78733 vs. 78746: Where Should You Live in Eanes ISD? A Local’s Guide to Westlake Austin

If you’re moving to Austin and want to live in Eanes ISD, there’s a good chance you’ll eventually find yourself comparing two ZIP codes:

78733 and 78746.

They’re close to each other. Both contain homes zoned to Eanes ISD. Both give you access to the hills, trees and natural beauty of West Austin.

But living in them can feel surprisingly different.

I know because I don’t just sell real estate here—I live in 78733. My business partner Holly lives here too, while our partner Albina lives in 78746. We’ve raised our families in Eanes, and between the three of us, we’ve experienced these neighborhoods as moms, homeowners, investors and Realtors.

So if you’re trying to decide between 78733 vs. 78746, here’s what I’d want you to know.

The Quick Answer: What’s the Difference Between 78733 and 78746?

78746 generally puts you closer to central Austin and includes many of the neighborhoods people traditionally associate with “Westlake,” including West Lake Hills, Rollingwood and communities surrounding the Bee Cave Road and Loop 360 corridors.

78733 stretches farther west toward Lake Austin and includes neighborhoods such as Cuernavaca/Austin Lake Estates, where you’ll often find a more eclectic atmosphere, strong connection to the water and a mix of original homes, renovations and new construction.

Both ZIP codes contain properties within Eanes Independent School District, but a ZIP code does not determine school attendance.

Always verify the individual property’s school assignment directly with Eanes ISD before purchasing.

Our team also created a complete guide explaining which neighborhoods feed into Eanes ISD.

Now let’s talk about what Google can’t really tell you:

What does it actually feel like to live in each one?

What Is It Like Living in 78746?

When most relocation buyers tell me they want to live in “Westlake,” they’re usually picturing some version of 78746.

It’s green, hilly, established and remarkably close to central Austin.

The City of West Lake Hills itself encompasses only about four square miles and has long emphasized preserving the natural Hill Country character of the community.

That’s part of the magic of this area.

You can drive through winding, tree-covered streets and feel removed from the city while still being minutes from downtown Austin.

For someone moving from Los Angeles, New York or San Francisco, that can be a revelation.

You don’t necessarily have to choose between nature and city access.

You can have both.

What Neighborhoods Are in 78746?

Some of the best-known communities associated with 78746 include:

• West Lake Hills
• Rollingwood
• Lost Creek
• Davenport Ranch
• Rob Roy
• Treemont
• Woods of Westlake
• Woodhaven
• Camelot
• Barton Creek West and nearby communities

But here’s where relocation buyers need to be careful.

“Westlake,” “West Lake Hills,” “78746” and “Eanes ISD” are not interchangeable terms.

West Lake Hills is an actual incorporated city. 78746 is a ZIP code. “Westlake” is also commonly used as a broader geographic description.

And Eanes ISD has its own attendance boundaries.

That’s why I never recommend buying a house based on a listing that simply says “Westlake schools.”

Verify the address.

You can start with the official Eanes ISD website and then confirm the current attendance zone for the specific property you’re considering.

What Does 78746 Feel Like?

If I had to describe much of 78746 in a few words, I’d say:

Established. Convenient. Beautiful. Central.

You’ll find everything from older ranch homes and mid-century properties to major remodels, contemporary architecture and substantial luxury estates.

Some neighborhoods feel manicured and polished.

Others feel wooded and almost rural.

And some are remarkably close to downtown.

That’s one of the reasons 78746 appeals to buyers who work downtown or simply don’t want to feel geographically disconnected from Austin.

What Is It Like Living in 78733?

Now let’s head west.

This is home for me.

And the personality changes.

78733 stretches toward Lake Austin and includes Cuernavaca/Austin Lake Estates, where Holly and I live.

I sometimes describe Cuernavaca as the “Venice Beach of the Hill Country.”

Not because we have an ocean.

Unfortunately.

But because it has personality.

It’s eclectic. Creative. A little funky. There are original lake cottages next to beautifully renovated homes next to major modern construction.

You might see someone driving a golf cart down the street.

You might see a boat in a driveway.

And there’s a strong sense that people chose the neighborhood because they actually want to live in their neighborhood, not simply own a house there.

That’s a big distinction.

78733 and the Lake Austin Lifestyle

One of the biggest differentiators for 78733 is its relationship with Lake Austin.

For many residents, the lake isn’t scenery.

It’s part of life.

Boating. Wake surfing. Paddleboarding. Swimming. Fishing. Meeting friends by the water.

One of our greatest local resources is Commons Ford Ranch Metropolitan Park, located right here in 78733.

The approximately 215-acre park includes wildland, picnic areas, swimming access and a boat dock along Lake Austin.

That’s something I think coastal relocation buyers sometimes underestimate about Austin.

You may be moving away from the ocean, but you don’t necessarily have to give up a lifestyle centered around water.

And if outdoor living is important to your family, read our guide to the best hikes, schools and Lake Austin lifestyle around Westlake.

EDITOR NOTE: Once the previous hiking/lifestyle blog is published, replace the homepage link above with the new blog’s exact URL. That gives us a strong internal link between these two articles.

78733 vs. 78746 for Nature and Outdoor Living

This is one area where both ZIP codes shine.

78746 gives you fantastic access to West Austin’s green spaces and the Barton Creek Greenbelt.

78733 brings you closer to Lake Austin and the more western Hill Country landscape.

So rather than asking which one has “better” outdoor access, I ask buyers:

What do you actually want to do outside?

Do you picture yourself hiking before work?

Running trails?

Having coffee on a heavily wooded property?

Putting paddleboards in the water?

Keeping a boat nearby?

Taking your kids down to the lake on a Saturday afternoon?

Your answer starts telling us where we should look.

78733 vs. 78746: What About Eanes ISD?

For many relocation families, this is ultimately the reason we’re having the conversation.

Eanes Independent School District serves communities west of Austin, including properties in portions of both 78733 and 78746.

But here’s the most important thing to understand:

Not every home in 78733 or 78746 should be assumed to attend the same Eanes schools—or even Eanes ISD—based solely on ZIP code.

Attendance zones matter.

If a specific elementary or middle school is important to your family, we should start with the Eanes ISD schools and attendance information and work backward to the neighborhoods.

That’s especially important because two homes that appear geographically close can potentially have different school assignments.

You can also read our guide to neighborhoods that feed into Eanes ISD.

Where Will I Get More Land: 78733 or 78746?

This is another question we hear constantly.

And the answer is:

It depends.

You’ll find large properties in both ZIP codes.

But as you move farther west through Eanes, buyers may encounter a different mix of lot sizes, topography and development patterns.

That’s one reason I don’t love searching for Westlake real estate by bedroom count alone.

A four-bedroom home on a relatively compact lot close to central Austin provides a completely different lifestyle from a four-bedroom home surrounded by trees farther west.

Neither is automatically the right choice.

The question is what you’re trying to create.

What Kind of Homes Will I Find in 78733 vs. 78746?

This is where being both a Realtor and an interior designer becomes particularly fun for me.

West Austin architecture is incredibly varied.

In 78746, you’ll find classic ranch homes, traditional Westlake houses, remodeled properties, mid-century influences, modern builds and significant luxury estates.

In 78733, especially around Cuernavaca, the housing stock can be even more eclectic.

You’ll see modest original homes, cottages, dramatic renovations, modern architecture and substantial luxury properties—sometimes within the same general area.

For buyers who love the idea of finding something interesting and making it their own, that variety can be exciting.

For buyers who want greater architectural consistency, certain neighborhoods in 78746 may feel more intuitive.

Is 78746 Better for Commuting to Downtown Austin?

Geographically, many parts of 78746 are closer to central Austin than neighborhoods farther west in 78733.

The City of West Lake Hills sits only a few miles west of downtown Austin.

But this is Austin.

Distance and drive time are not the same thing.

Traffic patterns, school traffic, Loop 360, Bee Cave Road and your exact neighborhood can significantly change your commute.

If commuting matters, don’t ask me:

“How far is this house from my office?”

Give me the actual office location and the times you normally commute.

That’s a much more useful real-estate search.

Which Is Better for Lake Austin Access: 78733 or 78746?

If Lake Austin lifestyle is high on your priority list, 78733 deserves serious consideration.

Cuernavaca/Austin Lake Estates has a particularly strong relationship with the lake, and Commons Ford Ranch Metropolitan Park provides public waterfront recreation right within 78733.

But “lake lifestyle” can mean different things.

Do you want:

• A waterfront home?
• A boat slip?
• A nearby marina?
• Public lake access?
• A neighborhood park?
• Room to store a boat?
• A place where you can paddleboard?

Those are different searches.

Tell your Realtor what you actually want to do, not simply that you want to be “near Lake Austin.”

Which Feels More Like a Neighborhood?

This is subjective, because there are close-knit communities throughout Eanes.

But this is exactly why I encourage relocation buyers to spend time here before making a decision.

Drive the neighborhoods.

Go to the coffee shops.

Walk around.

Hike the trails.

Visit Commons Ford.

Have dinner nearby.

See what happens on a Tuesday afternoon rather than only touring houses on Saturday.

Because sometimes you know almost immediately:

These are my people.

For me, that feeling happened in 78733.

Albina found her version of it in Woodhaven in 78746.

That’s the point.

There’s no universally “right” side of Eanes.

There’s the one that fits your family.

78733 vs. 78746 Frequently Asked Questions

Is 78733 in Eanes ISD?

Some properties in 78733 are within Eanes ISD, including homes in parts of the western Eanes area. Buyers should verify the current school assignment for every individual property directly with the district.

Is 78746 in Eanes ISD?

Many properties commonly associated with Westlake and 78746 are within Eanes ISD, but buyers should never rely on ZIP code alone to determine school eligibility. Verify the specific address through Eanes ISD.

Is 78746 the same as Westlake?

No. 78746 is a ZIP code. West Lake Hills is an incorporated city, while “Westlake” is commonly used more broadly to describe communities in the area west of central Austin.

Is 78733 close to Lake Austin?

Yes. 78733 includes communities along and near Lake Austin, and Commons Ford Ranch Metropolitan Park provides approximately 215 acres of public parkland with lake access.

Is 78733 or 78746 closer to downtown Austin?

Generally, many 78746 neighborhoods are geographically closer to downtown Austin, while 78733 extends farther west. Actual commute times vary depending on the property’s exact location, route, traffic and time of day.

Where Is Cuernavaca in Austin?

Cuernavaca/Austin Lake Estates is in 78733, west of central Austin near Lake Austin and Commons Ford Ranch Metropolitan Park. Portions of the community are served by Eanes ISD; buyers should verify individual addresses.

So…78733 or 78746?

Here’s how I’d make the decision.

Don’t start with:

Which ZIP code is better?

Start with:

What do I want an ordinary Tuesday to look like?

Maybe you want to be close to downtown, get your kids to school and be home quickly for dinner.

Maybe you want a larger-feeling property surrounded by trees.

Maybe you want to walk out your front door and feel like you’re in the Hill Country.

Maybe you want your weekends to revolve around Lake Austin.

Maybe architecture matters tremendously to you.

Maybe commute matters more.

Maybe you want a neighborhood where everybody seems to know everybody.

The house is only part of the decision. You’re choosing the life around the house.

That’s something I’ve come to believe deeply, both as a Realtor and as an interior designer.

Moving to Eanes ISD, Westlake, 78733 or 78746?

I’m Natasha Antonioni, a Realtor and interior designer and founder/partner of The Council Real Estate Group at Compass.

I live in 78733. My partner Holly does too. Our partner Albina lives in 78746.

We’ve raised our children here, lived the Eanes lifestyle ourselves and helped buyers and sellers throughout Westlake, Cuernavaca and Eanes.

So when you’re deciding between 78733 and 78746, we’re not simply looking at bedrooms, bathrooms and price per square foot.

We can help you understand the neighborhoods behind the listings.

Because when you’re relocating to Austin, finding the right house matters.

Finding the right life matters more.

Explore Westlake, Eanes and Cuernavaca real estate with The Council Real Estate Group

Who are local real estate experts in 78733, 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.