What Neighborhoods Are in Eanes ISD? A Local Guide to Westlake Austin Neighborhoods
If you’re searching for a home in Eanes ISD, one of the first questions you’ll probably ask is: What neighborhoods are actually zoned to Eanes ISD?
It’s a more important question than it sounds.
Eanes Independent School District serves communities in West Austin primarily within the 78746 and 78733 ZIP codes, but ZIP code, mailing address and neighborhood name alone do not determine school zoning. Two homes that seem geographically close can have different school assignments.
As Westlake-area Realtors who live, work and raise our families in this community, we help buyers navigate these distinctions all the time.
Some of the best-known communities within Eanes ISD include West Lake Hills, Rollingwood, Lost Creek, Cuernavaca/Austin Lake Estates, Rob Roy, Barton Creek West, Davenport Ranch, Senna Hills, Seven Oaks and several smaller Westlake neighborhoods and enclaves.
Below, we’ll break down the major areas, what makes each one different, and what buyers should know before purchasing a home specifically for Eanes ISD.
Quick answer: Eanes ISD serves much of Westlake Austin, including most of West Lake Hills and Rollingwood, plus communities such as Lost Creek, Barton Creek West, Davenport Ranch, Rob Roy, Cuernavaca/Austin Lake Estates and other neighborhoods in portions of 78746 and 78733. School zoning is determined by the property’s exact street address, so buyers should always verify an individual property with Eanes ISD before purchasing.
Where Is Eanes ISD?
Eanes ISD is located immediately west of central Austin and encompasses communities on both sides of Loop 360, stretching west toward Lake Austin.
This is an important distinction for relocating buyers because “West Austin,” “Westlake,” “78746” and “Eanes ISD” are not interchangeable terms.
A West Austin address does not automatically mean Eanes ISD.
Likewise, 78733 and 78746 are ZIP codes, not school district boundaries.
For buyers who consider Eanes ISD a priority, we recommend starting with the school district boundary and working outward to determine which neighborhood best matches your lifestyle, budget and commute.
Which Neighborhoods Are in Eanes ISD?
There isn’t one single “Eanes neighborhood.” The district encompasses a collection of communities that can feel surprisingly different from one another.
Here are some of the primary areas Eanes ISD homebuyers should know.
West Lake Hills
West Lake Hills is one of the communities most closely associated with Eanes ISD and Westlake Austin.
Located only minutes from downtown Austin, the area is known for its hills, mature trees, architectural homes, larger properties and exceptional proximity to central Austin.
Inventory can be limited, and properties range from original mid-century homes to significant contemporary estates.
For buyers who want a combination of Eanes ISD schools and one of the shortest possible commutes to downtown Austin, West Lake Hills is often one of the first places we explore.
Rollingwood
Rollingwood is its own small municipality tucked between Zilker Park and West Lake Hills.
It offers something relatively rare in Westlake: a neighborhood environment that can feel close-knit and residential while being just minutes from downtown Austin.
Rollingwood has long been one of the most sought-after locations for buyers who want Eanes ISD access without feeling far removed from central Austin.
Because the community is relatively small, available homes can be scarce.
Lost Creek
Lost Creek sits west of Loop 360 and offers a very different environment from Rollingwood or central West Lake Hills.
Think winding streets, hills, mature trees, established homes and access to green space.
The neighborhood has long attracted buyers looking for the classic Westlake lifestyle with more of an established neighborhood feel.
Davenport Ranch
Located near Lake Austin and the Pennybacker Bridge area, Davenport Ranch is popular with buyers who want Eanes ISD along with convenient access to Loop 360, downtown Austin and Lake Austin.
The area includes several residential enclaves and a broad range of architectural styles.
Its location can be particularly appealing for buyers commuting into central or northwest Austin.
Barton Creek West
Barton Creek West is an established community off Bee Cave Road known for trails, greenbelt access, neighborhood amenities and a strong community atmosphere.
For families comparing different parts of Eanes ISD, Barton Creek West can provide a distinctly neighborhood-oriented experience compared with some of the larger estate areas closer to West Lake Hills.
Rob Roy
Rob Roy is actually a collection of communities rather than one homogeneous neighborhood.
Depending on the section, buyers will find gated properties, larger lots, hill-country views and luxury homes.
Its location west of Loop 360 provides relatively easy access to both Westlake and Bee Cave while remaining within Eanes ISD in applicable sections.
Seven Oaks
Seven Oaks is one of the area’s premier luxury communities, known for substantial homesites, privacy, architectural estates and Hill Country surroundings.
For buyers searching for larger luxury properties within Eanes ISD, Seven Oaks is frequently part of the conversation.
Senna Hills
Senna Hills sits farther west along Bee Cave Road and offers a more suburban neighborhood environment while retaining relatively convenient access to Westlake, Bee Cave and Lakeway-area amenities.
For some buyers, this part of the district provides a compelling middle ground between central Westlake and the western Hill Country.
Cuernavaca / Austin Lake Estates
This is the part of Eanes ISD we think many relocating buyers overlook.
Cuernavaca, also known as Austin Lake Estates, is located along Lake Austin in 78733. It feels dramatically different from traditional Westlake.
The neighborhood has an eclectic, laid-back character with everything from original lake cottages and funky Austin homes to substantial contemporary residences.
Residents also have access to one of the area’s strongest neighborhood communities, with local gathering spots, nearby Commons Ford Ranch Metropolitan Park and, for eligible members, the private Lake Hills Community Park on Lake Austin.
For buyers who love Eanes ISD but aren’t necessarily looking for the traditional Westlake experience, Cuernavaca deserves a serious look.
We know this neighborhood particularly well because we don’t just sell here. Members of The Council live here, raise our families here and are actively involved in the community.
Explore our complete Cuernavaca / Austin Lake Estates neighborhood guide
78733 vs. 78746: What’s the Difference?
This is one of the most common questions we get from Eanes ISD buyers.
Both ZIP codes contain homes zoned to Eanes ISD, but the lifestyle can be quite different.
78746 generally includes communities closer to central Austin, including West Lake Hills and Rollingwood, as well as many of the neighborhoods people traditionally think of when they say “Westlake.”
78733 extends farther west toward Lake Austin and includes communities such as Cuernavaca/Austin Lake Estates and other western Eanes ISD neighborhoods.
Buyers often discover that moving west can mean a different combination of lot size, architectural style, lake access, neighborhood personality and price.
Neither is inherently “better.” They solve different problems for different buyers.
Read our complete Why Buyers are Moving to 78733 vs. 78746
What Schools Are in Eanes ISD?
As of the 2026–27 school year, Eanes ISD serves approximately 7,700 students.
The district includes five elementary schools:
- Barton Creek Elementary
- Bridge Point Elementary
- Cedar Creek Elementary
- Eanes Elementary
- Forest Trail Elementary
It also includes:
- Hill Country Middle School
- West Ridge Middle School
- Westlake High School
A property’s exact address determines its campus assignment.
This is why we caution buyers against relying solely on a real estate listing, ZIP code or neighborhood name when making a purchase based on schools.
Which Eanes ISD Elementary School Will My Home Feed Into?
This is where the home search gets much more address-specific.
Elementary attendance zones do not perfectly correspond with neighborhood names. A neighborhood may be associated with one elementary campus, while properties near a boundary can require additional verification.
Eanes ISD specifically states that campus zoning is determined by street address.
Before purchasing a property based on school assignment, use the official Eanes ISD SchoolSearch boundary tool to verify the address.
Eanes ISD Official Boundary Map
We also recommend checking the property’s taxing jurisdiction through Travis Central Appraisal District when confirming whether a property is located within Eanes ISD.
Travis Central Appraisal District Property Search
Do All Eanes ISD Students Attend Westlake High School?
Students continuing through Eanes ISD ultimately attend Westlake High School, the district’s comprehensive high school serving grades 9–12.
At the middle-school level, students are zoned to either Hill Country Middle School or West Ridge Middle School, depending on their address and feeder pattern.
That makes the elementary and middle-school assignment especially important for buyers trying to understand the full K–12 path associated with a particular home.
Is All of 78746 in Eanes ISD?
No.
This is an important distinction for buyers.
A 78746 mailing address should not be treated as automatic confirmation of Eanes ISD zoning. School district boundaries and postal ZIP codes are different systems.
If Eanes ISD is a requirement for your home purchase, verify the individual property’s district and campus assignment before making an offer.
Is All of 78733 in Eanes ISD?
No.
78733 includes highly desirable Eanes ISD communities, but a ZIP code alone should never be used as proof of school assignment.
Again, verify the individual address.
This is one of the reasons local expertise matters when searching the western edge of the district.
Is Lakeway in Eanes ISD?
No. Lakeway is generally served by Lake Travis Independent School District, not Eanes ISD.
This is a common point of confusion for relocating buyers because Lakeway and Westlake are both west of Austin and both are frequently considered by buyers prioritizing highly regarded school districts.
They are different communities served by different school districts.
Is Eanes ISD the Same as Westlake?
Not exactly.
“Westlake” is a commonly used geographic and real estate term rather than a single incorporated city or school boundary.
Eanes ISD includes West Lake Hills, Rollingwood and portions of Austin addresses west of downtown, including neighborhoods in both 78746 and 78733.
That distinction matters enormously when searching for real estate.
What Is the Most Affordable Neighborhood in Eanes ISD?
There isn’t one answer because inventory and pricing constantly change.
However, buyers who assume every Eanes ISD home requires a traditional Westlake luxury-home budget may be surprised by the variety within the district.
Cuernavaca/Austin Lake Estates, certain condominium communities and older homes in portions of the district can sometimes provide lower entry points than areas such as Rollingwood, Seven Oaks or central West Lake Hills.
Condition matters too.
A dated home in an exceptional location can sometimes represent a better long-term opportunity than a fully renovated home in a less desirable location.
This is where Natasha’s design background becomes especially useful for our buyers. We can walk into a property and help distinguish between an ugly-but-fixable house and a property whose limitations are expensive or impossible to change.
How Does Eanes ISD Affect Home Values?
For many buyers, Eanes ISD is one component of the value equation, but it can be an important one.
Demand for homes in the district comes from a combination of factors: proximity to Austin, limited land, Hill Country and Lake Austin geography, established neighborhoods, access to highly regarded public schools and relatively constrained housing inventory.
But two Eanes ISD homes can still have dramatically different values.
School zone is only one factor.
Lot quality, views, architecture, renovation level, street, neighborhood amenities, proximity to downtown, Lake Austin access and even which side of Loop 360 you’re on can materially affect buyer demand.
This is why we don’t recommend buying a home simply because the listing says “Eanes ISD.”
The better question is:
Is this the right Eanes ISD property, in the right neighborhood, at the right price?
What Are the Best Neighborhoods in Eanes ISD?
The best neighborhood depends on what you want your everyday life to look like.
For proximity to downtown, buyers often explore Rollingwood and West Lake Hills.
For established neighborhood living and green space, Lost Creek and Barton Creek West may rise to the top.
For luxury estates and larger properties, buyers may consider Seven Oaks and Rob Roy.
For Lake Austin lifestyle, community and a more eclectic Austin feel, Cuernavaca/Austin Lake Estates is difficult to replicate.
And buyers prioritizing a balance between Westlake and the western Hill Country may explore areas such as Senna Hills.
The right answer isn’t a ranking. It’s matching the neighborhood to the buyer.
Buying a Home in Eanes ISD: What We Tell Our Clients
If Eanes ISD is one of your non-negotiables, don’t start by scrolling listings.
Start by understanding the map.
Then narrow your search based on:
- Your desired elementary and middle-school zones
- Commute to work and downtown Austin
- Budget
- Desired lot size
- New construction versus established homes
- Lake, greenbelt or neighborhood amenities
- Renovation tolerance
- Preferred neighborhood personality
Once those pieces are clear, the home search becomes considerably easier.
That’s also when having a Realtor who understands Eanes ISD at a street-by-street level becomes valuable.
Why Work With The Council When Buying in Eanes ISD?
Eanes ISD isn’t simply another search area for us.
It’s our backyard.
The Council Real Estate Group specializes in Westlake, Cuernavaca, Eanes ISD and the surrounding Austin luxury market.
Our three-person model gives buyers three different perspectives throughout the transaction: deep neighborhood knowledge, negotiation strategy, financial analysis and design expertise.
Natasha Antonioni brings a designer and investor’s eye to evaluating a property’s potential. Holly McCormick brings more than two decades of real estate and negotiation experience. Albina Rippy brings a CPA’s financial perspective to the numbers behind the purchase.
That combination becomes particularly valuable in Eanes ISD, where buyers are often deciding between homes that are difficult to compare on price per square foot alone.
Buying a Home in Westlake Austin
Frequently Asked Questions About Eanes ISD Neighborhoods
What neighborhoods feed into Eanes ISD?
Major communities within Eanes ISD include West Lake Hills, Rollingwood, Lost Creek, Barton Creek West, Davenport Ranch, Rob Roy, Seven Oaks, Senna Hills, Cuernavaca/Austin Lake Estates and other West Austin neighborhoods within the district boundary. Always verify an individual address with Eanes ISD.
What ZIP codes are in Eanes ISD?
Eanes ISD primarily includes properties in 78746 and 78733, but ZIP codes and school district boundaries are not the same. An address must be individually verified.
Is Westlake High School in Eanes ISD?
Yes. Westlake High School is Eanes ISD’s comprehensive high school serving grades 9–12.
Is Rollingwood in Eanes ISD?
Rollingwood is within Eanes ISD, but buyers purchasing for school access should still verify the specific property’s current school assignment.
Is Cuernavaca in Eanes ISD?
Cuernavaca/Austin Lake Estates includes homes within Eanes ISD and is one of the more distinctive communities in the district, combining Eanes schools with a Lake Austin-oriented, eclectic neighborhood lifestyle.
Is Lost Creek in Eanes ISD?
Lost Creek is one of the established West Austin communities associated with Eanes ISD. Buyers should verify current campus assignments for the individual property.
Is Lakeway in Eanes ISD?
No. Lakeway is generally part of Lake Travis ISD rather than Eanes ISD.
How do I know which Eanes ISD school a house is zoned for?
Use Eanes ISD’s official SchoolSearch boundary map and enter the property’s street address. Eanes ISD states that campus zoning is determined by street address.
Should I rely on an MLS listing for school zoning?
No. School information in real estate listings can be incorrect or outdated. If school zoning is material to your purchase, independently verify it with Eanes ISD before purchasing.
Explore Eanes ISD With Local Experts
Buying in Eanes ISD is about much more than getting into a highly regarded school district.
It’s about choosing the part of Westlake Austin that fits the way you actually want to live.
Rollingwood doesn’t feel like Cuernavaca. Lost Creek doesn’t feel like West Lake Hills. Seven Oaks doesn’t feel like Barton Creek West.
That’s exactly why we love helping buyers navigate this part of Austin.
If you’re relocating to Austin or trying to decide where to buy within Eanes ISD, The Council Real Estate Group can help you compare neighborhoods, school zones, pricing, commute, lifestyle and homes that may never make it into a typical online search.
Explore next:
Westlake Austin Neighborhood Guide
Cuernavaca / Austin Lake Estates Guide
Moving to Westlake Austin Relocation Guide
Or contact The Council to build a personalized Eanes ISD home search.
About The Council Real Estate Group
Albina Rippy, CPA brings the financial lens — valuation, tax modeling, and carrying-cost analysis grounded in an accounting background that is genuinely uncommon in residential brokerage. Holly McCormick brings the negotiation and market lens — two decades in 78746 and street-by-street knowledge of how value actually behaves here. Natasha Antonioni brings the design lens — an interior designer and author of Intentional Design: Design Your Home to Manifest Your Goals and Dreams.
Three specialists at Compass RE Texas, serving Westlake, Cuernavaca, and the Eanes ISD market.
Schedule a consultation · (512) 988-1741 · 2500 Bee Cave Rd, Westlake TX 78746
