only eight miles.”
Drive it.
At the time you’d actually drive it.
Austin commutes can vary enormously depending on:
Road.
Bridge.
School traffic.
Time of day.
Construction.
Weather.
And where you’re actually trying to go.
We tell relocation buyers:
Don’t tour the house only. Tour the life.
Drive from the property to:
Work.
School.
Downtown.
Airport.
Gym.
Grocery store.
Your favorite part of Austin.
Then decide.
12. Lake Austin Access Isn’t One Thing
If Lake Austin is important to you, get specific.
There’s a major difference between:
Lakefront.
Lake view.
Lake proximity.
And lake access.
A property being near Lake Austin doesn’t automatically give the owner private access.
In our own 78733 community, Lake Hills Park is an important neighborhood amenity for eligible members, and nearby Commons Ford Ranch Metropolitan Park provides public recreation along Lake Austin.
If you’re considering Cuernavaca or Austin Lake Estates, our Cuernavaca neighborhood guide explains the lake lifestyle in much more detail.
And always verify specific membership/access rights rather than assuming they transfer with a property.
13. Westlake Neighborhoods Have Very Different Personalities
This is one of the reasons we don’t like generic lists of the “best Westlake neighborhoods.”
Consider:
Rollingwood for close-in convenience and neighborhood feel.
West Lake Hills for established luxury, architecture, privacy and topography.
Lost Creek for mature trees and an established residential environment.
Davenport Ranch for luxury, views and Lake Austin proximity.
Rob Roy for larger properties and privacy.
Cuernavaca/Austin Lake Estates for eclectic architecture, community, trees and lake lifestyle.
Barton Creek West for a more traditional neighborhood experience.
Seven Oaks for significant luxury properties.
These aren’t interchangeable.
Our Best Neighborhoods in Westlake Austin guide walks buyers through which neighborhoods we’d consider for different lifestyles.
And that’s how we’d actually make the decision.
Not:
“Which neighborhood is ranked #1?”
But:
“Which one fits the way you want to live?”
14. Investigate Renovations and Additions
Westlake has homes from many different eras.
That’s part of what makes the architecture interesting.
It also means some properties have decades of history.
Additions.
Enclosures.
Converted garages.
Pools.
Guest spaces.
Remodels.
Retaining walls.
Decks.
Structural changes.
Before buying, understand what has been done and what documentation exists.
That doesn’t automatically mean an older or heavily modified property is problematic.
It means due diligence matters.
A beautifully renovated home deserves the same investigative discipline as a dated one.
Sometimes more.
15. Resale Starts the Day You Buy
This may be the most important one.
Even if you tell us:
“We’re never moving again.”
We still think about resale.
Not because we’re trying to talk you out of loving the house.
Because things change.
Jobs.
Family.
Marriage.
Children.
Parents.
Finances.
Lifestyle.
Opportunity.
And someday, someone else may have to want what you’re buying today.
So when we evaluate a property, we’re asking two questions:
Do you love it?
And:
What will the next buyer think?
We consider:
Street.
Lot.
Architecture.
School assignment.
Privacy.
Floor plan.
View.
Pool.
Condition.
Location.
Renovation potential.
And scarcity.
Because buying well is part of selling well.
Our Westlake seller guide explains the other side of that equation.
What Are the Pros and Cons of Living in Westlake Austin?
This is a highly searched question, so let’s answer it plainly.
Potential advantages of living in Westlake
Buyers often value:
- Eanes ISD
- Proximity to central Austin
- Mature trees and Hill Country landscape
- Luxury housing
- Strong neighborhood options
- Lake Austin proximity
- Larger lots in some areas
- Established communities
- Architectural diversity
- Long-term buyer demand
Potential trade-offs
Depending on the property and neighborhood:
- Higher home prices
- Significant property taxes
- Limited inventory
- Challenging topography
- Car-dependent lifestyle
- Older homes requiring renovation
- Complex development constraints
- Competitive demand for exceptional properties
The important part is that the trade-offs vary by neighborhood.
Westlake isn’t one product.
Is Westlake Austin Worth the Premium?
For the right buyer, it can be.
But we don’t think “Eanes ISD is highly ranked” is enough justification for spending hundreds of thousands—or millions—more on a home.
The premium should make sense for your life.
Maybe you’re paying for:
Schools.
A shorter commute.
Land.
Privacy.
Architecture.
Community.
A particular street.
Lake Austin.
Or long-term resale demand.
If you’re paying the premium purely because someone told you Westlake is where you’re “supposed” to live, we’d keep looking.
Your home should solve problems for your life.
Not create new ones.
Is Eanes ISD Worth It?
For many families, Eanes ISD is a major reason to consider Westlake.
But school rankings shouldn’t be your only decision metric.
Consider:
Your individual children.
Specific school assignment.
Home price.
Commute.
Neighborhood.
House quality.
Expected length of ownership.
And what you’re giving up to purchase within the district.
Verify current school information directly through Eanes Independent School District.
Is 78733 or 78746 Better for Families?
Neither is universally better.
If you prioritize proximity to central Austin and established Westlake luxury, 78746 may appeal more.
If you prioritize nature, Lake Austin lifestyle, community and eclectic housing, 78733 may be compelling.
But individual homes matter more than ZIP codes.
Read our complete 78733 vs. 78746 guide before making that decision.
Frequently Asked Questions About Moving to Westlake Austin
Is Westlake Austin a good place to live?
Westlake is sought after by buyers who value Eanes ISD, proximity to central Austin, Hill Country surroundings and established residential neighborhoods. Whether it’s right for you depends on budget, commute and lifestyle.
What should I know before buying a home in Westlake Austin?
Pay particular attention to school boundaries, jurisdiction, lot usability, drainage, topography, impervious cover, future improvement feasibility, property taxes, commute and resale characteristics.
How much does it cost to live in Westlake Austin?
Home prices vary significantly across 78746, 78733 and individual Westlake neighborhoods. Buyers should also factor property taxes, insurance, maintenance, utilities and potential renovation costs into their budget.
Does all of Westlake attend Eanes ISD?
Don’t assume so based on a Westlake description, ZIP code or neighborhood name. Verify the individual property using Eanes ISD’s official resources.
What are the best neighborhoods in Westlake Austin?
Popular communities include West Lake Hills, Rollingwood, Lost Creek, Davenport Ranch, Rob Roy, Cuernavaca, Austin Lake Estates, Barton Creek West and Seven Oaks. Read our Westlake neighborhood guide to begin comparing them.
Is 78746 better than 78733?
They provide different lifestyles. 78746 generally offers closer access to central Austin, while 78733 can offer more of a lake-, nature- and community-oriented environment. Individual properties vary considerably.
Can I build an ADU in Westlake Austin?
Possibly, but the answer depends on the property’s jurisdiction, zoning and site-specific constraints. Buyers should investigate applicable regulations, setbacks, impervious cover, utilities, easements and other restrictions before assuming an ADU is feasible.
Can I add a pool to a Westlake home?
Possibly. Lot size alone doesn’t guarantee pool feasibility. Topography, setbacks, impervious cover, easements, trees, utilities and local regulations can affect what can be built.
Are Westlake Austin homes a good investment?
Westlake has historically attracted strong buyer demand, but no property’s future appreciation is guaranteed. We focus instead on purchasing properties with characteristics likely to remain desirable: location, usable land, architecture, privacy, functional floor plans and scarcity.
Do I need a Realtor who specializes in Westlake?
Westlake contains multiple jurisdictions, ZIP codes, neighborhoods and highly property-specific considerations. Buyers can benefit from representation with deep familiarity with Eanes ISD, local micro-markets, lot characteristics, renovation potential and resale considerations.
The Advice We’d Give a Friend Moving to Westlake
After more than 100 Eanes ISD home sales, we don’t think buying well in Westlake is about finding the most impressive house.
It’s about understanding what you’re actually buying.
The school district.
The land.
The street.
The structure.
The jurisdiction.
The limitations.
The opportunities.
The daily life.
And eventually, the resale.
That’s why The Council brings three different perspectives into a purchase.
Natasha Antonioni sees design, architecture, renovation potential and how the home could support your life.
Albina Rippy, CPA, looks at the financial side of the decision and whether the numbers actually make sense.
Holly McCormick brings more than two decades of real estate and negotiation experience to the transaction itself.
We don’t need all three of us to agree that a house is perfect.
We need to understand its strengths, weaknesses and trade-offs so you can decide whether they’re right for you.
If you’re beginning a Westlake search, start with our Westlake Austin Guide, explore Eanes ISD, compare 78733 vs. 78746, discover Cuernavaca and Austin Lake Estates or learn more about buying a home in Westlake.
But if you’re already looking at houses, there’s one question we’d encourage you to ask before every offer:
What am I buying here that I can’t change later?
The answer usually tells you far more than the finishes.
