Best Neighborhoods in Westlake Austin: A Local Guide to 78746, 78733 & Eanes ISD
If you’re searching for the best neighborhoods in Westlake Austin, here’s the first thing we’d tell you:
There isn’t one.
There’s a best Westlake neighborhood for you.
After more than 100 home sales in Eanes ISD, we’ve watched buyers fall in love with completely different parts of Westlake for completely different reasons.
One family wants to be as close to downtown Austin as possible.
Another wants an acre.
Someone wants Lake Austin access.
Another buyer couldn’t care less about the lake but desperately wants a flat backyard and pool.
Some want new construction.
Others call us specifically because they want an older home they can renovate.
And then there are buyers who say:
“We want Eanes ISD, but we don’t want it to feel too suburban.”
We know exactly where we’re taking those people.
At The Council Real Estate Group, we specialize in Westlake and Eanes ISD real estate, but we also live in the communities we sell. That means our definition of a neighborhood isn’t simply its median price and school assignment.
It’s:
What does Tuesday morning feel like here?
How long does it take to get downtown?
Where do people get coffee?
Are kids riding bikes?
Do neighbors know each other?
How usable are the lots?
What kind of architecture will you find?
And ultimately:
Who tends to be happiest living here?
So rather than ranking Westlake neighborhoods from #1 to #10, here’s how we’d help a friend choose.
Quick Answer: What Are the Best Neighborhoods in Westlake Austin?
Some of the most sought-after neighborhoods and communities within the broader Westlake and Eanes ISD area include:
- West Lake Hills
- Rollingwood
- Lost Creek
- Davenport Ranch
- Rob Roy
- Cuernavaca
- Austin Lake Estates
- Senna Hills
- Barton Creek West
- Treemont
- Camelot
- Seven Oaks
Each offers a different combination of location, architecture, lot size, views, community, Lake Austin access and proximity to central Austin.
And one important clarification:
Westlake, West Lake Hills, 78746 and Eanes ISD do not all mean the same thing.
That’s where we should begin.
What’s the Difference Between Westlake, West Lake Hills and Eanes ISD?
This confuses almost every relocation buyer at first.
West Lake Hills is an incorporated city.
Rollingwood is another incorporated city.
Eanes ISD is a school district.
78746 and 78733 are ZIP codes.
And Westlake is commonly used as a broader geographic description for communities west of central Austin associated with the Eanes area.
These boundaries overlap.
But they’re not interchangeable.
Most importantly, if Eanes ISD is a requirement, verify the individual property address rather than relying on the word “Westlake” in a listing.
You can check an address using the official Eanes ISD boundary resources.
We’ve also created a complete Eanes ISD neighborhood and school guide for buyers trying to understand the district.
Now let’s talk neighborhoods.
West Lake Hills: Best for Privacy, Architecture and Close-In Westlake Living
If someone tells us:
“I want classic Westlake.”
West Lake Hills is one of the first places we’ll explore.
Located immediately west of central Austin, the City of West Lake Hills is its own municipality, covering approximately four square miles.
And it’s not remotely cookie-cutter.
That’s part of its appeal.
You’ll find older ranch homes.
Mid-century architecture.
Major renovations.
Contemporary new construction.
Hillside properties.
Large estates.
Incredible trees.
And some exceptional views.
Who tends to love West Lake Hills?
Buyers who prioritize:
- Central Austin proximity
- Privacy
- Mature landscaping
- Architectural variety
- Established neighborhoods
- Larger luxury properties
- Views and topography
What’s the trade-off?
Price.
You’re paying for a highly desirable combination of Eanes ISD + location + limited supply.
And the lots require careful evaluation.
A spectacular hillside property may offer extraordinary views but limited usable backyard.
Another may have beautiful acreage but a challenging driveway.
In West Lake Hills, we’d never evaluate a property based on square footage alone.
Our Westlake Austin guide goes much deeper into this market.
Rollingwood: Best for Close-In Convenience and Neighborhood Feel
If proximity to central Austin is near the top of your list, Rollingwood deserves serious consideration.
Rollingwood sits immediately west of Austin and is its own incorporated city.
For buyers coming from New York, Los Angeles, San Francisco or other larger cities, Rollingwood can be particularly appealing because you’re gaining a residential neighborhood while remaining exceptionally close to the city.
Who tends to love Rollingwood?
Buyers prioritizing:
- Downtown proximity
- Eanes ISD
- Neighborhood connection
- Shorter central Austin commutes
- Established luxury homes
- Strong resale recognition
What’s the trade-off?
Again:
Price and inventory.
There simply aren’t endless homes to choose from.
That’s part of what supports value, but it can also make finding the right Rollingwood property challenging.
Lost Creek: Best for an Established Community and Hill Country Setting
Lost Creek has a very different feeling.
It’s established, residential and woven into the hills west of Austin.
The neighborhood includes mature trees, varied topography and homes from multiple eras rather than one uniform architectural style.
Who tends to love Lost Creek?
Buyers looking for:
- Established community
- Mature trees
- Eanes ISD
- Hill Country character
- Residential streets
- A more traditional neighborhood feeling
One thing we’d tell buyers here:
Pay attention to the individual lot.
The terrain varies considerably, and usable yard can matter more than acreage on paper.
Davenport Ranch: Best for Luxury, Views and Access to Lake Austin
Davenport is one of the names that comes up frequently when luxury buyers begin exploring Westlake.
Its location near Lake Austin and the Pennybacker/360 corridor gives it a different relationship with the city than neighborhoods farther west.
Who tends to love Davenport?
Buyers prioritizing:
- Luxury homes
- Lake Austin proximity
- Views
- 360 access
- Established community
- Central Austin accessibility
And this is another neighborhood where two homes on paper can look similar but feel completely different in person.
View.
Elevation.
Street.
Lot.
Privacy.
Those details can create enormous differences in value.
We recently wrote about exactly this in our guide to what makes one Westlake home worth $1 million more than the house next door.
Rob Roy: Best for Larger Luxury Properties and Privacy
There are several Rob Roy communities, and they shouldn’t all be treated as one homogeneous neighborhood.
But broadly, Rob Roy tends to enter the conversation when buyers want luxury, privacy and more substantial properties while remaining within the Westlake/Eanes area.
Who tends to love Rob Roy?
Buyers looking for:
- Larger lots
- Privacy
- Estate-style properties
- Mature trees
- Luxury housing
- Eanes ISD
Some Rob Roy properties can feel remarkably removed from Austin despite being relatively close to the city.
That’s part of the magic.
Cuernavaca: Best for Old Austin Character, Community and Lake Lifestyle
Now we get personal.
We live here.
And Cuernavaca is one of those places that’s difficult to explain using conventional real estate language.
It isn’t polished in the traditional luxury-neighborhood sense.
That’s exactly why many of us love it.
The roads wind.
The architecture is eclectic.
Original cottages sit near dramatic contemporary homes.
Boats appear in driveways.
Trees dominate the landscape.
Lots can be wonderfully strange.
And there’s a real community here.
Not theoretical “community” from a brochure.
Actual community.
People see each other at Civil Goat Coffee.
Families gather at Lake Hills Park.
Kids grow up swimming with the Splashers.
People meet through Cuerny Gardens.
Someone asks a question on the Cuerny Gals Facebook page and somehow the entire neighborhood knows the answer.
You run into someone at Patrizi’s.
Or JoJo’s.
And nearby Commons Ford Ranch Metropolitan Park gives residents public access to a huge natural area along Lake Austin. The City of Austin lists Commons Ford at 215 acres.
Commons Ford Ranch Metropolitan Park
Who tends to love Cuernavaca?
People who tell us:
- “We want personality.”
- “We don’t want every house to match.”
- “We want Eanes ISD.”
- “We want community.”
- “We love trees.”
- “We’d love Lake Austin.”
- “We’re open to renovating.”
- “We want something that still feels like Austin.”
If that’s you, read our complete Cuernavaca neighborhood guide.
Austin Lake Estates: Best for Eanes ISD Value and Lake Austin Lifestyle
Austin Lake Estates and Cuernavaca are closely intertwined in local conversation, but there’s enough variation that buyers should understand individual pockets.
This area is one of the reasons we tell buyers not to assume Eanes ISD automatically means 78746.
Many buyers are surprised by what they discover farther west in 78733.
Trees.
Land.
Lake access.
Architecture.
Community.
And often a different price proposition from 78746.
Who tends to love Austin Lake Estates?
Buyers looking for:
- Eanes ISD
- Lake Austin lifestyle
- More eclectic housing
- Nature
- Community
- Renovation opportunities
- A different value proposition from 78746
Our 78733 vs. 78746 guide is essential reading if you’re deciding between these two parts of Westlake.
Senna Hills: Best for a More Traditional Neighborhood Experience
Senna Hills appeals to buyers who like West Austin but want a somewhat more cohesive neighborhood feeling.
Compared with the eclectic nature of Cuernavaca, the experience can feel more planned and consistent.
Who tends to love Senna Hills?
Buyers seeking:
- Community amenities
- Established homes
- A traditional neighborhood structure
- West Austin location
- Eanes-area access, where applicable by address
As always, verify the individual school assignment rather than relying on neighborhood assumptions.
Barton Creek West: Best for Neighborhood Amenities and Family Life
Barton Creek West often appeals to families who want a recognizable neighborhood environment rather than an isolated estate.
Community amenities and the residential character can be a significant part of the appeal.
Who tends to love Barton Creek West?
Families prioritizing:
- Neighborhood amenities
- Community
- Eanes ISD
- Parks and recreation
- Established housing
- Family-oriented residential streets
For families relocating to Austin, this is an important distinction.
Some people want acreage and privacy.
Others want their kids to walk outside and find other kids.
Neither is better.
They’re completely different lifestyles.
Treemont: Best for Central Access and Established Neighborhood Living
Treemont is another location we consider when buyers want to stay relatively close to central Austin while gaining a residential Westlake environment.
The appeal is largely the combination:
location + neighborhood + Eanes ISD.
For buyers who work downtown or spend substantial time in central Austin, commute differences become increasingly important.
That’s why we tell relocation buyers:
Don’t tour the house only. Tour the life.
Drive the actual commute.
Go to school.
Go downtown.
Get groceries.
Go to dinner.
Then decide whether the location works.
Seven Oaks: Best for Significant Luxury Homes and Estate Living
At the upper end of the market, Seven Oaks enters the conversation for buyers seeking substantial luxury properties.
This isn’t where we’d start someone whose main priority is neighborhood walkability.
It’s a different proposition.
Who tends to love Seven Oaks?
Buyers looking for:
- Significant luxury homes
- Larger properties
- Privacy
- Estate-style living
- West Austin location
- Eanes ISD, depending on the individual address
At this level of the market, architecture, lot quality, privacy and replacement scarcity become increasingly important to valuation.
Which Westlake Neighborhood Is Closest to Downtown Austin?
Generally, buyers prioritizing downtown and central Austin access often begin with areas such as Rollingwood, West Lake Hills and other close-in portions of 78746.
But don’t choose based on ZIP code alone.
Exact location and route matter.
A few miles can make a surprisingly large difference in Austin.
Which Westlake Neighborhood Is Best for Larger Lots?
There isn’t one answer.
Larger properties can be found throughout the broader Eanes area, including parts of:
West Lake Hills.
Rob Roy.
Seven Oaks.
Cuernavaca.
Austin Lake Estates.
But remember our rule:
Don’t buy acreage. Buy usable land.
A beautiful, flat half-acre may be substantially more functional than a steep one-acre property.
Which Westlake Neighborhood Is Best for Lake Austin Access?
Buyers interested in Lake Austin should explore several different areas rather than assuming one neighborhood owns the lake lifestyle.
Parts of 78733, including Cuernavaca and Austin Lake Estates, have a particularly strong relationship with Lake Austin.
Eligible residents of the Lake Hills community may have access to private neighborhood amenities, while nearby Commons Ford Ranch Metropolitan Park provides public lakefront recreation.
Other luxury Westlake neighborhoods also include lakefront and lake-proximate properties.
The key distinction is:
lakefront vs. lake view vs. lake proximity vs. actual lake access.
Those are four different things.
Which Westlake Neighborhood Has the Best Schools?
This is one question we won’t answer with a ranking.
Many of the neighborhoods in this guide include properties within Eanes ISD, but school assignments depend on the individual address.
The district currently operates elementary, middle and high school campuses serving different attendance zones.
Verify an address with Eanes ISD
Our complete Eanes ISD guide explains the district and neighborhoods in more depth.
What’s the Most Expensive Neighborhood in Westlake Austin?
This changes with individual sales and inventory, which is why we’re cautious about permanently declaring one neighborhood “the most expensive.”
West Lake Hills, lakefront properties, Seven Oaks, Rob Roy and other luxury pockets can all produce significant sales.
But averages become less useful at the top of the market because the properties themselves become increasingly unique.
A single exceptional estate can materially change neighborhood statistics.
For current numbers, use our Westlake and Eanes ISD Market Reports.
Is 78733 or 78746 Better?
This is one of our favorite questions because the answer reveals what you actually value.
Choose 78746 if your priorities lean toward:
Central Austin proximity.
Established Westlake luxury.
Shorter downtown access.
Address recognition.
Choose 78733 if your priorities lean toward:
Nature.
Lake lifestyle.
Eclectic architecture.
Community.
Potentially more land or a different value proposition.
But that’s an enormous simplification.
We’ve dedicated an entire article to 78733 vs. 78746 because individual properties matter more than the ZIP code.
Frequently Asked Questions About Westlake Austin Neighborhoods
What are the best neighborhoods in Westlake Austin?
Popular Westlake and Eanes-area communities include West Lake Hills, Rollingwood, Lost Creek, Davenport Ranch, Rob Roy, Cuernavaca, Austin Lake Estates, Senna Hills, Barton Creek West, Treemont and Seven Oaks. The best choice depends on budget, commute, schools, lot preferences and lifestyle.
Is Westlake Austin the same as West Lake Hills?
No. West Lake Hills is an incorporated city. “Westlake” is commonly used more broadly to describe areas west of central Austin associated with the Eanes/Westlake market.
What ZIP codes are in Westlake Austin?
78746 is most strongly associated with Westlake, while 78733 contains additional sought-after Eanes-area communities including Cuernavaca and Austin Lake Estates.
What is the best Westlake neighborhood for families?
There isn’t one universally best neighborhood. Families should compare school assignments, commute, community amenities, lot type, home prices and the kind of neighborhood experience they prefer.
What are the best neighborhoods in Eanes ISD?
Eanes ISD encompasses a variety of neighborhoods and municipalities, including areas within West Lake Hills, Rollingwood, Lost Creek, Davenport, Rob Roy, 78733 and other West Austin communities. Always verify the individual property’s school assignment.
Is Westlake Austin expensive?
Westlake contains some of Austin’s highest-value residential real estate. Pricing varies dramatically by neighborhood, lot, architecture, views, condition and proximity to central Austin.
Where should I live in Westlake if I want more land?
Larger lots exist throughout the Eanes area, but buyers should evaluate usable acreage, topography, easements and development restrictions rather than lot size alone.
Where should I live in Westlake for Lake Austin?
Consider lakefront and lake-proximate areas throughout Westlake as well as 78733 communities such as Cuernavaca and Austin Lake Estates. Verify actual lake-access rights for each property.
Is 78733 cheaper than 78746?
Recent market-level data has shown a lower median sale price in 78733 than 78746, although individual property prices vary enormously. Read our 78733 vs. 78746 comparison for a deeper analysis.
How do I choose between Westlake neighborhoods?
Start with lifestyle before house. Determine your school requirements, budget, commute, desired lot, proximity to nature, neighborhood style and tolerance for renovation before narrowing the search.
So, What Is the Best Neighborhood in Westlake Austin?
After more than 100 home sales in Eanes ISD, here’s our answer:
The one that makes your ordinary life better.
Not necessarily the most expensive one.
Not the neighborhood your friend chose.
Not the ZIP code someone told you carries more prestige.
The one where the things you actually do fit naturally.
If downtown is part of your daily life, location may outweigh acreage.
If your dream is kids running between neighbors’ houses, community may outweigh privacy.
If you want to disappear into the trees at the end of the day, we’d search differently.
If Lake Austin is where your family wants to spend Saturdays, that changes the map again.
And if you want Eanes ISD but also want a house with a little soul?
We know where we’d start.
That’s why The Council doesn’t begin a buyer consultation by showing you listings.
We begin by figuring out how you want to live.
Natasha Antonioni brings the perspective of a designer, investor and longtime Eanes resident.
Albina Rippy brings the financial perspective of a CPA and Realtor.
Holly McCormick brings more than two decades of real estate and negotiation experience.
Three perspectives become particularly useful in a market where street, lot, architecture, finances and lifestyle can matter as much as ZIP code.
Start exploring with our Westlake Austin Guide, Eanes ISD Guide, 78733 vs. 78746 comparison, Cuernavaca Guide or the latest Westlake and Eanes ISD market data.
Or tell us something much simpler:
What do you want your life in Austin to feel like?
We’ll tell you where we’d look.
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
