78733 vs 78746: Which Westlake Austin ZIP Code Is Right for You?

If you’re considering a move to Westlake Austin or Eanes ISD, there’s a good chance your home search will eventually come down to two ZIP codes:

78733 vs. 78746.

They’re next to each other.

Both can offer access to highly regarded Eanes ISD schools.

Both are west of downtown Austin.

Both include multimillion-dollar homes, beautiful Hill Country terrain and proximity to Lake Austin.

But actually living in 78733 and 78746 can feel very different.

We know because this isn’t just a market we study.

It’s where we live and work.

The Council Real Estate Group has represented buyers and sellers in more than 100 Eanes ISD home sales, and members of our team live in the communities we’re discussing.

We’ve watched buyers arrive convinced they want 78746 and fall in love with 78733.

We’ve also seen buyers begin their search hoping for more land in 78733 and ultimately decide that the central location and lifestyle of 78746 matter more.

Neither ZIP code is universally “better.”

The more useful question is:

Which one is better for the way you actually want to live?

Here’s how we’d explain 78733 vs. 78746 to a friend moving to West Austin.

78733 vs. 78746 at a Glance

*School district and campus assignments should always be verified for the individual property.

The Council’s Q2 2026 MLS data shows a meaningful pricing difference: approximately $2.4 million median sale price in 78733 compared with approximately $3.2 million in 78746.

But that $800,000 difference doesn’t tell you which area is right for you.

The lifestyle does.

See our complete 78733 vs. 78746 market comparison

First: Is 78733 in Eanes ISD?

This is one of the questions people ask most frequently online.

Many homes in 78733 are located within Eanes Independent School District, but a ZIP code alone does not determine school eligibility.

The same principle applies to 78746.

Eanes ISD instructs buyers and residents to first verify that a property is within district boundaries and then use its SchoolSearch tool to determine the assigned campus for the individual address.

That’s important enough to repeat:

Never buy a home based solely on an MLS field, ZIP code, neighborhood name or assumption that “Westlake” automatically means a particular school.

We verify the address.

Verify an address with the official Eanes ISD boundary map

Read The Council’s complete Eanes ISD neighborhood guide

What Is 78746 Like?

For many people relocating to Austin, 78746 is what they picture when they hear “Westlake.”

It includes some of Austin’s most established and recognizable residential areas, including the cities of West Lake Hills and Rollingwood, along with numerous neighborhoods surrounding them.

78746 tends to appeal to buyers who place a premium on:

• Proximity to downtown Austin
• Established luxury neighborhoods
• Shorter access to central Austin destinations
• Highly recognizable Westlake addresses
• Mature landscaping and established homes
• Significant luxury inventory
• Convenience to restaurants, shopping and services

But calling 78746 one type of neighborhood would be a mistake.

It’s remarkably varied.

A home in Rollingwood offers a very different lifestyle from a large estate tucked into the hills.

A property overlooking Lake Austin feels different from a home closer to Bee Cave Road.

That’s why we encourage buyers to stop shopping by ZIP code surprisingly early in the process.

You really shop 78746 by neighborhood and street.

Explore our complete Westlake Austin 78746 Guide

What Is 78733 Like?

Now drive west.

The landscape starts changing.

78733 tends to feel less formal, less uniform and more connected to the Hill Country and Lake Austin.

This is where you’ll find areas including Cuernavaca and Austin Lake Estates, along with other pockets extending through western Eanes.

The roads wind.

Trees become more dominant.

Lots can get stranger.

And we mean that affectionately.

A home may sit high above the road.

The next may be hidden beneath mature oak trees.

One house might be an original Austin ranch.

Next door could be a dramatic contemporary build.

Then you turn a corner and find a house on land you didn’t realize existed.

78733 doesn’t always reveal itself immediately.

That’s a big part of its appeal.

Explore The Council’s Cuernavaca 78733 Guide

The Biggest Difference: 78733 Has More of an “Old Austin” Feeling

This is subjective, but if you’re asking three people who live and work here what differentiates the two ZIP codes, this comes up immediately.

Parts of 78733 still have the slightly quirky, unpolished quality that many longtime Austinites miss.

Especially in Cuernavaca and Austin Lake Estates.

Homes don’t necessarily match.

Streets weren’t designed around a giant master plan.

People renovate in completely different ways.

There are funky cottages near multimillion-dollar new builds.

Boats appear in driveways.

Neighbors know one another.

And life often revolves around very local places rather than a commercial town center.

You get your coffee at Civil Goat.

Someone mentions something on Cuerny Gals.

Kids see their friends at Lake Hills Park.

You head down to Commons Ford.

You meet someone at Patrizi’s.

That’s a very specific lifestyle.

And it’s difficult to understand from a Zillow map.

What Does 78746 Do Better?

For many buyers:

location.

If your everyday life revolves around downtown Austin, Zilker, Barton Springs, South Austin, central offices or frequent trips across the river, portions of 78746 can be considerably more convenient.

That’s one reason buyers pay a premium.

It’s not simply:

78746 = Eanes schools.

It’s:

Eanes + central location + established Westlake neighborhoods + limited supply.

For a buyer whose time is valuable and whose daily routine is centered in Austin, shaving meaningful time off repeated drives can outweigh getting another half-acre or additional square footage farther west.

What Does 78733 Do Better?

For many buyers:

space, character and value relative to other Eanes options.

Our Q2 2026 market data shows 78733 at approximately $2.4 million median sale price compared with $3.2 million in 78746.

That doesn’t mean you’ll get the same house for $800,000 less.

You won’t.

The housing stock is different.

But it does mean 78733 can open up a different conversation about how you spend your money.

Maybe you buy more land.

Maybe you buy a house that needs work.

Maybe you get closer to Lake Austin.

Maybe you buy something architecturally interesting.

Maybe you renovate.

Maybe you simply don’t need the prestige attached to a particular Westlake address.

That’s where 78733 gets interesting.

Are Homes Cheaper in 78733 Than 78746?

Generally, current market data shows a lower median sale price in 78733 than 78746.

According to The Council’s Q2 2026 Austin MLS analysis:

78746

• Median sale price: approximately $3.2M
• Average days on market: 28 days
• Average list-to-sale ratio: 98.4%

78733

• Median sale price: approximately $2.4M
• Average days on market: 34 days
• Average list-to-sale ratio: 97.1%

But be careful using ZIP-code averages to value an individual house.

In both markets, street, lot, topography, architecture, condition and view can create enormous pricing differences.

See the latest Westlake 78746 and 78733 Market Report

What About Schools in 78733 vs. 78746?

This is another area where buyers tend to oversimplify.

Eanes ISD currently operates five elementary schools, two middle schools and Westlake High School.

The specific school assignment depends on the address.

For example, Barton Creek Elementary and West Ridge Middle School are both located in 78733. Barton Creek Elementary’s current feeder pattern lists West Ridge Middle School and Westlake High School.

Meanwhile, several Eanes schools are physically located in 78746.

So the idea that “78746 has Eanes schools and 78733 is something different” simply isn’t accurate.

For buyers prioritizing schools, the correct approach is:

Choose the property first, then verify its exact Eanes ISD assignment.

Lake Austin Feels Different in 78733

Lake Austin affects both ZIP codes, but in parts of 78733 it can feel particularly integrated into neighborhood life.

One of the best examples is Commons Ford Ranch Metropolitan Park, located at 614 N. Commons Ford Road in 78733.

The City of Austin lists Commons Ford as a 215-acre public park along Lake Austin.

For nearby residents, that’s not necessarily a place you “visit Austin” to experience.

It’s your neighborhood park.

Commons Ford Ranch Metropolitan Park – City of Austin

In Cuernavaca, eligible residents may also have access to the private Lake Hills Park and its Lake Austin amenities through the community association.

That creates a very different daily relationship with the lake.

INTERNAL LINK: Link to your Austin Lake Estates / Cuernavaca lake-access article

78733 vs. 78746 for Commuting

If commute and central access are major priorities, we’d generally give the advantage to 78746.

But even that statement needs a giant asterisk.

Where exactly is the house?

Where exactly are you going every day?

A property near the western edge of one ZIP code may produce a very different commute than another home with the same ZIP.

This is why we ask relocation buyers to tell us where their lives will actually happen:

Where’s the office?

Where are the kids going?

How often do you go downtown?

Do you travel frequently?

Are you working from home?

Is your social life west or east?

Are grandparents visiting regularly?

Your home isn’t just a structure.

It’s the starting point for almost every trip you make.

78733 vs. 78746 for Buyers Who Want Land

This is where buyers need to ignore broad stereotypes and inspect individual properties.

Both ZIP codes contain substantial lots.

Both contain challenging lots.

And both contain properties whose advertised acreage sounds much more impressive than the amount of land you can actually use.

This matters tremendously in West Austin.

A one-acre lot on paper might include:

• Significant slope
• Drainage areas
• Setbacks
• Easements
• Protected trees
• Limited building envelope
• Difficult driveway access

Meanwhile, a smaller flatter lot may function beautifully.

We’ve sold more than 100 homes in Eanes ISD, and if there’s one thing we’d urge buyers to learn early, it’s this:

Don’t buy acreage. Buy usable land.

If You Want to Remodel, the ZIP Code Matters Less Than the Property

This is where our team tends to evaluate homes differently.

Natasha looks at a dated property and asks:

What could this become?

Albina looks at the financial side:

Does improving this house make sense compared with buying the finished version?

Holly looks at the negotiation:

Where does the market actually value this property today, and what gives us leverage?

That’s particularly useful in 78733 and 78746 because buyers frequently encounter older homes sitting on exceptional land.

The ugly kitchen isn’t necessarily the problem.

The bad lot might be.

A dated primary bath can change.

An impossible driveway probably won’t.

A chopped-up floor plan might be fixable.

An undesirable location cannot be remodeled.

Those distinctions matter far more than whether the postal code ends in 33 or 46.

Learn more about buying a home in Westlake

What About Property Taxes in 78733 vs. 78746?

Don’t assume two similarly priced properties carry identical tax obligations simply because both are in the Eanes area.

Taxing jurisdictions vary by property.

This is especially important because “Westlake,” “West Lake Hills,” “Austin,” “78733,” “78746” and “Eanes ISD” describe different types of geographic boundaries.

They’re not interchangeable.

Before buying, look at the actual taxing entities for the individual parcel, not a generalized ZIP-code estimate.

This is an area where our team’s financial perspective becomes particularly useful.

Albina Rippy is a CPA as well as a Realtor, and we encourage buyers to evaluate the complete carrying cost of the property rather than focusing solely on purchase price.

Which ZIP Code Feels More Like a Neighborhood?

This depends entirely on where you buy.

Rollingwood can have an extremely connected neighborhood feel.

So can parts of West Lake Hills.

But one of the reasons we talk so much about Cuernavaca/Austin Lake Estates in 78733 is that the community is unusually visible.

You see it.

Civil Goat.

Cuerny Gardens.

Lake Hills Splashers.

Lake Hills Park.

Neighborhood events.

The Cuerny Gals Facebook group.

People genuinely know one another.

We don’t know that from researching the neighborhood.

We know it because we live here.

And that’s a distinction we think buyers deserve to understand.

Who Should Consider 78746?

We often find 78746 works particularly well for buyers who tell us:

“Being close to downtown really matters.”

“I want classic Westlake.”

“I want an established luxury neighborhood.”

“We don’t want to take on a major renovation.”

“We entertain or work downtown frequently.”

“Address and resale recognition matter to us.”

“Convenience is worth paying more for.”

If several of those resonate, we’d spend serious time exploring 78746.

Who Should Consider 78733?

78733 often gets interesting when buyers say:

“We want Eanes ISD, but we don’t need to live in 78746.”

“We want trees.”

“We’d love more land.”

“We want something that feels like old Austin.”

“We’re comfortable renovating.”

“We’d love to be near Lake Austin.”

“We want a real neighborhood community.”

“I’d rather put money into the house than the ZIP code.”

If that’s you, we’d absolutely include 78733 in the search.

Is 78733 Better Value Than 78746?

Here’s our unbiased answer:

It can be.

Current median pricing is lower in 78733.

But value isn’t synonymous with cheaper.

If you work downtown five days a week and save significant commuting time by purchasing the right home in 78746, that has value.

If 78733 gives you the land, architecture, lake proximity and community you’ve been looking for at a lower purchase price, that has value too.

The better value is the property that gives you more of what matters to you without making you pay for things you don’t value.

That’s how we counsel clients.

Our Take After 100+ Eanes ISD Home Sales

After helping buyers and sellers through more than 100 Eanes ISD transactions, we’ve become much less interested in declaring a ZIP code the winner.

We’ve seen extraordinary homes in both.

We’ve also advised clients against homes in both.

A great 78733 property can be a smarter purchase than a mediocre 78746 property.

And the reverse is equally true.

The best properties tend to have some combination of:

• Strong location
• Usable lot
• Good natural light
• Functional or improvable architecture
• Privacy
• Thoughtful updates
• Strong neighborhood positioning
• Limited obvious objections for the next buyer

The ZIP code helps create demand.

The property itself determines whether we think you should buy it.

Frequently Asked Questions: 78733 vs. 78746

Is 78733 considered Westlake Austin?

78733 is commonly included in the broader Westlake/Eanes ISD real estate market, although it is distinct from the City of West Lake Hills and from ZIP code 78746.

Is 78733 in Eanes ISD?

Many properties in 78733 are within Eanes ISD, but buyers should verify the school district and assigned campuses for the exact street address through Eanes ISD.

Is 78746 in Eanes ISD?

Many 78746 properties fall within Eanes ISD, but ZIP codes and school-district boundaries are not the same thing. Verify the individual address before purchasing.

Is 78733 cheaper than 78746?

According to The Council’s Q2 2026 MLS data, the median sale price was approximately $2.4 million in 78733 versus $3.2 million in 78746. Individual property prices vary considerably.

Which is better, 78733 or 78746?

Neither is universally better. 78746 generally offers greater central-Austin convenience and more recognizable Westlake luxury positioning, while 78733 can offer more eclectic housing, a stronger Hill Country/Lake Austin feel and a lower current median purchase price. The right choice depends on the individual buyer and property.

Which ZIP code is closer to downtown Austin, 78733 or 78746?

In general, 78746 is closer to central Austin, though actual drive times depend heavily on the individual property’s location, traffic and destination.

Does 78733 feed into Westlake High School?

Many Eanes ISD addresses in 78733 ultimately feed into Westlake High School. For example, Eanes ISD currently lists Barton Creek Elementary’s feeder pattern as West Ridge Middle School and Westlake High School. Always verify the individual property address.

What neighborhoods are in 78733?

78733 includes Cuernavaca/Austin Lake Estates and other residential areas extending through western Eanes and along the Lake Austin/Hill Country corridor.

What neighborhoods are in 78746?

78746 encompasses West Austin communities including West Lake Hills, Rollingwood and numerous Westlake neighborhoods, with housing ranging from established residences to significant luxury estates.

Is 78733 good for buyers who want Lake Austin access?

It can be. 78733 includes neighborhoods close to Lake Austin, public Commons Ford Ranch Metropolitan Park, and communities with additional private lake amenities. Access rights should always be verified for the individual property.

Should I buy in 78733 or 78746?

Start with your priorities rather than the ZIP code. Consider budget, school assignment, commute, lot, architecture, neighborhood, renovation plans, Lake Austin access and expected length of ownership. Then compare individual homes.

Buying in 78733 or 78746? Start With the Life You Want.

At The Council Real Estate Group, we have one advantage we think matters enormously in this particular conversation:

We’ve sold more than 100 homes in Eanes ISD, and we live in the communities we sell.

We’re not trying to steer every buyer toward 78746.

And we’re not trying to convince everyone that 78733 is a secret bargain.

Our job is to understand what matters to you and then help you see the things you might otherwise miss.

Holly McCormick brings decades of local real estate experience and negotiation strategy.

Albina Rippy, a CPA and Realtor, approaches a home from the financial side: value, carrying costs and whether the numbers make sense.

Natasha Antonioni, Realtor, investor and Intentional Designer, looks at architecture, renovation potential, lot quality and what the property could become.

Three different perspectives.

One purchase.

Because after more than 100 Eanes ISD sales, we’ve learned that the question isn’t really:

78733 or 78746?

It’s:

Where will your money, your family and your life work best?

That’s the house we’re trying to help you find.

Explore 78733 vs. 78746

Explore Westlake Austin 78746

Explore Cuernavaca 78733

Eanes ISD Complete Guide

Current Westlake & 78733 Market Report

Buying a Luxury Home in Westlake

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.

Schedule a 78733 vs. 78746 Buyer Consultation with The Council