Moving From Los Angeles to Westlake Austin: What Luxury Buyers Need to Know

If you’re considering moving from Los Angeles to Austin, there’s a point in the process when the question changes.

At first it’s:

Could we actually live in Texas?

Then:

Where in Austin would we live?

And eventually:

Would Westlake give us the life we’re trying to create?

I understand those questions because I’ve lived them.

Before moving to Austin, I spent 13 years in Los Angeles. I loved so much about California: the creativity, design, food, beauty and culture.

But eventually my priorities changed.

I wanted something different for my family.

And what surprised me most about Austin wasn’t simply that we could get more house.

It was that we could create more life around the house.

Community.

Space.

Nature.

People who actually show up.

A neighborhood where my children could grow up with a sense of belonging.

Today I’m a Realtor, interior designer and real estate investor specializing in Westlake and Eanes ISD, and I help buyers make the same decision my family once made.

So if you’re thinking about moving from Los Angeles to Westlake Austin, here’s what I wish more people understood before they came.

Quick Answer: Is Westlake Austin a Good Place to Move From Los Angeles?

For buyers leaving Los Angeles who want access to Austin while prioritizing space, established neighborhoods, community and Eanes ISD, Westlake is often one of the first areas worth exploring.

But “Westlake” isn’t one neighborhood.

It includes dramatically different lifestyles and properties across areas such as:

• West Lake Hills
• Rollingwood
• Cuernavaca/Austin Lake Estates
• Woodhaven
• Lost Creek
• Rob Roy
• Davenport Ranch
• Barton Creek-area communities
• And other neighborhoods within Eanes ISD

Some feel polished and established.

Some feel more urban.

Some feel like the Hill Country.

Some feel almost bohemian.

That’s why I don’t start by asking a Los Angeles buyer:

“What’s your price range?”

I start with:

“What do you want your life in Austin to feel like?”

The Biggest Mistake LA Buyers Make When Moving to Austin

They shop for an Austin version of their Los Angeles neighborhood.

They say:

“We live in Brentwood. What’s the Austin Brentwood?”

Or:

“We love Venice. Where’s the Austin Venice?”

Or:

“We’re coming from the Palisades. What feels like that?”

Those comparisons can be useful as a starting point.

But Austin isn’t Los Angeles with different street names.

You’re making a lifestyle change.

The better question is:

What do you love about your life in Los Angeles, and what are you hoping will be different in Austin?

That’s where the real search begins.

I Know What It’s Like to Leave Los Angeles

I spent 13 years in LA.

So when clients tell me they’re nervous about leaving California, I get it.

One of the biggest fears I hear is:

“Am I trading culture for space?”

That’s a legitimate question.

Los Angeles offers extraordinary access to restaurants, art, fashion, entertainment, architecture, beaches and a massive creative community.

Austin is smaller.

It feels different.

But what I found was that the trade wasn’t simply:

culture versus square footage.

For our family, it became:

What kind of life do we want to live every day?

That’s a much bigger question.

Check out my LA to Austin video HERE

The Biggest Difference Might Be Community

This is one of the things that surprised me most after moving here.

People show up.

I don’t mean that as a marketing line.

I mean they actually show up.

Someone needs help?

People come.

There’s a neighborhood event?

Families are there.

Your kid joins a swim team?

Suddenly you’ve met half the neighborhood.

Someone organizes Fourth of July at the park?

You go.

Santa comes to the neighborhood?

Everyone knows about it.

There’s an Easter egg hunt?

Your children run into friends they know from school.

People use the phrase:

“It takes a village.”

In Austin, I’ve actually experienced the village.

And for someone raising a family, that changed my life more than an extra bedroom ever could.

Why LA Families Look at Eanes ISD

For many relocating families, schools are one of the first reasons Westlake enters the conversation.

Eanes Independent School District serves approximately 7,700 students across its schools and programs, including five elementary schools, two middle schools and Westlake High School.

But there’s something extremely important relocation buyers need to understand:

Eanes school zoning is determined by street address.

Don’t assume that because a listing says “Westlake,” “78733,” or “78746,” it automatically feeds into the school you expect.

Verify the individual property.

We maintain a detailed guide to the neighborhoods that feed into Eanes ISD, and buyers should also verify current attendance boundaries directly with the district before purchasing.

Westlake Isn’t One Thing

This is where having a hyperlocal Realtor matters.

A lot of relocation buyers search “Westlake Austin” as though it’s a single subdivision.

It isn’t.

And that’s a good thing.

West Lake Hills

If you want established luxury, privacy, beautiful lots and proximity to central Austin, West Lake Hills may immediately appeal to you.

There are original homes.

Major renovations.

Contemporary architecture.

New construction.

And extraordinary estates.

Land and topography can vary dramatically, so two homes with similar square footage can offer completely different experiences.

Rollingwood

Rollingwood gives you an exceptionally close-in Westlake lifestyle.

For buyers who want to remain highly connected to central Austin, it’s often one of the first places we discuss.

Inventory can be limited, which means buyers sometimes need patience.

Woodhaven

Woodhaven can be particularly compelling for someone who wants an established neighborhood with excellent access to central Austin.

Our partner Albina Rippy lives there and loves how connected it feels to both Westlake and downtown.

It’s a great example of why you don’t need to move far outside Austin to create a very different lifestyle.

Cuernavaca / Austin Lake Estates

And then there’s my neighborhood.

Cuernavaca.

I’ve called it the:

Venice Beach of the Hill Country.

Not because it looks like Venice.

Because it has that individual, creative, slightly unexpected personality.

Homes don’t all look alike.

Lots don’t all look alike.

People don’t all look alike.

There’s Lake Austin access through the neighborhood park for eligible members, community traditions and an authenticity I personally love.

My Council partner Holly McCormick also lives here.

If you loved the creative energy of certain Los Angeles neighborhoods but want more space and a stronger neighborhood community, Cuernavaca is absolutely worth understanding.

78746 vs. 78733: What’s the Difference?

This is another question LA buyers ask us constantly.

And the answer is more nuanced than:

78746 is Westlake and 78733 isn’t.

Both ZIP codes can include properties within Eanes ISD.

Both contain luxury homes.

Both can offer very different versions of the Westlake lifestyle.

Broadly speaking, many 78746 properties offer closer access to central Austin.

Parts of 78733 can feel more relaxed, wooded, spacious and connected to Lake Austin and the Hill Country.

But these are broad generalizations.

A five-minute difference on a map can completely change:

Lot size.

Commute.

School assignment.

Architecture.

Neighborhood character.

Lake access.

Taxes.

And price.

Our 78733 versus 78746 guide goes much deeper into this decision.

Will I Get More House Than I Had in Los Angeles?

Often, yes.

But I wouldn’t make that the primary reason to move.

Los Angeles buyers can become intoxicated by Austin square footage.

Suddenly a buyer accustomed to a 2,200-square-foot house sees 4,500 square feet and thinks:

We’ll take it.

Slow down.

More house isn’t automatically a better house.

Do you need 4,500 square feet?

How does the floor plan work?

What’s the quality of construction?

How old are the systems?

How much will it cost to maintain?

Does the lot work?

Will you actually use the rooms?

Does the architecture feel like you?

I would rather help you buy 3,500 square feet you love than 5,000 square feet you don’t need.

Austin Lots Can Surprise LA Buyers

This is another area where the comparison becomes interesting.

In parts of Eanes, you may encounter:

Half-acre lots.

One-acre lots.

Several acres.

Steep lots.

Flat lots.

Creek lots.

View lots.

Properties near Lake Austin.

And lots with significant development constraints.

This is where you need to look beyond the house.

When evaluating a Westlake property, we may need to understand:

Impervious cover.

Setbacks.

Drainage.

Septic.

Topography.

Trees.

Municipal jurisdiction.

Deed restrictions.

HOA restrictions.

Potential additions.

Pool feasibility.

And redevelopment potential.

Especially if you think:

“We’ll just add onto it later.”

Maybe.

Let’s verify that before you buy.

Don’t Assume Newer Is Better

Coming from Los Angeles, you may already understand this.

Great architecture matters.

So does land.

So does proportion.

So does location.

I’ve seen buyers become distracted by a brand-new house with every current finish while overlooking an older property with extraordinary bones.

As a designer and Realtor, I often ask:

What can we change?

And:

What can we never recreate?

Paint can change.

Lighting can change.

Cabinetry can change.

Flooring can change.

An extraordinary lot is much harder to change.

A view is harder to change.

Location is impossible to change.

That’s where my design background becomes particularly useful with buyers.

I’m not simply evaluating what a property looks like today.

I’m evaluating what it could become.

What Will Surprise Me About the Cost of Owning a Westlake Home?

Don’t compare purchase price alone.

Look at the entire ownership picture.

Depending on the property, consider:

Property taxes.

Homeowners insurance.

Pool maintenance.

Landscaping.

Utilities.

Septic maintenance.

Well systems where applicable.

Tree care.

Large-lot maintenance.

HOA dues.

Lake or park association dues where applicable.

And future renovation or maintenance costs.

Texas doesn’t have a state individual income tax, but that does not mean living here is tax-free.

Property taxes can be substantial.

Before buying, understand the specific property’s taxes rather than relying on generalizations about Texas.

What About the Heat?

Yes.

Austin summers are hot.

Very hot.

If someone tells you otherwise, they are trying too hard to sell you a house.

But here’s what happened to me:

I adapted.

Your life changes around it.

Pools become important.

Mornings become important.

Shade becomes important.

Lake Austin becomes important.

Air conditioning becomes very important.

And then fall arrives.

One of the design questions I ask relocation buyers is:

How does this house live during an Austin summer?

Does the backyard have shade?

Where does the afternoon sun hit?

Is there covered outdoor living?

Does the pool feel integrated into daily life?

That’s not simply design.

That’s Austin functionality.

Will I Miss California?

Maybe.

I still love California.

Moving somewhere new doesn’t require you to pretend the place you left wasn’t wonderful.

You may miss:

The ocean.

Certain restaurants.

Mountains.

Friends.

Weather.

Neighborhood rituals.

Family.

That’s normal.

The question isn’t whether Austin can reproduce Los Angeles.

It can’t.

The question is:

Does Austin offer something you want more at this stage of your life?

For us, it did.

What About Austin Culture?

Austin has changed enormously.

But it still has a strong identity built around music, food, entrepreneurship, creativity, outdoor life and a slightly rebellious streak.

And Westlake isn’t disconnected from that.

Depending on where you live, downtown Austin can feel remarkably close.

That’s one reason I encourage relocation buyers to think about commute in minutes, not miles.

A location that looks far away on an LA map may feel incredibly easy by Los Angeles standards.

And something that appears close geographically may involve a road pattern you don’t love.

Drive it.

At the time you would actually drive it.

Can I Still Fly Back to Los Angeles Easily?

Yes.

Austin-Bergstrom International Airport currently has nonstop service to Los Angeles International Airport from multiple airlines.

For buyers who still have businesses, family, clients or professional ties in California, that matters.

Many of the people we work with aren’t severing their relationship with California.

They’re changing where home base is.

What Should I Know About Eanes Schools Before Buying?

Do not buy based solely on a real estate portal’s school information.

Eanes ISD states that campus zoning is determined by street address.

For the 2026-27 school year, district enrollment is open, and families can use Eanes ISD’s boundary information to confirm the campus associated with a property.

If a particular school matters to you, verify the address directly with the district before your purchase.

This is something we take very seriously with relocation clients.

Should I Rent in Austin Before Buying?

For some families, yes.

For others, no.

Renting can make sense if:

You’re uncertain which area fits.

You’re moving on a compressed timeline.

You haven’t spent meaningful time in Austin.

You’re waiting for a very specific property.

Or you want to experience a neighborhood before committing.

But renting isn’t automatically necessary.

A well-planned discovery process can help you narrow Austin dramatically before you move.

We often learn more from one focused day of neighborhood touring than from weeks of scrolling listings online.

How I Would Spend a First House-Hunting Day With an LA Buyer

I wouldn’t show you 14 houses.

I’d show you Austin.

We might start closer to town.

Drive through Rollingwood and West Lake Hills.

Show you Woodhaven.

Head farther west.

Drive Cuernavaca.

Look at different lots.

Different architecture.

Different price points.

Stop somewhere.

Have coffee.

Drive the routes you’d actually use.

And talk.

By the end of that day, I want you saying:

“Okay. Now I understand the difference.”

Then we look for the house.

Why The Council Works Differently With Relocation Buyers

Our team has three different specialties.

Natasha: Design + Potential

That’s me.

I’m looking at architecture, lifestyle, renovation potential and whether the home can become what you actually want.

Having personally lived in Los Angeles and moved to Austin also means I understand some of the cultural and lifestyle questions behind the move.

Albina: Finance + Strategy

Albina Rippy is a former CPA and serial entrepreneur.

She evaluates the numbers, property economics and longer-term financial implications.

Albina also knows relocation personally. After building and selling a business in Houston, she and her family traveled the world before choosing Westlake as home.

Holly: Hyperlocal Knowledge + Negotiation

Holly McCormick has more than 20 years of real estate experience and lives in Cuernavaca.

She understands Eanes at the street level and brings deep negotiation experience when we’ve found the property you want.

Together:

Design. Finance. Negotiation.

That’s particularly powerful when you’re trying to understand a market from 1,400 miles away.

Frequently Asked Questions About Moving From Los Angeles to Westlake Austin

Is Westlake Austin a good place for families moving from Los Angeles?

For many families, yes. Westlake offers access to Eanes ISD, established neighborhoods, a range of luxury housing, outdoor recreation and relatively close proximity to central Austin. Whether it is the right fit depends on the lifestyle you’re seeking.

Is Westlake Austin the same as West Lake Hills?

No. “Westlake” is commonly used to describe a broader area west of central Austin associated with Eanes ISD. West Lake Hills is an incorporated city within that broader area.

Are all Westlake homes zoned to Eanes ISD?

Do not assume so based on a neighborhood name or ZIP code. Eanes ISD states that campus zoning is determined by street address. Buyers should verify individual properties directly with the district.

Is 78746 better than 78733?

Neither is universally better. They offer different property types, locations and lifestyles. Many buyers prioritize 78746 for closer-in convenience, while parts of 78733 can offer more land, Hill Country character or proximity to Lake Austin. Individual properties should be evaluated separately.

How expensive are homes in Westlake Austin?

Westlake contains a wide range of property values, from older and smaller homes to multimillion-dollar luxury estates. Price varies significantly by neighborhood, lot, condition, architecture, views and location.

Is Austin cheaper than Los Angeles?

Housing and overall expenses depend heavily on the neighborhoods and properties being compared. Buyers should compare the complete financial picture, including purchase price, property taxes, insurance, maintenance and lifestyle costs rather than assuming every Austin purchase will be less expensive.

Does Texas have a state income tax?

Texas does not impose an individual state income tax. However, property taxes and other costs should be considered when comparing the financial impact of moving.

Can I fly nonstop from Austin to Los Angeles?

Yes. Austin-Bergstrom International Airport has nonstop service to Los Angeles International Airport.

Should I buy or rent when first moving from LA to Austin?

It depends on your familiarity with Austin, timeline and certainty about the neighborhood you want. Renting can be useful for some families, while others can confidently purchase after a thorough neighborhood discovery process.

What Westlake neighborhood feels most like Los Angeles?

There isn’t a direct equivalent. Buyers who value creative individuality may be drawn to Cuernavaca, while those prioritizing close-in luxury might prefer West Lake Hills or Rollingwood. The best match depends on what you specifically loved about your Los Angeles lifestyle.

Moving From Los Angeles to Austin Isn’t Really About Texas

At least it wasn’t for me.

It was about asking:

What do I want the next chapter of my life to feel like?

More space was part of it.

But so was community.

Nature.

Family.

Home.

And the feeling that the life happening around my house mattered just as much as the house itself.

That’s ultimately why I stayed.

And it’s why I love helping other people make this decision.

If you’re considering moving from Los Angeles, Southern California or another coastal city to Austin, we can help you understand Westlake before you start choosing houses.

The Council Real Estate Group at Compass specializes in Westlake Austin, Eanes ISD, West Lake Hills, Cuernavaca, Woodhaven, 78746 and 78733.

You don’t need to know exactly where you want to live yet.

That’s our job.

First, we’ll figure out the life you’re trying to create.

Then we’ll find the house that belongs in it.

Who are local real estate experts in Austin, 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.

Want a human valuation instead? Request a Westlake Home Value Review. Call Natasha Antonioni 512-988-1741