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Westlake Austin · 78746 · Eanes ISD
Westlake Austin Real Estate:
The Complete 2026 Guide
The Council RE Group’s authoritative guide to Westlake’s luxury market — neighborhoods, pricing, schools, and strategy for buyers and sellers in 78746.
What Makes Westlake Austin Unlike Any Other Community in Texas
Westlake Austin occupies a singular position in the Texas real estate market. Sitting just nine miles west of downtown Austin, the collection of municipalities and unincorporated areas known collectively as “Westlake” — anchored by the City of West Lake Hills and the 78746 zip code — consistently ranks among the most expensive and most sought-after residential real estate in the entire state. Median home prices in 78746 sit at $3.2 million as of Q2 2026, with flagship estates on Lake Austin regularly transacting between $10 million and $20 million or beyond.
What distinguishes Westlake from other luxury enclaves is the convergence of three exceptional qualities that rarely coexist: proximity to a major metropolitan city, immediate access to natural waterways and Hill Country terrain, and a school district — Eanes ISD — that is ranked number one in Texas and consistently among the top independent school districts in the nation. This trifecta drives sustained demand that has kept Westlake values appreciating even when broader Austin markets have softened.
The character of Westlake is that of a secluded, park-like community that feels worlds apart from the urban density of central Austin. Tree-lined roads wind through estates built on limestone bluffs, with views sweeping across Lake Austin and the Hill Country beyond. The community has deliberately resisted overdevelopment, keeping density low and preserving the natural topography that makes the area so visually distinctive. This is not a neighborhood of McMansions on flat suburban lots — Westlake homes are crafted to work with the land, and the results are some of the most architecturally compelling residential properties in Texas.
Westlake's Best Neighborhoods: A Buyer's Map
West Lake Hills
The City of West Lake Hills is the heart of the Westlake market and the community’s most prestigious address. Incorporated as its own municipality, West Lake Hills maintains strict development standards that protect property values and the neighborhood’s character. Homes here range from renovated mid-century modern estates to new construction masterworks by Austin’s most celebrated architects. Prices typically begin at $2.5 million and move upward, with lakefront and hilltop parcels commanding significant premiums. The city maintains its own police department and imposes tight deed restrictions that prevent the kind of commercial encroachment that has diminished other luxury markets.
Rollingwood
Adjacent to West Lake Hills, Rollingwood is a small incorporated city that offers a slightly more approachable entry point into the Westlake market while maintaining full Eanes ISD eligibility. Many Rollingwood homes were built in the 1960s and 1970s and have been subject to significant renovation and expansion, creating a neighborhood of bespoke, highly individualized estates. Lot sizes tend to be generous, and the tree canopy is mature and beautiful. Buyers seeking value relative to the broader Westlake market often find their best opportunities here, with well-positioned properties in the $1.5 million to $3.5 million range.
Barton Creek
Stretching along the limestone escarpment south of Loop 360, Barton Creek offers some of Westlake’s most dramatic topography and some of its most expansive estate parcels. The Barton Creek community includes gated enclaves, golf course properties adjacent to the Barton Creek Resort, and custom-built homes on multi-acre tracts with sweeping hill country views. This is where Westlake’s largest and most secluded properties tend to be found. Price ranges are wide, from $2 million for a well-positioned lot with a modest home to $15 million or more for a fully appointed estate.
Lakeway and Beyond
While technically outside the city limits of West Lake Hills, Lakeway and the broader Lake Travis corridor to the west share the Westlake lifestyle and offer Lake Austin and Lake Travis waterfront access at slightly more accessible price points. Many buyers who are priced out of 78746 proper find excellent value in Lakeway, with waterfront homes beginning around $1.5 million and topping out near $8 million.
Why Eanes ISD Drives Westlake Real Estate Values
It is impossible to understand Westlake’s real estate market without understanding Eanes ISD. The district — comprising seven schools serving approximately 7,400 students from pre-K through 12th grade — is the single most powerful driver of demand in this market. Families with school-age children routinely list Eanes ISD as their primary reason for choosing Westlake over other luxury Austin markets, and the data supports their instincts.
Westlake High School consistently ranks among the top public high schools in the United States. Students post an average SAT score of over 1,580, and the district’s college acceptance rates, STEM program depth, and extracurricular offerings rival those of elite private schools. The 98% graduation rate and exceptional teacher retention metrics reflect a community that invests heavily in education at every level.
For buyers, understanding Eanes ISD boundaries is essential — not every home in the broader Westlake area falls within the district, and properties that do carry a meaningful premium. The Council RE Group’s deep familiarity with boundary nuances has helped dozens of families avoid costly mistakes when purchasing in the area. Holly McCormick, in particular, has spent over two decades navigating these boundaries and can identify qualifying properties in every price range.
Waterfront Estates vs. Hilltop Properties: Understanding the Premium
Westlake’s most dramatic price premiums attach to its Lake Austin frontage. True waterfront homes — those with private dock access on the main body of Lake Austin — are among the rarest and most coveted assets in all of Central Texas. The lake’s controlled level, maintained year-round by the Lower Colorado River Authority, ensures that boat docks remain functional in all but the most extreme drought conditions, a significant advantage over Lake Travis properties that are subject to dramatic level fluctuations.
Waterfront homes in Westlake begin at approximately $4 million for entry-level properties with modest structures and deep water access, and quickly escalate to $15 million and beyond for showpiece estates with boathouses, infinity pools, and finished square footage exceeding 8,000 square feet. The market for these properties is international in character — buyers frequently arrive from California, New York, and overseas — and competition for premium waterfront listings can be intense regardless of the broader market climate.
Hilltop and escarpment properties offer a different but equally compelling value proposition. Elevated lots throughout Westlake capture views of Lake Austin, the Hill Country, and the Austin skyline that are genuinely spectacular. Many buyers prefer the hilltop experience precisely because it delivers the visual drama of the waterfront without the maintenance obligations and privacy considerations of a lakefront parcel. Hilltop estates in the $3 million to $8 million range often represent the segment’s strongest value-to-lifestyle ratio.
Current Market Conditions: Westlake 78746 in 2026
Westlake’s most dramatic price premiums attach to its Lake Austin frontage. True waterfront homes — those with private dock access on the main body of Lake Austin — are among the rarest and most coveted assets in all of Central Texas. The lake’s controlled level, maintained year-round by the Lower Colorado River Authority, ensures that boat docks remain functional in all but the most extreme drought conditions, a significant advantage over Lake Travis properties that are subject to dramatic level fluctuations.
Waterfront homes in Westlake begin at approximately $4 million for entry-level properties with modest structures and deep water access, and quickly escalate to $15 million and beyond for showpiece estates with boathouses, infinity pools, and finished square footage exceeding 8,000 square feet. The market for these properties is international in character — buyers frequently arrive from California, New York, and overseas — and competition for premium waterfront listings can be intense regardless of the broader market climate.
Hilltop and escarpment properties offer a different but equally compelling value proposition. Elevated lots throughout Westlake capture views of Lake Austin, the Hill Country, and the Austin skyline that are genuinely spectacular. Many buyers prefer the hilltop experience precisely because it delivers the visual drama of the waterfront without the maintenance obligations and privacy considerations of a lakefront parcel. Hilltop estates in the $3 million to $8 million range often represent the segment’s strongest value-to-lifestyle ratio.
Working with Local Experts Makes All the Difference
The Westlake market is not forgiving of inexperience. Off-market transactions — homes that sell before ever appearing on MLS — represent a significant and growing share of total volume at the top of the market. Buyers without relationships at the center of the Westlake real estate community routinely miss the most compelling opportunities, and sellers who choose agents without deep local connections leave pricing intelligence on the table.
The Council RE Group’s network in Westlake is the product of three agents collectively spending over 30 years in this specific market. Natasha Antonioni’s design relationships connect her to architects, contractors, and property owners who trust her to represent their homes with the sophistication they demand. Holly McCormick’s 20-plus years of negotiation experience in 78746 gives her an encyclopedic knowledge of street-by-street value drivers that no algorithm can replicate. Albina Rippy’s CPA background brings a financial precision to pricing and investment analysis that is unique in the local market.
Whether you’re buying your first Westlake property or selling a generational estate, the quality of your representation matters enormously. The Council invites you to experience what it means to have three specialists working on your behalf at every stage of your transaction.
Frequently Asked Questions
About Westlake Austin Real Estate
What is the average home price in Westlake Austin in 2026?
The median sale price in Westlake’s 78746 zip code is $3.2 million as of Q2 2026, representing a 6.2% increase year-over-year. Entry-level properties begin around $1.5 million, while lakefront estates and trophy properties regularly transact between $8 million and $20 million or more. The West Lake Hills enclave specifically averages $4.1 million, the highest median in the broader Westlake market.
Is all of Westlake Austin in Eanes ISD?
Not all homes in the broader Westlake area fall within Eanes ISD boundaries. The district serves most of the 78746 zip code and significant portions of 78733, but boundary lines can be counter-intuitive — some streets are split between Eanes and Austin ISD. It is critical to verify school district assignment for any specific property you are considering. The Council RE Group specializes in boundary navigation and can confirm eligibility for any listing you’re evaluating.
How competitive is the Westlake Austin real estate market?
The market remains highly competitive in 2026. With only about 42 active listings in 78746 at any given time and average days on market of just 28 days, well-priced properties move quickly. Multiple-offer situations are common for homes priced between $2 million and $5 million. Above $5 million, the pool of buyers narrows but demand from high-net-worth individuals remains strong. Pre-approval and buyer agent representation are essential to competing effectively.
What are the property taxes like in Westlake Austin (78746)?
Property tax rates in the 78746 zip code typically run between 1.7% and 2.1% of assessed value, depending on the municipality. West Lake Hills has its own city tax rate, which combines with Travis County, Eanes ISD, and other district levies. On a $3 million home, annual property taxes generally range from $51,000 to $63,000 before the homestead exemption is applied. Texas’s lack of a state income tax is a major financial offset that makes the overall tax burden competitive with lower-price-point states that levy income taxes.
Are there off-market luxury homes available in Westlake?
Yes, and they represent some of the most compelling buying opportunities in the market. A significant portion of Westlake’s top-tier transactions — particularly those above $5 million — occur entirely off-market, with sellers preferring privacy and buyers gaining access only through agent relationships. The Council RE Group’s deep network in the Westlake community gives our buyer clients regular access to pre-market and off-market opportunities that never appear on Zillow or MLS. Contact us to discuss your criteria and get access to our off-market network.
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Westlake 78746 Market Stats
Median Sale Price
$3.2M
Avg Days on Market
28 days
List/Sale Ratio
98.4%
Active Listings
42
YoY Appreciation
↑ 6.2%
Price Range
$1.5M–$20M+
Q2 2026 · Austin MLS Data
Your Westlake Experts
Holly McCormick
Realtor · Lead Negotiator
(512) 699-5590
Natasha Antonioni
Realtor · Intentional Designer
(512) 988-1741
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