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Austin Neighborhood Guide
AUSTIN, TX · 78746
Rollingwood, Lost Creek, Rob Roy: top-rated Eanes ISD, stunning Hill Country views, luxury living. The gold standard for families prioritizing schools. Homes range from $800K to $5M+. 15 minutes to downtown with a completely different feel.
Source: Unlock MLS (ACTRIS). Median of the 12 monthly median close prices, single-family only, Aug 2025 - Jul 2026. Median sold price is not a guarantee of value for any specific property.
Deeper reading in the Relocation Guide: Westlake Hills, Barton Creek. The guide's per-neighborhood figures are Q1 2025 and are drawn tighter than a ZIP, so they will not match the median above, which covers the whole ZIP over Aug 2025 - Jul 2026.
$1,987,500 is the median of the twelve monthly medians from August 2025 through July 2026, on 3,010 sales, running $1,764,000 to $2,642,500. There is inventory below that, but a two-million-dollar median is the honest number to plan against rather than the entry price you may have been quoted.
Two things. Property taxes are high, because the Eanes ISD tax rate is one of the highest in the metro, and the car dependent lifestyle is not optional. If you want to walk to coffee, this is the wrong address.
They buy the district without pricing the tax bill. Eanes is genuinely one of the top districts in Texas and families relocate here from across the country for it, but the annual tax line on a Westlake house is a second mortgage payment for many buyers. Run the monthly number, not the sale price.
Eanes ISD: Eanes Elementary, West Ridge Middle and Westlake High School. Here the schools are the price driver. Eanes ranks among the top districts in Texas, and Westlake High's academic and athletic programs are the reason a large share of buyers are in this market at all. Confirm zoning by address, since Eanes and Austin ISD boundaries interleave near the edges.
For a lot of families, plainly yes, and Eanes ISD is why almost everyone is here. But run the premium against private tuition for your actual number of children and your actual number of years left before you accept it as obvious. For one child with four years to go, it often is not.
Rollingwood is the closest in, and the easiest of the three to reach Zilker and downtown from. Lost Creek sits further west and generally buys more house per dollar. Rob Roy is the gated, large-lot end of the range. All three are Eanes, so the choice is commute and lot rather than schools. Confirm zoning by address.
No pressure, no pitch. I'll tell you what fits and what doesn't, even when it costs me a sale.
Start the ConversationThe Relocation Guide sorts Austin into seven regions. These are the other West & Hill Country neighborhoods with a full guide on this site.
Neighborhood characterizations and any price bands above are Mike Vilece's own market commentary for the 2025–2026 edition, not verified market data. They need confirming for any specific property. This site does not host active listings, reach out and Mike will pull current inventory for you.