What Neighborhoods Feed Into Eanes ISD? The Complete 2026 Homebuyer Guide
If you’re moving to Austin and searching for the best neighborhoods in Eanes ISD, there’s one thing we want you to understand before you start looking at houses:
Don’t start with the house. Start with the map.
“Westlake,” “West Austin,” “78746,” “78733” and “Eanes ISD” are often used almost interchangeably in real-estate conversations.
They’re not the same thing.
A beautiful West Austin home isn’t automatically in Eanes ISD.
A ZIP code isn’t a school boundary.
And two homes that look close to one another on a map can have different school assignments.
We are The Council Real Estate Group at Compass, and Eanes ISD is our backyard.
Natasha Antonioni and Holly McCormick live in Cuernavaca/Austin Lake Estates in 78733.
Albina Rippy lives in Woodhaven in 78746.
Our children have attended Eanes schools. We’ve raised our families here, sold homes throughout the district and experienced these neighborhoods as residents—not just Realtors.
So this guide is designed to answer the questions we actually hear from buyers:
What neighborhoods are in Eanes ISD?
What’s the difference between 78733 and 78746?
Which Eanes neighborhood is closest to downtown?
Where can I get more land?
Where can I find Lake Austin access?
Which neighborhoods feel like traditional Westlake—and which don’t?
And perhaps most importantly:
Which part of Eanes ISD actually fits the way my family wants to live?
Quick Answer: What Neighborhoods Feed Into Eanes ISD?
Eanes ISD serves communities immediately west of central Austin, including West Lake Hills, Rollingwood and numerous neighborhoods within the City of Austin and unincorporated Travis County.
Well-known Eanes ISD neighborhoods and communities include:
- West Lake Hills
- Rollingwood
- Woodhaven
- Lost Creek
- Davenport Ranch
- Barton Creek West
- Rob Roy
- Seven Oaks
- Senna Hills
- Cuernavaca/Austin Lake Estates
- Austin Lake Hills
- Other residential enclaves throughout portions of 78746 and 78733
However, neighborhood name and ZIP code should never be used as final proof of school assignment.
Eanes ISD officially states that campus zoning is determined by the property’s street address. Before purchasing a home because of a particular school, use the district’s official enrollment and boundary resources to verify the exact address.
Verify an address with Eanes ISD
Where Is Eanes ISD?
Eanes ISD is located in West Austin, immediately west of central Austin.
This corrects one misconception we occasionally see online: Eanes ISD is not a “North Austin” or “northwest Austin” school district.
The district spans portions of the Westlake area and extends west toward Lake Austin and the Hill Country.
That location is part of its real-estate appeal.
Depending on where you live within the district, you can have access to highly regarded public schools while remaining relatively close to:
Downtown Austin.
Lake Austin.
Zilker Park.
Bee Cave Road.
Loop 360.
The Hill Country.
And some of Austin’s most established residential neighborhoods.
What Schools Are Actually in Eanes ISD?
For the 2026–27 school year, Eanes ISD has five elementary schools:
Barton Creek Elementary
1314 Patterson Lane, Austin, TX 78733
Bridge Point Elementary
6401 Cedar Street, Austin, TX 78746
Cedar Creek Elementary
3301 Pinnacle Road, Austin, TX 78746
Eanes Elementary
4101 Bee Cave Road, Austin, TX 78746
Forest Trail Elementary
1203 S. Capital of Texas Highway, Austin, TX 78746
The district also has two middle schools:
And one comprehensive high school:
This is worth stating clearly because there is a surprising amount of incorrect Eanes ISD information online.
There is no “Eanes Middle School.”
Lakeway Elementary is not an Eanes ISD school.
Barton Hills Elementary is not an Eanes ISD school.
Spicewood Elementary is not an Eanes ISD school.
When you’re making a seven-figure real-estate decision partly because of school zoning, details like these matter.
See Eanes ISD’s official 2026–27 school information
Do All Eanes ISD Students Go to Westlake High School?
Students who continue through Eanes ISD ultimately feed into Westlake High School.
Before that, middle-school assignment depends on the property’s feeder pattern, with students attending either Hill Country Middle School or West Ridge Middle School.
Elementary assignments are even more address-specific.
That’s why asking whether a house is “in Eanes” is only the first question.
For families with younger children, we also want to know:
Which elementary school?
Which middle school?
How far is it from the house?
What does the morning drive look like?
Those everyday logistics can make two Eanes homes feel completely different.
Is Westlake the Same Thing as Eanes ISD?
No.
This is probably the most important geographic distinction for relocating buyers.
Eanes ISD is a school district.
West Lake Hills is an incorporated city.
Rollingwood is another incorporated city.
Westlake is a broader term commonly used in Austin real estate to describe much of the area associated with Eanes ISD.
78746 and 78733 are ZIP codes.
Those aren’t interchangeable boundaries.
A Realtor who specializes in Westlake should be able to explain the distinction rather than simply putting “Westlake” on every listing west of downtown.
Read our complete Westlake Austin guide for a deeper explanation of the area.
Is All of 78746 in Eanes ISD?
No.
A 78746 address should not be treated as automatic confirmation of Eanes ISD zoning.
ZIP codes are postal boundaries.
School districts have separate boundaries.
If Eanes ISD is material to your purchase, verify the individual street address with the district before making an offer.
Is All of 78733 in Eanes ISD?
Again, don’t use the ZIP code as proof.
78733 contains some of the Eanes communities we know best—including Cuernavaca/Austin Lake Estates—but the correct way to establish school zoning is still by individual street address.
This becomes particularly important on the western edges of school-district boundaries.
Is Lakeway in Eanes ISD?
No.
Lakeway is generally associated with Lake Travis ISD, not Eanes ISD.
This is a common source of confusion for relocation buyers because Lakeway and Westlake are both west of central Austin and frequently appear in the same home searches.
They’re different communities with different school districts.
Which Eanes ISD Neighborhoods Should Buyers Know?
This is where the search gets much more interesting.
There is no single Eanes lifestyle.
West Lake Hills
When many people imagine “Westlake Austin,” this is what they’re picturing.
West Lake Hills is its own municipality just west of central Austin and is known for hills, mature trees, privacy, architecture and luxury homes.
Its location is a major advantage.
For buyers who want Eanes ISD while remaining extremely connected to central Austin, West Lake Hills is often one of the first areas we explore.
The housing is highly varied, from older original properties to significant contemporary estates.
Rollingwood
Rollingwood is another independent municipality and one of the closest Eanes ISD communities to downtown Austin.
It’s small.
Inventory can be scarce.
And the combination of neighborhood feel, Eanes ISD and central-Austin proximity makes it highly sought after.
For buyers relocating from cities like Los Angeles, San Francisco or New York who are nervous about feeling too suburban, Rollingwood often gets their attention quickly.
Woodhaven
Woodhaven is one of the Eanes neighborhoods we think more buyers should know about.
And we have a particularly local perspective because our partner Albina Rippy lives there.
Woodhaven sits in 78746 within the City of Austin and offers convenient access to Cedar Creek Elementary, Hill Country Middle and Westlake High.
Much of the housing stock is established, which can create interesting opportunities for buyers willing to renovate.
But its real superpower is convenience.
Albina chose Woodhaven after moving her family from Houston because she wanted Eanes schools without disconnecting from Austin itself.
Read our local guide to living in Woodhaven Austin for the neighborhood from Albina’s perspective.
Lost Creek
Lost Creek has a very different personality.
Think winding roads, established homes, hills, trees and green space.
For buyers who want an established Westlake neighborhood rather than a more urban-adjacent environment, Lost Creek can be a compelling option.
Its location west of Loop 360 also changes the daily rhythm compared with Rollingwood or central West Lake Hills.
Davenport Ranch
Davenport Ranch sits closer to Lake Austin and the Pennybacker Bridge/Loop 360 corridor.
Its location can be particularly attractive to buyers who want convenient access to both central and northwest Austin while remaining in Eanes ISD where applicable.
The broader Davenport area contains different enclaves and architectural styles, so—as with much of Eanes—the exact property matters.
Barton Creek West
Barton Creek West appeals to buyers looking for an established neighborhood environment with greenbelt access, trails and community amenities.
It feels different from the larger-estate environment found in portions of West Lake Hills, Rob Roy or Seven Oaks.
For families who say, “We want an actual neighborhood,” this can be an important one to consider.
Rob Roy
Rob Roy is really a collection of residential communities rather than one uniform subdivision.
Depending on the section, buyers can find larger lots, gated properties, luxury homes, views and substantial privacy.
For buyers who want more land or a larger luxury property while maintaining access to Eanes ISD in applicable sections, Rob Roy often enters the conversation.
Seven Oaks
Seven Oaks is one of the luxury names buyers frequently encounter when searching Eanes ISD.
The neighborhood is known for substantial properties, privacy and larger luxury homes.
But we tell buyers something important here:
Don’t buy a neighborhood name. Buy the lifestyle that fits you.
We’ve had people who moved into prestigious Westlake neighborhoods later tell Natasha and Holly:
“If I had only known about Cuernavaca, I would have bought there.”
Not because Seven Oaks isn’t wonderful.
Because Cuernavaca would have fit them better.
That’s the distinction good buyer representation should uncover before closing.
Senna Hills
Senna Hills sits farther west and provides another interpretation of Eanes living.
For buyers who don’t need to be immediately adjacent to downtown and want convenient access toward Bee Cave and the western Hill Country, this part of the district may make more sense.
Again, the best Eanes neighborhood isn’t universal.
It’s personal.
Cuernavaca / Austin Lake Estates
And then there’s home.
Natasha Antonioni and Holly McCormick both live in Cuernavaca/Austin Lake Estates, and The Council has sold more than 80 homes in the greater neighborhood.
Locals often call it Cuerny.
Natasha, who spent 13 years living in Los Angeles, calls it:
“The Venice Beach of the Hill Country.”
That’s probably the quickest way we know to explain it.
Cuernavaca is eclectic.
The architecture varies wildly.
The lots vary.
The prices vary.
There are original cottages, ranch houses, contemporary renovations, new construction and extraordinary Lake Austin properties.
The neighborhood backs up to Lake Austin and revolves in part around community institutions like Lake Hills Park, while Commons Ford Ranch Metropolitan Park is nearby.
It feels less formal than many traditional luxury neighborhoods.
And community is a huge part of life here.
Read our local’s guide to Cuernavaca and Austin Lake Estates to understand why we love it.
78733 vs. 78746: Which Is Better?
Neither.
But they’re often better for different buyers.
Broadly speaking, 78746 tends to appeal to buyers prioritizing central-Austin proximity, although individual neighborhoods vary considerably.
That includes places such as:
West Lake Hills.
Rollingwood.
Woodhaven.
Lost Creek.
Davenport Ranch.
Meanwhile, 78733 takes you farther west, with more of the Hill Country and Lake Austin becoming part of the lifestyle.
Cuernavaca/Austin Lake Estates is a perfect example.
For some buyers, moving farther west can mean more character, different lots, more nature and a more relaxed environment.
For others, being five or ten minutes closer to downtown is worth far more.
Our 78733 vs. 78746 guide goes deeper into that decision.
Which Eanes Neighborhood Is Closest to Downtown Austin?
For buyers prioritizing central Austin, Rollingwood and the eastern portions of West Lake Hills are generally among the first areas we’d explore.
Woodhaven can also be particularly compelling for buyers who want Eanes ISD while maintaining easy access to Bee Cave Road and central Austin.
But we don’t recommend choosing based on a generic commute estimate.
Austin traffic changes dramatically by:
Time of day.
Destination.
School traffic.
Route.
And even which side of a neighborhood you’re on.
When commute matters, we test it from the actual house.
Which Eanes Neighborhood Is Best for Lake Austin?
If Lake Austin is central to your lifestyle, we start looking more closely at communities and properties along the lake corridor.
Cuernavaca/Austin Lake Estates is particularly interesting because the water is woven into neighborhood life.
Eligible properties may qualify for membership in Lake Hills Community Association and access to its private Lake Austin park and boat ramp.
Other areas of Eanes contain significant waterfront properties as well.
But there’s an important distinction between:
Living near Lake Austin.
Seeing Lake Austin.
Having community lake access.
And:
Owning waterfront property.
Those are four very different things—and four very different price points.
What Is the Most Affordable Neighborhood in Eanes ISD?
There isn’t a permanent answer because inventory changes constantly.
And we’d be skeptical of anyone claiming there is one.
A better strategy is looking for property types and conditions that create lower entry points.
That might mean:
An older home.
A condominium.
A smaller property.
A house requiring cosmetic renovation.
A less-recognized neighborhood.
Or a property farther west.
This is where Natasha’s design and investment background becomes particularly useful.
A dated house isn’t automatically a bad house.
Sometimes dated is simply:
Paint.
Lighting.
Flooring.
Hardware.
Kitchen finishes.
Sometimes it’s structural.
Knowing the difference before you buy can be worth a lot of money.
How Much Do Homes in Eanes ISD Cost?
There isn’t one meaningful “Eanes home price.”
That’s one of the biggest mistakes we see in generic neighborhood guides.
The district contains everything from smaller condos and older homes to some of Austin’s most significant luxury estates and Lake Austin waterfront properties.
Rather than using a district-wide average to decide what a property is worth, we evaluate:
Neighborhood.
Street.
Lot.
Topography.
School assignment.
Architecture.
Condition.
Views.
Lake relationship.
Renovation.
Privacy.
Competing inventory.
And actual comparable sales.
Two houses with identical square footage inside Eanes ISD can have dramatically different values.
Is Eanes ISD Worth the Premium?
For some buyers, absolutely.
For others, no.
That’s an important thing for Realtors specializing here to be willing to say.
Buyers may be paying for a combination of:
Eanes ISD.
Proximity to central Austin.
Limited land.
Established neighborhoods.
Hill Country geography.
Lake Austin.
Privacy.
Architecture.
And long-term demand.
But if you don’t care about school district, need significantly more house for your budget, or want a completely different lifestyle, there may be better choices elsewhere in Austin.
We explore that question in depth in Is Westlake Austin Worth the Premium?.
How Does Eanes ISD Affect Home Values?
Eanes ISD can be an important demand driver.
But we don’t tell clients:
“It’s Eanes, so it will always appreciate.”
That’s not responsible real-estate advice.
School district is one component of value.
Supply matters.
Interest rates matter.
Taxes matter.
Condition matters.
Location within the district matters.
And the price you pay matters enormously.
Albina’s CPA background becomes particularly useful here.
Her approach isn’t simply:
“Is this a good neighborhood?”
It’s:
“Does this particular property make financial sense at this particular price?”
That’s a much better question.
Buying an Older Home in Eanes ISD: Opportunity or Money Pit?
Both exist.
Some of our favorite buying opportunities are houses other buyers can’t see past.
Ugly kitchen.
Old tile.
Bad paint.
Dated lighting.
Wrong furniture.
Those things don’t scare Natasha.
As a Realtor, interior designer and investor, she’s looking underneath them.
Where are the load-bearing walls?
How does the house orient to the lot?
Where’s the natural light?
Can we improve the floor plan?
What architectural elements are worth preserving?
Could $100,000 of strategic work change the house—or are we about to discover a $500,000 project?
That’s the difference between buying potential and buying problems.
What Should Relocating Families Know About Eanes ISD?
This is where our advice gets very simple:
Don’t choose Eanes first and lifestyle second.
Choose both.
A family moving from Los Angeles may fall in love with Cuernavaca because the individuality feels familiar.
Someone coming from Houston may love Woodhaven because it combines Eanes schools with easy access to central Austin.
A buyer seeking a significant estate may head toward Seven Oaks or Rob Roy.
Someone who wants to get downtown as quickly as possible may prefer Rollingwood.
Same school district.
Completely different lives.
That’s why we don’t believe there’s a single “best neighborhood in Eanes ISD.”
There’s a best fit.
Why Work With The Council When Buying in Eanes ISD?
Because between the three of us, we experience Eanes from different sides.
Natasha Antonioni — Realtor + Interior Designer
Natasha lives in Cuernavaca and brings architecture, renovation, design and investment expertise to the search.
Holly McCormick — Realtor + Negotiator
Holly also lives in Cuernavaca and brings more than two decades of real-estate experience along with deep community knowledge.
Around Cuerny, we jokingly call her the Mayor of Cuernavaca because she seems to know everybody.
Albina Rippy — Realtor + CPA
Albina lives in Woodhaven and has raised her family in the Eanes community. She brings a financial and analytical perspective to the buying decision.
Together, we can look at the same house and see three different things:
Natasha: What can this become?
Albina: Do the numbers work?
Holly: How do we negotiate it?
Three experts. One Council.
Learn more about The Council and why we built our team this way.
Frequently Asked Questions About Eanes ISD Neighborhoods
What neighborhoods are in Eanes ISD?
Major communities associated with Eanes ISD include West Lake Hills, Rollingwood, Woodhaven, Lost Creek, Davenport Ranch, Barton Creek West, Rob Roy, Seven Oaks, Senna Hills and Cuernavaca/Austin Lake Estates, along with other West Austin neighborhoods. Always verify an exact property address with Eanes ISD.
What ZIP codes are in Eanes ISD?
Many Eanes ISD properties are located in 78746 and 78733, but ZIP codes do not define school-district boundaries. Verify the individual address.
Is Westlake the same as Eanes ISD?
No. Westlake is a broad geographic/real-estate term. Eanes ISD is a public school district with specific boundaries.
Is West Lake Hills in Eanes ISD?
West Lake Hills is strongly associated with and served by Eanes ISD. Buyers should nevertheless verify the exact property and current campus assignments when school zoning is material to a purchase.
Is Rollingwood in Eanes ISD?
Rollingwood is served by Eanes ISD. Exact campus assignments should still be verified for the property.
Is Woodhaven in Eanes ISD?
Yes. Woodhaven is an established 78746 neighborhood within Eanes ISD. The Council’s Albina Rippy lives in Woodhaven.
Is Cuernavaca in Eanes ISD?
Cuernavaca/Austin Lake Estates includes Eanes ISD homes and is one of the district’s most distinctive 78733 communities. Natasha Antonioni and Holly McCormick of The Council live there.
Is Lakeway in Eanes ISD?
No. Lakeway is generally served by Lake Travis ISD.
What elementary schools are in Eanes ISD?
For 2026–27, Eanes ISD’s five elementary schools are Barton Creek Elementary, Bridge Point Elementary, Cedar Creek Elementary, Eanes Elementary and Forest Trail Elementary.
What middle schools are in Eanes ISD?
Eanes ISD has two middle schools: Hill Country Middle School and West Ridge Middle School.
What high school is in Eanes ISD?
Westlake High School is Eanes ISD’s comprehensive high school.
How do I know which Eanes ISD school a house attends?
Eanes ISD states that school zoning is determined by street address. Use the district’s official boundary resources rather than relying exclusively on MLS data, ZIP code or neighborhood name.
What’s the best neighborhood in Eanes ISD?
There isn’t one best neighborhood. Rollingwood may work best for a buyer prioritizing downtown proximity; Cuernavaca for someone wanting Lake Austin, community and eclectic character; Woodhaven for close-in convenience and established homes; and areas such as Rob Roy or Seven Oaks for buyers seeking larger luxury properties.
Start With the Neighborhood. Then Find the House.
If you’re considering moving to Eanes ISD, Westlake, 78746, 78733, Woodhaven or Cuernavaca, don’t begin by trying to identify the prettiest house on Zillow.
First figure out where you want your life to happen.
Do you want to be close to downtown?
Do you want Lake Austin?
Do you want more land?
Do you want a polished luxury neighborhood or something more eclectic?
How much renovation are you willing to take on?
Where are the schools in relation to your house?
What happens to your commute?
And what are you actually getting for the premium you’re paying?
Once we know those answers, finding the house gets much easier.
Talk with The Council about finding your neighborhood in Eanes ISD
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.
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