Westlake · West Lake Hills · Rollingwood
78746 Real Estate Market Report
Live housing-market data and appraisal-informed neighborhood intelligence for West Lake Hills, Rollingwood, Lost Creek, Davenport Ranch, the Lake Austin corridor, Rob Roy, Seven Oaks, and surrounding Eanes-area properties.
Automatically Updated Data · Westlake Micro-Markets · Property-Level Strategy
78746 is one of Austin’s most valuable—and least uniform—residential markets. Municipality, street, topography, views, architecture, condition, school zoning, land, access, and development rules can produce very different outcomes inside the same ZIP code.
Diana Roberts
Austin Real Estate Advisor
Texas Certified General Appraiser
01 / The 78746 Market
What is 78746 real estate actually like?
78746 is a high-value West Austin market where property differences often matter more than ZIP-wide averages. The area includes the separate cities of West Lake Hills and Rollingwood, portions of Austin, established neighborhoods, gated and estate enclaves, hillside properties, Lake Austin-oriented homes, older residences, major renovations, and new architectural construction.
The live report below shows the broad direction of asking prices, inventory, market time, price adjustments, and market momentum. Diana’s surrounding analysis explains how those trends interact with the actual municipality, neighborhood, street, site, architecture, condition, school zoning, carrying costs, and realistic buyer alternatives.
02 / Live Market Data
What is happening in 78746 right now?
This Pango and Altos Research report tracks current asking prices, available inventory, market time, price adjustments, market segments, and market momentum. It refreshes automatically, so the changing statistics do not require weekly edits to Diana’s page.
Market data is provided for general informational purposes. A ZIP-code trend is not a substitute for a comparative market analysis, appraisal, inspection, legal review, tax review, or property-specific valuation.
03 / Home Value Factors
The features that create—or reduce—real value.
In 78746, two homes with similar size can require very different pricing conclusions. These are four of the factors Diana studies before recommending a listing price, offer range, or negotiation strategy.
01
Municipality and rules
West Lake Hills, Rollingwood, Austin, and unincorporated locations can involve different permitting, development standards, utilities, services, tree rules, drainage requirements, and approval processes.
02
Topography and site work
Slope, limestone, retaining walls, drainage, driveway approach, foundation design, wildfire exposure, view protection, and usable yard can materially affect cost, risk, and buyer response.
03
Architecture and condition
Architectural quality, construction execution, renovation integrity, systems, deferred maintenance, floor-plan function, natural light, and replacement cost influence both appeal and value.
04
Location and daily access
Downtown proximity, Loop 360, Bee Cave Road, Mopac, Lake Austin access, traffic patterns, privacy, school zoning, and the immediate street can change the buyer pool.
04 / The Westlake Difference
“Westlake” is a market name—not one municipality.
This distinction is not bureaucratic trivia. It can affect the way a property is taxed, permitted, improved, serviced, insured, marketed, and compared.
One ZIP code can contain very different ownership and development experiences.
The 78746 market includes the independent cities of West Lake Hills and Rollingwood, portions of the City of Austin, and other Eanes-area addresses. Even when two homes are geographically close, they may not share the same municipality, development standards, utility structure, school assignment, neighborhood organization, or comparable-property set.
- City, county, and taxing jurisdictions
- Permit and development requirements
- Tree, drainage, slope, and site constraints
- Utility and wastewater arrangements
- School district and campus verification
- Road, traffic, and emergency-access patterns
05 / Comparing 78746 Areas
Different settings. Different value stories.
These descriptions provide broad orientation, not rigid boundaries or valuation categories. Exact municipalities, subdivisions, school assignments, and restrictions should be confirmed for the individual address.
| Area | Market character | Value variables Diana watches |
|---|---|---|
| West Lake Hills | An independent city in the forested foothills west of downtown, with winding streets, custom homes, older residences, major renovations, new construction, and meaningful variation in lot size and topography. | Street and municipality, slope, views, trees, drainage, site work, architecture, condition, redevelopment potential, privacy, access, and direct West Lake Hills competition. |
| Rollingwood | A separate close-in city between West Lake Hills and Austin, known for its compact scale, neighborhood streets, Rollingwood Park, proximity to Zilker, and strong demand for both renovated and newly built homes. | Lot and street, walkability, park relationship, traffic, architecture, construction quality, redevelopment assumptions, privacy, pool, and proximity to downtown and Zilker. |
| Lost Creek | An established hillside community of custom homes north of Barton Creek, with neighborhood parks and trails maintained through the Lost Creek Limited District and a country-club relationship. | Section, golf or greenbelt relationship, slope, views, street, age, renovation quality, drainage, pool, privacy, district obligations, and direct neighborhood competition. |
| Davenport Ranch | A Westlake-area community near Loop 360 and the Lake Austin corridor, with custom homes, gated sections, varied topography, and proximity to major roads, recreation, and private amenities. | Section, gate, view or water relationship, road access, lot, slope, architecture, condition, amenities, privacy, and competition within the same price and property type. |
| Westlake Drive & Lake Austin | A corridor of hillside, waterfront, water-oriented, architect-designed, renovated, and estate properties where access and site characteristics can be as important as the home itself. | Waterfront or water access, dock and shoreline characteristics, flood and environmental considerations, slope, access, privacy, architecture, views, and specialized buyer demand. |
| Rob Roy & Estate Enclaves | Low-density and estate-oriented pockets with larger lots, gates in some sections, custom construction, significant privacy, and a narrower upper-end buyer pool. | Exact subdivision, gate, lot acreage and usability, topography, architecture, construction quality, views, privacy, systems, carrying costs, and limited comparable sales. |
06 / Schools and Address Verification
Confirm the district and campus—do not assume.
Many 78746 properties are associated with Eanes Independent School District, but the ZIP code alone is not a school-zone guarantee. Eanes ISD instructs property owners to confirm the taxing jurisdiction through the Travis Central Appraisal District and then use the district’s SchoolSearch tool to identify the assigned campus.
Diana can help buyers gather the right address-level information, but school boundaries, enrollment rules, transportation, programs, and campus assignments should always be verified directly with the district before relying on them in a real estate decision.
07 / Parks and Outdoor Access
Westlake living with Austin’s outdoors nearby.
Public recreation is a meaningful part of 78746, but access, parking, reservations, trail conditions, events, water quality, and operating rules can change. Verify current conditions before visiting.
Rollingwood Park
A community park with upper and lower areas, playgrounds, swings, a pavilion, community garden, athletic fields, exercise equipment, and public restrooms at designated facilities.
Official park informationRed Bud Isle
A small public island park at the upper end of Lady Bird Lake with shoreline access and a short shared-use trail. Water and algae conditions should be checked before pets or people enter the water.
Official park directoryBarton Creek Greenbelt
More than twelve miles of trails and natural terrain, with 78746 access points at South Mopac and Camp Craft Road. Conditions are rugged and water levels vary with rainfall.
Official greenbelt informationZilker Metropolitan Park
A major public park at Barton Creek and Lady Bird Lake with more than 350 acres and access to Barton Springs Pool, gardens, trails, recreation, cultural facilities, and large public events.
Official park informationPrivate country clubs, neighborhood parks, limited-district amenities, HOA facilities, docks, and trails may have separate ownership and access rules. Confirm rights and restrictions for the specific property.
08 / What the Data Means
Use the ZIP trend. Make the property decision locally.
A market shift can affect a Rollingwood infill property, West Lake Hills view home, Lost Creek renovation, Davenport Ranch residence, and Lake Austin estate in very different ways.
For Buyers
Understand what you are buying beyond the address.
- Verify municipality, taxing entities, school district, campus assignment, utilities, HOA or district obligations, and development rules.
- Evaluate slope, drainage, trees, retaining walls, driveway access, foundations, wildfire and insurance considerations, and usable land.
- Separate cosmetic updates from architecture, systems, construction quality, documentation, and long-term functional value.
- Compare the property with the homes a qualified 78746 buyer would genuinely tour as alternatives.
For Sellers
Position the home around the value buyers can recognize.
- Define the true micro-market instead of using every luxury listing in 78746.
- Explain the municipality, lot, views, architecture, access, school context, privacy, and site improvements clearly.
- Address deferred maintenance, permits, drainage, systems, landscaping, staging, and likely objections before launch.
- Align pricing with the property’s exact comparable set, condition, market segment, and current competition.
09 / From Data to Strategy
A report shows direction. A strategy gets specific.
Diana starts with the live 78746 report, then narrows the analysis until it reflects the actual municipality, neighborhood, street, site, architecture, condition, buyer pool, and decision.
Read the current trend
Review inventory, market time, asking-price movement, reductions, market segments, and momentum across 78746.
Define the micro-market
Identify the municipality, neighborhood, section, property type, price band, and realistic buyer alternatives.
Adjust for the property
Account for land, slope, views, architecture, condition, documentation, access, privacy, pool, and marketability.
Set the strategy
Translate the evidence into a listing price, offer range, valuation conclusion, preparation plan, or negotiation approach.
10 / Explore Austin Markets
Related market intelligence.
Westlake buyers often compare close-in Central Austin with western Hill Country markets. These reports keep those markets separate while making the next comparison easy.
Central Austin historic and infill housing, parks, architecture, lots, walkability, and neighborhood-level valuation factors.
78738 Bee Cave, Serene Hills and Western LakewayHill Country communities, newer construction, parks, topography, amenities, pools, and appraisal-informed local context.
All Markets Austin reports by ZIP code and regionBrowse every live Austin market report and the Lake Travis regional guide from one organized directory.
11 / Frequently Asked Questions
Understanding the 78746 market.
These answers provide broad orientation. A specific address still requires verification of the municipality, schools, taxes, utilities, restrictions, site conditions, and relevant comparable properties.
What areas are included in the 78746 real estate market?
The 78746 market includes the independent cities of West Lake Hills and Rollingwood, portions of Austin, and commonly compared Eanes-area neighborhoods and enclaves such as Lost Creek, Davenport Ranch, the Westlake Drive and Lake Austin corridor, Rob Roy, Seven Oaks, and nearby Westlake areas. Exact municipal, subdivision, school, and taxing boundaries must be verified for the individual address.
Does the 78746 market report update automatically?
Yes. The embedded Pango and Altos Research report refreshes as the provider updates the underlying market information. The surrounding neighborhood and valuation content remains visible HTML for readers, search engines, and AI systems.
Is Westlake the same as the City of West Lake Hills?
No. Westlake is a broad local market name. The City of West Lake Hills is one independent municipality inside the broader Westlake and 78746 area. Rollingwood is another separate city, and other 78746 properties may be in Austin or another jurisdiction.
Are all 78746 homes zoned to Eanes ISD?
The ZIP code alone should not be used as a school-zone guarantee. Eanes ISD directs property owners to confirm the taxing jurisdiction through the Travis Central Appraisal District and then use the district SchoolSearch tool to identify the assigned campus.
Why can two nearby 78746 homes have very different values?
Municipality, neighborhood, street, slope, views, lot usability, architecture, construction quality, condition, permits, utilities, privacy, access, school zoning, and the direct comparable-property set can create major differences within a short distance.
How do hillside lots and views affect 78746 property value?
Views and privacy can support a premium, but slope, retaining walls, drainage, driveway grade, foundation design, wildfire exposure, access, tree constraints, and limited usable yard can add cost or reduce buyer appeal. The net effect must be evaluated property by property.
What public parks and trails are located in or near 78746?
Public destinations include Rollingwood Park, Red Bud Isle, Barton Creek Greenbelt access points, and Zilker Metropolitan Park. Private neighborhood, club, HOA, limited-district, waterfront, and dock amenities may have separate access rules.
How does Diana’s appraisal background help 78746 buyers and sellers?
It adds a disciplined valuation framework to the brokerage strategy by identifying the most relevant comparable properties, market conditions, site and improvement differences, and property-level adjustments for the specific home and decision.
12 / The Property-Level Answer
Ready to buy, sell, or evaluate a home in 78746?
Diana can help you interpret the live market, verify the address-level facts, identify the correct comparable set, and translate the property’s municipality, neighborhood, site, architecture, condition, and competition into a confident pricing or negotiation strategy.
512.888.8326 · diana.roberts@compass.com
