Westlake · West Lake Hills · Rollingwood
78746 Real Estate Market Report
Live market data and appraisal-informed property intelligence for West Lake Hills, Rollingwood, Lost Creek, Davenport Ranch, Lake Austin, Rob Roy, Seven Oaks and the broader Westlake market.
01 / The 78746 Market
A ZIP code where the property matters more than the average.
78746 is one of Austin’s highest-value and least uniform residential markets. The ZIP includes the separate cities of West Lake Hills and Rollingwood, portions of Austin, established neighborhoods, hillside homes, estate properties, Lake Austin-oriented residences, significant renovations and architect-designed new construction.
A broad ZIP-code statistic can show market direction. It cannot explain whether a specific home has the same municipality, topography, architecture, condition, lot utility, view, development limitations, school assignment or buyer alternatives as another property only a few streets away.
02 / Live Market Data
What is happening in 78746 right now?
The live report below tracks current asking prices, inventory, market time, price adjustments, market segments and momentum. It updates through the data provider so changing statistics do not have to be hard-coded into this page.
Market information is provided for general informational purposes. A ZIP-code report is not a substitute for property-specific comparative analysis, appraisal, inspection, legal review, tax advice, insurance review or verification of material facts.
03 / The Westlake Difference
“Westlake” is a market name— not one municipality.
The distinction can affect permitting, taxes, utilities, development standards, services, improvements and which properties actually belong in a meaningful comparison set.
Two homes can be geographically close and operate under very different rules.
The 78746 market includes the independent cities of West Lake Hills and Rollingwood, portions of the City of Austin and other Eanes-area addresses. A mailing address, subdivision name, school district and municipality do not necessarily describe the same geographic boundary.
That means the analysis should start with the actual parcel: its jurisdiction, site, permitted improvements, utility structure, topography, restrictions and current alternatives. Those facts are more useful than a generic “Westlake premium.”
04 / What Changes Value
Similar size. Very different value stories.
Square footage is useful property data. It is not a pricing method. In 78746, the contribution of the site, architecture, condition and exact location often requires more attention than a simple price-per-square-foot calculation.
Municipality & location
West Lake Hills, Rollingwood, Austin and nearby jurisdictions can involve different development rules, access patterns, services, taxes and buyer perceptions.
Topography & site
Slope, limestone, retaining walls, drainage, driveway grade, trees, view orientation and usable yard can materially change cost, risk and desirability.
Architecture & execution
Design quality, construction, renovation integrity, systems, natural light, floor-plan function and deferred maintenance affect both marketability and supported value.
Views, privacy & access
Downtown views, Hill Country views, Lake Austin orientation, privacy, road noise, traffic, driveway approach and daily access can reshape the buyer pool.
05 / Comparing 78746
Different settings. Different buyer decisions.
These are broad market orientations rather than rigid valuation boundaries. Exact municipality, subdivision, restrictions, school assignment and comparable-property selection should be verified for the individual address.
West Lake Hills
Forested hills west of downtown with winding streets, older residences, major renovations, architect-designed homes, new construction and significant variation in lot size, topography and view quality.
Watch: street position, slope, trees, views, drainage, redevelopment potential, architecture, privacy and direct West Lake Hills competition.
Rollingwood
A compact close-in city between West Lake Hills and Austin with strong access to downtown, Zilker and established neighborhood amenities, plus a mix of renovated and newly constructed homes.
Watch: lot and street, redevelopment assumptions, architecture, construction quality, pool, privacy, traffic and relationship to parks and Central Austin.
Lost Creek
An established hillside community with custom homes, neighborhood recreation, varied elevations and properties influenced by greenbelt, golf and surrounding natural terrain.
Watch: section, golf or greenbelt relationship, slope, views, age, renovation quality, drainage, pool, privacy and direct neighborhood competition.
Davenport Ranch
Custom homes and gated pockets near Loop 360 and the Lake Austin corridor, with varied elevation, access, amenities and proximity to major West Austin roads.
Watch: section, gate, road relationship, views, lot, slope, architecture, condition, privacy and direct competition in the same product and price range.
Westlake Drive & Lake Austin
A specialized mix of waterfront, water-oriented, hillside, architect-designed, renovated and estate properties where the relationship between the home, land and water can be decisive.
Watch: shoreline and dock characteristics, slope, flood and environmental considerations, access, privacy, architecture, view quality and specialized buyer demand.
Rob Roy, Seven Oaks & Estate Enclaves
Larger-lot and estate-oriented settings with custom construction, gates in some locations, meaningful privacy and a narrower upper-end buyer pool.
Watch: exact subdivision, lot acreage and usability, topography, architecture, construction quality, views, systems, privacy and limited comparable sales.
06 / Schools & Address Verification
Verify the address. Do not assume the assignment.
Many properties associated with the 78746 and Westlake market are connected with Eanes Independent School District, but a ZIP code or marketing description should not be treated as a school assignment guarantee.
Buyers should verify the district and current campus assignment directly using official sources before relying on that information in a purchase decision.
07 / Outdoor Access
Westlake living with Austin outside the door.
Parks, trails and water access help shape the West Austin lifestyle. Conditions, parking, reservations, water quality, closures and operating rules can change, so current information should be checked before visiting.
Rollingwood Park
A community park with playgrounds, pavilion space, athletic areas, community features and recreation near the heart of Rollingwood.
Official Information →Red Bud Isle
A small island park at the upper end of Lady Bird Lake with shoreline access and a short shared-use trail near West Lake Hills and Lake Austin.
Austin Park Directory →Barton Creek Greenbelt
Miles of natural terrain and trail access connecting West and Southwest Austin. Trail conditions and water levels vary with weather and rainfall.
Greenbelt Information →Zilker Metropolitan Park
Austin’s major central park with Barton Springs, trails, recreation, gardens, cultural destinations and easy access from Rollingwood and the eastern side of 78746.
Official Information →Private clubs, neighborhood parks, HOA facilities, limited-district amenities, docks and trails may have separate ownership and access requirements. Confirm rights and restrictions for the specific property.
08 / From Market Data to Strategy
The report shows movement. The property determines the decision.
A Rollingwood infill property, West Lake Hills view home, Lost Creek renovation and Lake Austin estate may all sit inside the same ZIP code while requiring very different offer, valuation and marketing strategies.
For Buyers
Understand what you are buying before deciding what to offer.
- Verify municipality, taxes, schools, utilities and neighborhood obligations.
- Evaluate slope, drainage, trees, retaining systems, foundations and usable land.
- Separate cosmetic updating from construction quality, systems and long-term function.
- Identify the homes a qualified buyer would genuinely tour as alternatives.
- Build the offer around value, condition, competition and negotiation—not a generic discount from list price.
For Sellers
Make the property’s real value easier for buyers to recognize.
- Define the true micro-market instead of pulling every luxury listing in 78746.
- Explain the municipality, lot, views, architecture, condition, access and site improvements clearly.
- Resolve likely objections involving maintenance, documentation, drainage, systems and presentation before launch where practical.
- Reconcile relevant closed sales with active competition and current buyer behavior.
- Choose the marketing sequence only after the pricing and property strategy are clear.
09 / Appraisal Fluency
Start broad. Then keep narrowing.
Diana uses the market report for context and then narrows the question until the analysis reflects the actual property and the actual decision in front of the client.
Read the market
Review inventory, asking-price movement, reductions, market time, segments and momentum across 78746.
Define the micro-market
Identify municipality, neighborhood, section, product type, price band and realistic buyer alternatives.
Study the property
Analyze site, land, slope, views, architecture, construction, condition, privacy, access and improvements.
Reconcile the answer
Turn the evidence into an offer strategy, listing position, valuation conclusion, preparation plan or negotiation decision.
10 / Compare Austin Markets
Westlake buyers do not shop inside a ZIP-code bubble.
Depending on lifestyle, architecture, lot size, commute and budget, a 78746 buyer may also compare Central Austin, Barton Creek or western Hill Country markets.
11 / Frequently Asked Questions
Understanding the 78746 market.
These answers provide broad orientation. A specific address still requires verification of municipality, schools, taxes, utilities, restrictions, site conditions and the relevant comparable-property set.
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 should be verified for the individual address.
Does the 78746 market report update automatically?
Yes. The embedded market report refreshes as the data provider updates the underlying information. The permanent HTML around the report explains the neighborhoods, jurisdictions and property characteristics that broad statistics cannot capture.
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 within the broader Westlake and 78746 area. Rollingwood is another separate city, while other 78746 properties may be within the City of Austin or another jurisdiction.
Are all 78746 homes assigned to Eanes ISD?
A ZIP code should not be used as a school-assignment guarantee. Buyers should verify the applicable district and current campus assignment directly through official district tools for the specific address.
Why can two nearby 78746 homes have very different values?
Municipality, 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 even within a short distance.
Does price per square foot work for Westlake homes?
Price per square foot can describe a sale, but it should not be used as a stand-alone valuation method. Two homes with similar size may have very different land, architecture, condition, views, site costs, privacy, improvements and buyer appeal. Diana’s valuation approach focuses on the entire property and the most relevant comparable alternatives.
How do hillside lots and views affect 78746 property value?
Views and privacy can support a premium, while steep slope, retaining walls, drainage, driveway grade, foundation requirements, access, tree constraints and limited usable yard can increase cost or reduce buyer appeal. The net effect must be evaluated property by property.
How does Diana’s appraisal background help Westlake buyers and sellers?
Her appraisal experience supports disciplined comparable selection, market-condition analysis and the evaluation of meaningful property differences such as site, construction, condition, views, improvements and buyer alternatives. When Diana is acting as a real estate advisor, that experience informs her brokerage strategy. A formal appraisal is a separate professional engagement.
Can Diana help me find homes in Westlake that are not on a generic listing portal?
Diana creates a personalized Compass Collection based on the buyer’s criteria rather than operating another IDX search portal. The Collection can organize suitable active listings, relevant Compass Coming Soon homes and available Private Exclusive opportunities. Start a Compass Collection here.
12 / Property-Level Guidance
78746 deserves more than a ZIP-code average.
Whether you are buying, selling or trying to understand what a Westlake property is really worth, Diana can help narrow the market to the right municipality, neighborhood, comparable set, site characteristics, architecture, condition and current competition.