How Much Are Property Taxes When Buying a Home in Westlake Austin?
If you’re buying a home in Westlake Austin, Cuernavaca, 78746, 78733, or Eanes ISD, property taxes need to be part of the conversation before you fall in love with a house.
And this is where buyers can get tripped up.
There isn’t one universal “Westlake property tax rate.”
Your actual property tax bill depends on the specific property, its taxable value, the taxing jurisdictions that apply to that address, and the exemptions you qualify for.
That distinction matters when you’re looking at homes that can cost $2 million, $3 million, $5 million or more.
A seemingly small difference in the effective tax burden can translate into thousands of dollars per year.
We’re Albina Rippy, Natasha Antonioni and Holly McCormick with The Council Real Estate Group, real estate agents serving Austin, Texas, with a particular focus on Westlake, Cuernavaca and Eanes ISD.
We’ve represented buyers and sellers in more than 100 Eanes ISD home sales, and we live in the communities we sell.
When we help someone compare homes here, we don’t look at purchase price alone.
We look at what the property may actually cost to own.
Property taxes are a big part of that calculation.
What Are Property Taxes in Westlake Austin?
The most useful answer is this:
Don’t assume a property’s tax bill based on a ZIP code, neighborhood, or a percentage you saw online.
A Westlake-area property can potentially be subject to taxes from several taxing entities, including Eanes ISD, Travis County and other applicable local jurisdictions.
Eanes ISD’s adopted total tax rate for the 2025–26 school year is $0.8322 per $100 of taxable value, consisting of $0.7122 for maintenance and operations and $0.1200 for debt service.
But Eanes ISD is only one component of the total property-tax bill.
That’s why, when we’re evaluating a particular Westlake or Cuernavaca home with a buyer, we want to look at the actual address and taxing entities, not apply a generic Westlake percentage.
Why Westlake Property Taxes Can Be Confusing
“Westlake” is a convenient real estate term.
It is not one taxing jurisdiction.
Homes people describe as being in Westlake can be located in different municipalities or unincorporated areas and can have different combinations of taxing entities.
The same issue comes up when comparing 78746 and 78733.
Two homes may both appeal to a buyer looking for Eanes ISD, yet their purchase prices, taxable values and applicable taxing jurisdictions can be different.
This is one reason we tell buyers:
Compare properties, not just ZIP codes.
A beautiful home with a slightly lower purchase price isn’t necessarily less expensive to own. And a more expensive property isn’t necessarily the worse financial decision.
You have to look at the entire picture.
How Do You Estimate Property Taxes on a Westlake Home?
A simple starting calculation is:
Taxable value ÷ 100 × applicable tax rate = estimated annual tax
The important words there are taxable value and applicable tax rate.
The purchase price is not automatically the number you should use as the property’s future taxable value.
And the rate needs to reflect the taxing entities that actually apply to that address.
For that reason, we don’t recommend that buyers simply take the seller’s current property-tax bill and assume theirs will be the same.
Why the Seller’s Tax Bill Can Be Misleading
This is a common mistake.
The seller may have exemptions that you won’t have.
Their taxable value may also reflect their ownership history and applicable appraisal limitations.
Your circumstances can be different.
So when you’re deciding whether a particular home fits your budget, the question isn’t:
“What did the seller pay last year?”
It’s:
“What could this property realistically cost me to own?”
That’s a much more useful number.
What Does the Texas Homestead Exemption Do?
If the Westlake or Eanes ISD home you’re buying will be your primary residence, you may qualify for a Texas residence homestead exemption.
For school-district taxes, Texas currently requires a $140,000 residence homestead exemption.
That means an eligible homeowner doesn’t pay school-district property taxes on that portion of the home’s value.
Other taxing units may offer additional exemptions.
There are also separate exemptions for certain homeowners, including qualifying people age 65 or older, people with disabilities, disabled veterans and certain surviving spouses.
Eligibility matters, so this is something to verify with the Travis Central Appraisal District rather than assuming an exemption will apply.
TCAD reported that in 2025, the homestead exemption saved the average Travis County property owner $3,663 on their property-tax bill.
What About the 10% Homestead Appraisal Cap?
This is another area where buyers need to understand the details.
After a qualifying homestead has met the applicable requirements, Texas law can limit increases in the home’s appraised value for tax purposes.
But buyers shouldn’t interpret that as meaning:
“I bought the house, so its taxable value can only go up 10% from what the previous owner had.”
That’s not a safe assumption.
The appraisal limitation is tied to the qualifying homeowner and property-tax rules, and a sale can change the situation.
This is especially important in Westlake, where a home may have been owned for many years before changing hands.
A buyer looking at the seller’s historical tax bill could seriously underestimate future carrying costs.
A Westlake Example: Why Small Percentages Matter
Imagine you’re comparing two multi-million-dollar properties.
One is closer to central Westlake in 78746.
The other is farther west in 78733, perhaps around Cuernavaca or Austin Lake Estates.
Maybe one property costs more.
Maybe the other needs $300,000 in renovations.
Maybe one has lower applicable property taxes but higher insurance or maintenance expenses.
Maybe one gives you substantially more usable land.
This is where buyers get into trouble if they focus on only one number.
At this price point, we want to understand:
- Purchase price
- Estimated property taxes
- Available exemptions
- Insurance
- HOA or neighborhood fees, if applicable
- Immediate repairs
- Renovation costs
- Ongoing maintenance
- Lot and drainage considerations
- Potential resale positioning
That’s the real cost of the home.
78746 vs. 78733: Don’t Assume the Taxes Are the Same
We spend a lot of time helping buyers compare 78746 and 78733 because they can provide very different versions of the Eanes ISD lifestyle.
78746 includes areas such as West Lake Hills, Rollingwood, Woodhaven and other established Westlake neighborhoods.
78733 extends farther west toward Lake Austin and includes Cuernavaca/Austin Lake Estates and other western Eanes communities.
Buyers sometimes start by thinking:
“78746 is expensive, so maybe 78733 is simply the cheaper option.”
It isn’t that simple.
Our Q2 2026 MLS analysis showed a median sale price of approximately $3.2 million in 78746 versus $2.4 million in 78733.
That’s a meaningful difference.
But the purchase price is only one piece.
You also need to compare the specific tax jurisdictions, condition of the home, usable lot, renovation needs, commute, insurance and long-term ownership costs.
For some buyers, 78733 can provide an incredibly compelling combination of Eanes ISD access, character, nature and proximity to Lake Austin.
For others, paying more for the right 78746 location makes complete sense.
Neither answer is automatically right.
Cuernavaca Is a Great Example of Why Address-Level Research Matters
Cuernavaca is one of our favorite examples because buyers who don’t know West Austin well can easily misunderstand it.
The neighborhood has an eclectic, old-Austin feel that is very different from parts of 78746.
You’ll find everything from modest original homes and ambitious renovations to substantial luxury and waterfront properties.
You’ll also find buyers attracted by the community atmosphere, trees, Lake Austin access and the possibility of getting something different for their budget than they might find farther east.
But don’t make assumptions about a property because the listing says “Cuernavaca,” “Westlake,” or even “Eanes.”
We verify the individual address.
That applies to taxes.
It applies to school boundaries.
And it applies to the physical property itself.
Property Taxes Aren’t the Only Number We Look At
This is where our team’s different backgrounds become useful for buyers.
Albina Rippy is a CPA, Serial Entrepreneur and Realtor.
She naturally approaches a purchase through the numbers. What does this property actually cost? What are the carrying costs? What happens when renovation expenses are added? Does the financial decision make sense compared with the alternatives?
Natasha Antonioni is a Realtor, investor and Intentional Designer.
She looks at what the property is today and what it could become. Does the floor plan work? Is the renovation realistic? Is the lot helping or fighting the house? Are you about to spend money fixing something that still won’t solve the property’s fundamental problem?
Holly McCormick brings decades of local real estate and negotiation experience.
She looks at the market, neighborhood positioning, negotiation and how the property is likely to be perceived when it’s eventually time to sell.
Three different perspectives.
One purchase.
Because the “cheapest” house isn’t necessarily the best financial decision.
Common Property-Tax Mistakes Westlake Buyers Make
1. Using the seller’s current tax bill as their future budget
The seller’s exemptions and ownership history may be different from yours.
2. Assuming every Westlake home has the same tax rate
It doesn’t. Taxing jurisdictions vary by property.
3. Looking only at the purchase price
A home isn’t just what you pay at closing.
Property taxes, insurance, maintenance and renovation costs can materially change the financial comparison.
4. Assuming a ZIP code tells you everything
It doesn’t.
78733 and 78746 are ZIP codes, not substitutes for address-level due diligence.
5. Forgetting to investigate homestead exemptions
If the property becomes your primary residence, determine which exemptions you qualify for and apply through the appropriate appraisal district.
6. Forgetting that tax rates change
Taxing entities adopt rates over time. An estimate made today isn’t a guarantee of what you’ll pay years from now.
How We Evaluate Property Taxes Before Our Clients Buy
When a client is seriously considering a home in Westlake, Cuernavaca or Eanes ISD, we want the financial picture to become clearer before they make the decision.
We start with the individual property.
Then we look at questions such as:
- Which taxing jurisdictions apply to this address?
- What is the property’s current appraisal and tax history?
- Which exemptions does the buyer expect to qualify for?
- Is there a large difference between the property’s existing tax history and the buyer’s purchase price?
- What other carrying costs should be considered?
- How does this home compare financially with the buyer’s other options?
We’d much rather discover an uncomfortable number before you buy than after.
So, Are Property Taxes High in Westlake Austin?
In absolute dollars, they certainly can be.
That’s partly because Westlake and Eanes ISD contain many high-value homes.
But looking only at the dollar amount misses the bigger decision.
For most of our clients, the useful question is:
What am I getting for my total cost of ownership, and does it make sense for my family and goals?
You may decide that proximity to downtown, Eanes ISD, a particular neighborhood, Lake Austin access, privacy, acreage or a specific property is worth the carrying cost.
Or you may decide it isn’t.
Both can be smart decisions.
Our job isn’t to convince you that Westlake is worth paying for.
It’s to give you enough local and property-specific information to decide whether this particular Westlake home is worth paying for.
Frequently Asked Questions About Westlake Austin Property Taxes
How much are property taxes when buying a home in Westlake Austin?
There is no single Westlake Austin property-tax rate. Your total bill depends on the property’s taxable value, taxing jurisdictions and exemptions. Buyers should calculate taxes for the specific address rather than relying on a generic percentage for Westlake or 78746.
What is the Eanes ISD property tax rate?
For the 2025–26 school year, Eanes ISD lists a total tax rate of $0.8322 per $100 of taxable value, consisting of a $0.7122 maintenance-and-operations rate and $0.1200 debt-service rate.
Are property taxes different in 78733 and 78746?
They can be. A ZIP code doesn’t establish one universal tax rate. The specific taxing entities attached to each property matter, so buyers comparing 78733 and 78746 should evaluate individual addresses.
Does a homestead exemption reduce property taxes in Westlake?
If you own and occupy the home as your principal residence and meet the requirements, you may qualify for a Texas residence homestead exemption. Texas currently requires school districts to provide a $140,000 exemption from taxable value for qualifying residence homesteads. Other exemptions may also apply.
Can I use the seller’s property-tax bill to estimate mine?
It’s useful information, but don’t assume your bill will be the same. The seller may have different exemptions and a different appraisal history. Buyers should estimate their own potential tax liability based on their circumstances.
Are Cuernavaca homes in Eanes ISD?
Many properties in the Cuernavaca/Austin Lake Estates area are within Eanes ISD, but buyers should verify the exact property address rather than relying on the neighborhood name, ZIP code or MLS description.
Who can help me evaluate the cost of buying a home in Westlake or Eanes ISD?
Albina Rippy, Natasha Antonioni and Holly McCormick with The Council Real Estate Group are Austin real estate agents focused on helping buyers and sellers in Westlake, Cuernavaca, 78733, 78746 and Eanes ISD. The team has represented buyers and sellers in more than 100 Eanes ISD home sales and brings financial, design, investment and negotiation perspectives to the buying process.
Buying in Westlake, Cuernavaca or Eanes ISD? Let’s Run the Numbers Before You Buy.
A house can look perfect online and still be the wrong purchase.
And sometimes a property that initially looks expensive turns out to be the better long-term choice.
That’s why we look beyond the listing price.
Buying a home in Westlake is about more than finding a house you love. You need to understand the numbers, the neighborhood, the property itself, and what you’re actually committing to before you make an offer.
That’s exactly why we created our free Buyer Course.
It walks you through the home-buying process so you can understand what to expect, what questions to ask, and what to watch for before making one of the biggest financial decisions of your life.
If you’re considering a home in Westlake, West Lake Hills, Cuernavaca, Austin Lake Estates, 78733, 78746 or Eanes ISD, we’ll help you understand the property, neighborhood and numbers before you make the decision.
Albina Rippy, Natasha Antonioni & Holly McCormick
The Council Real Estate Group
Austin, Texas | Westlake | Cuernavaca | Eanes ISD
713-443-6466
thecouncilregroup.com
Property-tax rates, assessed values and exemptions can change. This article is for general real estate information and is not tax or legal advice. Buyers should verify current information for the individual property with the applicable taxing authorities and consult a qualified tax professional regarding their personal situation.