Best Austin Neighborhoods for Design Lovers: Where Architecture, Lifestyle & Real Estate Meet
I don’t think you should choose a neighborhood based only on the house you can buy there.
You are also choosing what you see when you walk outside.
The architecture.
The trees.
The restaurants.
The people.
The way the light hits the hills at five o’clock.
Whether you walk, drive, hike, boat or sit on a front porch.
In other words, you’re not just buying a house.
You’re choosing the backdrop for your life.
As both an interior designer and Realtor, I probably look at neighborhoods a little differently.
Of course I care about:
Location.
Schools.
Resale.
Lot.
Price.
Taxes.
Commute.
But I’m also looking at:
Architecture.
Scale.
Materials.
Landscape.
Topography.
Light.
How houses relate to the street.
How people actually live there.
And perhaps most importantly:
What could this house become?
So if you love design and you’re trying to figure out where to live in Austin, these are some of the neighborhoods I’d explore.
Not because one is “best.”
Because each creates a very different life.
Quick Answer: What Are the Best Austin Neighborhoods for Design Lovers?
Start with:
Westlake / Eanes for architectural variety, hills, Lake Austin and exceptional renovation potential.
Cuernavaca / Austin Lake Estates for eclectic architecture, creative energy, water and old-Austin personality.
Rollingwood for established Westlake living mixed with sophisticated renovations and contemporary homes.
Tarrytown for classic Austin architecture, mature trees and high-end new construction.
Pemberton Heights / Old West Austin for historic architecture and beautifully restored homes.
Clarksville for smaller historic houses, character and proximity to restaurants, galleries and downtown.
Bouldin Creek for creative architecture and the collision of old and new Austin.
Travis Heights for trees, historic homes, midcentury influence and South Austin character.
Zilker / Barton Hills for modern homes, nature and the Barton Springs lifestyle.
And then:
Lake Austin waterfront pockets for some of Austin’s most dramatic relationships between architecture, topography and water.
1. Westlake / Eanes: Architecture Meets Landscape
Let’s start at home.
When people hear Westlake, they often think:
Schools.
Luxury homes.
Large lots.
High prices.
All true parts of the conversation.
But as a designer, what interests me is how incredibly varied the housing stock can be.
You can find:
1970s houses.
1980s contemporary.
Texas limestone.
Mediterranean.
Midcentury influence.
Traditional estates.
Modern new construction.
Waterfront homes.
Hilltop houses.
And homes that currently look like absolutely nothing special.
Those last ones?
Sometimes they’re my favorites.
Westlake Has Incredible Raw Material
Great lot.
Mature oak trees.
Interesting elevation.
Good proportions.
Privacy.
Maybe a view.
And then:
Brown granite.
Heavy cabinetry.
Beige tile.
Tiny light fixtures.
Too many arches.
That’s not necessarily a bad house.
Sometimes that’s a great house wearing the wrong outfit.
Our guide to buying a dated home in Westlake goes deeper into how I evaluate that difference.
Westlake Is Especially Good for Indoor-Outdoor Design
Because of the:
Hills.
Trees.
Views.
Pools.
Terraces.
Lake.
Topography.
Some of the most successful Westlake renovations are the ones that stop treating the house and landscape as separate things.
Open the view.
Connect the kitchen to the outdoors.
Create shade.
Add a great patio.
Make the pool part of the architecture.
Use the site.
That’s Austin.
2. Cuernavaca / Austin Lake Estates: The Creative One
This might be the Austin neighborhood that best illustrates why I don’t believe luxury needs to mean uniformity.
Cuernavaca is weird.
I mean that as a compliment.
I’ve called it:
The Venice Beach of the Hill Country.
And I stand by that.
You Don’t Know What You’re Going to Find
You might drive past:
Tiny original house.
Modern renovation.
Huge contemporary home.
Acreage.
Funky cottage.
Waterfront property.
New construction.
Something you cannot categorize at all.
Perfect.
Creativity Needs a Little Freedom
I love neighborhoods where every house doesn’t look like it was approved by the same committee.
Cuernavaca has personality.
The lake is part of it.
The trees are part of it.
The topography is part of it.
And the people are definitely part of it.
The Lifestyle Is Part of the Design
Civil Goat.
Lake Hills Park.
Lake Austin.
Commons Ford nearby.
Neighborhood events.
Kids.
Dogs.
Boats.
Paddleboards.
Friends running into each other.
The design of your life isn’t confined to your walls.
Read our Cuernavaca vs. Austin Lake Estates vs. Austin Lake Hills guide if you’re considering this pocket of Eanes.
3. Rollingwood: Small City, Serious Real Estate
Rollingwood sits right next to Austin and within Eanes ISD, but it has its own identity.
The location is exceptional.
You’re close to:
Downtown.
Zilker.
Lady Bird Lake.
South Austin.
Westlake.
And yet you’re home in a residential neighborhood.
From a Design Perspective
Rollingwood is fascinating because you can see generations of Austin architecture in a relatively compact area.
Original homes.
Major remodels.
Tear-downs.
Contemporary new construction.
Large family homes.
Properties transformed almost beyond recognition.
This is an area where understanding:
Lot value.
Existing structure.
Trees.
Setbacks.
Renovation potential.
And finished-home value
becomes incredibly important.
Don’t Automatically Tear Down the Old House
Please.
Let me look at it first.
Sometimes the thing everyone wants to remove is exactly the thing that could make the finished house interesting.
Old stone.
Low roofline.
Original fireplace.
Courtyard.
Interesting footprint.
Mature landscape.
Good architecture doesn’t always need to be erased.
Sometimes it needs to be uncovered.
4. Tarrytown: Classic Austin With Polish
If Westlake feels too suburban for you but you still want:
Established neighborhood.
Beautiful homes.
Mature trees.
Central location.
Strong resale appeal.
Tarrytown deserves a look.
The Architecture Is Part of the Appeal
Tarrytown has layers.
Historic homes.
Traditional architecture.
Midcentury houses.
Thoughtful renovations.
And increasingly sophisticated new construction.
That mixture creates visual depth.
The neighborhood doesn’t feel like it was built all at once.
Because it wasn’t.
Tarrytown vs. Westlake
This is a comparison relocation buyers make frequently.
And I don’t think the answer is:
One is better.
The question is:
Which life do you want?
Tarrytown gives you a more central Austin experience.
Westlake gives you more opportunities for:
Hills.
Larger lots.
Views.
Lake proximity.
And depending on the property, more separation.
Read our Westlake vs. Tarrytown guide if you’re deciding between the two.
5. Pemberton Heights / Old West Austin: Architecture With History
If you love homes that already have a story, explore Old West Austin.
Pemberton Heights in particular contains some of Austin’s most established residential architecture.
Mature landscape.
Historic homes.
Beautiful proportions.
Streets that feel settled.
Old Houses Have Something New Houses Can’t Manufacture
Time.
You can replicate:
Molding.
Floor.
Window.
Stone.
Hardware.
But you can’t manufacture:
80-year-old trees.
Patina.
History.
A neighborhood that has evolved for generations.
That doesn’t mean every old house should remain untouched.
It means the starting point matters.
Renovate With Respect
I don’t believe old houses need to become museums.
I love:
Old + modern.
Traditional architecture + contemporary art.
Original details + modern kitchen.
Historic shell + unexpected furniture.
The tension is what makes it interesting.
6. Clarksville: Small Scale, Big Personality
Clarksville is one of those neighborhoods that reminds you Austin was once much smaller.
Historic cottages.
Small lots.
Restaurants.
Galleries.
Downtown nearby.
Walkability.
Personality.
This Is a Completely Different Luxury
Luxury isn’t always:
10,000 square feet.
Five-car garage.
Two acres.
Sometimes luxury is:
Walk out the door.
Coffee.
Dinner.
Gallery.
Friend’s house.
Downtown.
Home.
Different priorities create different definitions of value.
Design Lovers Should Pay Attention to Scale
Small homes force decisions.
You can’t fill them with everything.
Every object matters more.
Every piece of furniture needs to earn its space.
That’s actually a great design exercise.
7. Bouldin Creek: Old Austin Meets New Austin
Bouldin is one of the places where Austin’s architectural tension is particularly visible.
Older cottages.
Creative remodels.
Contemporary infill.
New construction.
Big trees.
South Austin personality.
Contrast Makes Neighborhoods Interesting
I don’t necessarily want every house on a street to agree.
A modern house next to a cottage can be interesting.
The question is whether the new architecture respects:
Scale.
Street.
Landscape.
Context.
Good contemporary architecture doesn’t need to imitate what came before.
But it should understand it.
Bouldin Is for Someone Who Wants Austin Around Them
Restaurants.
South Congress nearby.
Downtown.
Music.
People.
Activity.
You are choosing a much more urban version of Austin life than you are in many parts of Eanes.
Again:
Not better.
Different.
8. Travis Heights: Trees, Character and South Austin
Travis Heights has one of those combinations designers love:
Landscape + architecture + history.
The neighborhood includes historic houses, midcentury influences, renovations and contemporary homes tucked into mature trees and varied terrain.
Houses Feel Embedded in the Landscape
That’s one of my favorite qualities in architecture.
I don’t want:
House.
Then landscaping around house.
I want the house to feel like it belongs to the site.
Trees framing windows.
Outdoor rooms.
Filtered light.
Terraces.
Materials that make sense.
Travis Heights can do this beautifully.
9. Zilker / Barton Hills: Design for an Outdoor Life
If your dream Austin day includes:
Barton Springs.
Trail.
Bike.
Coffee.
Dog.
Friends.
Then Zilker and Barton Hills deserve attention.
Architecture Follows Lifestyle
This is one of the things I find fascinating about neighborhoods.
People design houses differently depending on how they live.
Near Barton Springs and the greenbelt, outdoor life becomes part of the architecture.
You start caring about:
Bike storage.
Outdoor shower.
Deck.
Shade.
Windows.
Doors.
Pool.
Mudroom.
Dog situation.
How quickly you can get outside.
That’s design responding to life.
Which is exactly what it should do.
10. Lake Austin Waterfront: Let the Site Be the Designer
Some of Austin’s most extraordinary residential architecture happens along Lake Austin.
Because the site demands something.
Water.
Slope.
View.
Trees.
Shoreline.
Sun.
Privacy.
Access.
The Best Waterfront Homes Don’t Fight the Site
They respond to it.
Where does morning light come from?
Where is the sunset?
What should you see when you enter?
How do you reach the water?
Where does the pool belong?
Where does the house need privacy?
Where should it disappear into the landscape?
These aren’t decorating questions.
They’re architectural questions.
Waterfront Also Requires More Due Diligence
Beautiful view?
Wonderful.
Now let’s talk about:
Dock.
Permits.
Shoreline.
Flood considerations.
Topography.
Drainage.
Utilities.
Easements.
Trees.
Access.
Insurance.
Renovation feasibility.
The dream matters.
So does the spreadsheet.
Read our Lake Austin living guide and our deeper guide to buying near Lake Austin before falling in love with a dock.
What About Midcentury Modern Homes in Austin?
They’re scattered throughout the city rather than confined to one neighborhood.
You’ll find midcentury and midcentury-influenced homes in parts of:
Westlake.
Northwest Hills.
Highland Park West.
Balcones.
Barton Hills.
Travis Heights.
And other established Austin neighborhoods.
Don’t Destroy the Good Parts
If you’re lucky enough to find a genuinely interesting midcentury home, pause before:
Painting every surface white.
Replacing all the wood.
Removing the stone.
Changing every window.
Turning it into the same house you saw on Instagram.
Understand the architecture first.
Then decide what needs changing.
Where Are Austin’s Best Modern Homes?
Again, they’re spread throughout the city.
You’ll see significant contemporary architecture in:
Westlake.
Rollingwood.
Tarrytown.
Lake Austin.
Bouldin.
Zilker.
Barton Hills.
And many infill locations throughout central Austin.
Rather than searching only:
“Modern house Austin.”
I’d also search for:
Great lot.
Great orientation.
Interesting structure.
Renovation potential.
Because sometimes your modern dream house hasn’t been created yet.
This Is Where Being a Designer Changes How I Buy Real Estate
When I walk into a house, I mentally start removing things.
Goodbye light fixture.
Goodbye paint.
Goodbye furniture.
Goodbye backsplash.
Goodbye weird curtain.
Then I look at what’s left.
What Can’t I Easily Change?
Location.
Lot.
Orientation.
Trees.
View.
Street.
Neighborhood.
Basic architecture.
Some structural conditions.
Those matter enormously.
What Can I Change?
Paint.
Lighting.
Flooring.
Cabinetry.
Hardware.
Furniture.
Art.
Many walls.
Bathrooms.
Kitchen.
Landscape.
Sometimes windows.
Sometimes footprint.
Potentially a lot.
That’s why I can get very excited about a house that another buyer walks into and immediately says:
“No.”
Ugly Can Be an Opportunity
I need this on a T-shirt.
Ugly isn’t necessarily expensive.
Sometimes ugly is:
Paint.
Lighting.
Furniture.
Window treatments.
Bad staging.
Old carpet.
Decor.
Those are solvable.
The trick is knowing the difference between:
Ugly.
And fundamentally wrong for you.
The Neighborhood Matters More Than the Countertop
If you’re choosing between:
House A with gorgeous kitchen in a neighborhood that doesn’t fit your life.
House B with terrible kitchen in the place you actually want to live.
I want to look very carefully at House B.
Kitchen can change.
Neighborhood cannot.
Where Should a Design Lover Live in Austin?
Ask yourself:
What do I want to see every day?
Do I want:
Trees?
Water?
Architecture?
People?
Walkability?
Privacy?
Restaurants?
Hills?
Old houses?
Modern houses?
Creativity?
Space?
Then Ask a Better Question
Not:
Which Austin neighborhood is best?
Ask:
Which neighborhood supports the life I’m trying to create?
That’s a completely different search.
If You Love Entertaining
You may prioritize:
Westlake.
Rollingwood.
Larger Tarrytown properties.
Cuernavaca.
Lake Austin.
Places where indoor-outdoor living, pools and larger gathering spaces are more common.
If You Want to Walk Out Your Door
Look harder at:
Clarksville.
Bouldin.
Zilker.
Travis Heights.
Central Austin.
You may trade:
Lot.
Square footage.
Privacy.
For:
Walkability.
Restaurants.
Culture.
Proximity.
If You Want Water
Explore:
Lake Austin.
Cuernavaca.
Austin Lake Estates.
Westlake Drive.
Other waterfront and near-water pockets.
But remember:
Near the lake is not the same as lake access.
We’ve written an entire guide to Lake Austin access and lifestyle because that distinction matters.
If Schools Are Driving the Decision
Then school district boundaries become part of the real-estate search.
Eanes ISD is one of the primary reasons many families explore Westlake, Rollingwood, West Lake Hills and parts of 78733.
But never rely on:
Neighborhood name.
ZIP code.
Listing copy.
Assumption.
Verify the specific address and current school assignment directly with the district.
Our Eanes ISD schools and neighborhoods guide is a good place to start.
If You’re Moving From Los Angeles
I understand this one personally.
I lived in Los Angeles for 13 years.
One fear people have is:
Am I giving up culture?
I don’t think Austin replaces Los Angeles.
It shouldn’t.
But Austin has:
Architecture.
Art.
Design.
Food.
Music.
Nature.
Entrepreneurship.
Creative people.
And a lifestyle that can be surprisingly rich.
The difference is often scale.
If You’re Moving From New York
The adjustment is even more dramatic.
You’re probably not walking everywhere.
You’re driving.
But the trade can be:
Space.
Nature.
Pool.
Outdoor living.
Lake.
Privacy.
Different rhythm.
You have to decide whether that trade feels expansive or restrictive to you.
No ranking can answer that.
You have to experience it.
Spend a Saturday Before You Buy
This has become one of my favorite pieces of relocation advice.
Stop touring houses.
For a few hours.
Get coffee.
Walk.
Eat lunch.
Go to a park.
Drive residential streets.
Have a glass of wine.
Watch the sunset.
Our Perfect Saturday in Westlake Austin guide is essentially built around this idea.
Because you aren’t only choosing where to sleep.
You’re choosing:
Tuesday morning.
Friday night.
Saturday afternoon.
That’s your life.
Design Shops Tell You Something About a City Too
If you love interiors, go shopping before you move.
Seriously.
Visit:
Furniture showrooms.
Vintage stores.
Art galleries.
Antique dealers.
Local makers.
Then spend a day at Round Top if you have time.
Our Austin interior design shopping guide and guide to buying art in Austin will give you a starting point.
Frequently Asked Questions About Austin Neighborhoods and Architecture
What Austin neighborhood has the best architecture?
Austin’s notable residential architecture is distributed across many neighborhoods. Westlake, Lake Austin, Rollingwood, Tarrytown, Pemberton Heights, Clarksville, Bouldin, Travis Heights and Barton Hills all offer distinct architectural character.
Where are the best modern homes in Austin?
Contemporary homes can be found throughout Austin, with concentrations and notable examples in Westlake, Lake Austin, Rollingwood, Tarrytown, Bouldin, Zilker, Barton Hills and other infill neighborhoods.
Where can I find midcentury modern homes in Austin?
Midcentury homes appear in neighborhoods including Northwest Hills, Highland Park West, Balcones, Barton Hills, Travis Heights and parts of Westlake, among others.
Which Austin neighborhoods are best for design lovers?
That depends on the type of design and lifestyle you value. Westlake offers architectural diversity and dramatic sites, Tarrytown and Pemberton offer established architecture, Bouldin mixes old and new, Travis Heights emphasizes landscape and character, and Lake Austin provides some of the city’s most dramatic site-driven residential design.
What is the difference between Westlake and Tarrytown?
Both are established luxury residential areas close to central Austin, but the experience differs significantly. Tarrytown generally feels more integrated into central Austin, while Westlake offers more hills, larger-lot opportunities, Eanes-area lifestyle and proximity to Lake Austin depending on the property.
Where should I live in Austin if I want walkability?
Central neighborhoods such as Clarksville, Bouldin, Zilker and other urban Austin pockets generally provide more opportunities to walk to restaurants, shops or recreation than many suburban-style areas, although walkability varies significantly by exact address.
Where should I live if I want privacy and land near Austin?
Parts of Westlake and western Eanes offer larger lots and more privacy while remaining relatively close to central Austin. Availability, lot characteristics and jurisdiction vary considerably.
Is Westlake good for people who love modern architecture?
Yes. Westlake contains notable contemporary homes and significant new construction, but also a broad range of older architectural styles that can present renovation opportunities.
Should I buy a renovated house or remodel one myself?
It depends on the purchase price, renovation cost, timeline, risk tolerance and whether the existing property has the right fundamentals. Our renovated vs. fixer-upper Westlake guide goes deeper into that decision.
My Favorite Houses Aren’t Always the Prettiest Houses
They’re the ones where I walk in and immediately see:
Possibility.
Move that wall.
Open that view.
Keep that stone.
Change the floor.
Put art there.
Connect this to the outside.
Don’t touch that.
Take all of this out.
Suddenly I can see the house it wants to become.
But before any of that:
I need to love where it is.
Because you can redesign almost everything inside a house.
You cannot redesign Austin around it.
Choose the Backdrop First
This is the part that connects real estate to everything I believe about Intentional Design.
Your environment matters.
The view from your window matters.
Where you walk matters.
Who you see matters.
The places you become a regular matter.
Your home isn’t an isolated object.
It’s part of an ecosystem.
Your street.
Neighborhood.
School.
Coffee shop.
Trail.
Lake.
Restaurant.
Friends.
Community.
City.
So don’t just ask:
“Do I love this house?”
Ask:
“Do I want my life to happen here?”
Because you’re not simply choosing an address.
You’re choosing the backdrop for the person you’re becoming.
Who are local real estate experts in 78733, Westlake and Eanes ISD?
The Council Real Estate Group at Compass is led by Natasha Antonioni (512-988-1741), Holly McCormick (512-699-5590) and Albina Rippy (713-443-6466), 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.
