Just across the river from downtown, Westlake rises into the hills with winding roads, wooded lots and some of the most sought-after public schools in Texas. For many luxury buyers, “Westlake” is shorthand for a specific combination: Hill Country beauty, big lots, and Eanes ISD, all about 10 minutes from the city center.
Our own office sits at 2500 Bee Caves Road, right in the heart of it, so this is familiar ground.
Where is Westlake?
“Westlake” is used loosely to describe the area west of MoPac and Loop 360 served by Eanes ISD. It includes the City of West Lake Hills, the City of Rollingwood, and unincorporated neighborhoods such as Davenport Ranch, Lost Creek and the areas along Bee Caves Road and Loop 360. The heart of it is the 78746 ZIP code.
Why buyers love Westlake
Eanes ISD. The district is consistently among the highest-rated in Texas, anchored by Westlake High School. For many families, the school district is the single biggest reason to buy here.
Hill Country setting. Wooded, hilly lots with limestone outcroppings, canyon views and, in some pockets, downtown skyline views. Many lots are an acre or more, rare this close to the city.
Proximity. Downtown, Barton Creek Greenbelt, Zilker Park and the Lake Austin corridor are all minutes away.
Separate municipalities. West Lake Hills and Rollingwood are small cities with their own rules, services and a distinct, quieter character.
What Westlake homes look like
- 1970s and 1980s Hill Country contemporaries, many extensively renovated
- New-construction modern homes with glass walls, flat roofs and indoor-outdoor living
- Classic traditional and Mediterranean estates in established enclaves
- Gated and golf communities nearby, such as Lost Creek and Barton Creek (covered in a future guide)
Terrain, views, lot usability and the age of updates drive enormous price differences within a single street.
Buying in Westlake: what to know
Confirm the school district by address. Not everything with a Westlake-sounding address is in Eanes ISD. Always verify.
Understand the lot. Steep slopes, septic versus sewer, impervious-cover limits, tree protections and drainage all affect what you can add, from a pool to a guest house. City rules differ between West Lake Hills, Rollingwood and Austin’s jurisdiction.
Inspect the “hidden” systems. Retaining walls, drainage, septic systems, older decks and roofs deserve a close look in hilly terrain.
Property taxes. Tax bills depend on the jurisdictions you’re in (county, school district, city and others). Ask us for the actual tax history of any home you’re considering.
Selling in Westlake: what to know
Westlake buyers are often relocating executives and families moving up within Austin. They expect polished presentation, turnkey condition and clear information about schools, lot and systems. Your marketing should lead with lifestyle: the views, the outdoor living, the commute and the school feeder pattern.
Pricing requires true micro-market comps. A renovated home on a flat, usable acre and a dated home on a steep lot a quarter-mile away can differ by a million dollars or more.
Frequently asked questions
Why are homes in Westlake so expensive?
Westlake combines top-rated Eanes ISD schools, Hill Country scenery, large wooded lots and a location about 10 minutes from downtown Austin. That rare combination keeps buyer demand strong.
Is West Lake Hills the same as Westlake?
West Lake Hills is an incorporated city within the broader area people call “Westlake.” The term is often used for the whole area served by Eanes ISD, which also includes Rollingwood and several unincorporated neighborhoods.
What schools serve Westlake?
Most of Westlake is served by Eanes ISD, including Westlake High School. Always verify school assignment for a specific address with the district.
Explore Westlake
Browse current Austin-area listings, explore our Austin neighborhood guides, or stop by our Bee Caves Road office to talk about buying or selling in Westlake.