Westlake · West Lake Hills · Rollingwood
78746 · Westlake, West Lake Hills + Rollingwood.The 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.
Live market intelligence · Property-level analysis · Certified General Appraiser
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.
In 78746, the right comparable is rarely just the home with the closest square footage.
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, views across the hills west of Austin, Lake Austin orientation, privacy, road noise, traffic, driveway approach and daily access can reshape the buyer pool.
Square footage is one data point, not a pricing method. The analysis becomes more useful as the comparison gets narrower, more relevant and more specific to the actual home.
Appraisal in Westlake, Rollingwood and on Lake Austin. Diana is a Texas Certified General Appraiser. The bulk of her luxury appraisal work falls between $1 million and $15 million, with selected lakefront and estate assignments of $25 million and more. Her appraisal services are provided through The Appraisal Shop.
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.
WatchStreet 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.
WatchLot 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.
WatchSection, 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.
WatchSection, 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.
WatchShoreline 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.
WatchExact subdivision, lot acreage and usability, topography, architecture, construction quality, views, systems, privacy and limited comparable sales.
Diana's appraisal services, including luxury and waterfront assignments in these areas, are provided through The Appraisal Shop. A formal appraisal is a separate engagement from buyer or seller representation.
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 InformationRed 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 DirectoryBarton 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 InformationZilker 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 InformationPrivate 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.
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.
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.
- 01
Read the market
Review inventory, asking-price movement, reductions, market time, segments and momentum across 78746.
- 02
Define the micro-market
Identify municipality, neighborhood, section, product type, price band and realistic buyer alternatives.
- 03
Study the property
Analyze site, land, slope, views, architecture, construction, condition, privacy, access and improvements.
- 04
Reconcile the answer
Turn the evidence into an offer strategy, listing position, valuation conclusion, preparation plan or negotiation decision.
When Diana is acting as a real estate advisor, her appraisal education and experience inform brokerage strategy. A formal appraisal is a separate professional engagement, and her appraisal services are provided through The Appraisal Shop.
10 / Moving To or From 78746
California to Westlake is a familiar move. It runs on different rules.
West Lake Hills, Rollingwood and the Lake Austin corridor draw buyers from California in particular, along with buyers from other states and Europe. Diana sold homes in California as a broker before she and her husband relocated to Austin in 2020, so she can translate a California purchase into Texas terms. She also works with 78746 owners leaving for another city.
What a California buyer tends to misread about Westlake.
- California habits, Texas contract. The title company plays the escrow role: it holds the earnest money and closes. Instead of contingency removal deadlines, the TREC contract uses an option fee and an option period with an unrestricted right to terminate. Texas has no state personal income tax and no real estate transfer tax, but property tax follows the taxing entities at the address, so a West Lake Hills home and a Rollingwood home can carry different bills. Once you file, the homestead exemption takes $140,000 off school taxable value, and homestead taxable value can rise at most 10% a year.
- Hillside reading, before you fly in. Photos show the view. They rarely show the stairs from the garage, the retaining walls, driveway grade, drainage paths or the foundation work a slope requires. Diana points those out with an appraiser's eye. On Westlake Drive and Lake Austin she also looks at floodplain, shoreline and dock conditions. Lake Austin is a constant-level lake, unlike Lake Travis upstream.
- Homes before the portals, schools before the lease ends. Some 78746 sellers prefer a quiet launch. Through Compass’s See It First™ paths, Private Exclusive and Coming Soon homes can be shown before, or without, a public listing. Diana verifies Eanes ISD campus assignment for the exact address before you plan a school-year move, and remote online notarization lets many closing documents be signed from California when the title company accepts it.
A thin comparable set leaves little room for a second price.
- Timing around Eanes ISD and the next house. Families leaving 78746 often plan around the school calendar and a purchase in the next city. Diana sets the order early: sell first, buy first, or close both on linked dates. Preparation work is scheduled so the house is ready before you leave.
- One defensible price. Estate enclaves such as Rob Roy and Seven Oaks, and Lake Austin waterfront, have limited comparable sales. An overpriced launch there can sit while the owner is already gone. Diana reconciles the few relevant sales with active competition to set one price the market can support.
- The empty house, managed locally. Diana is local and can look after a vacant West Lake Hills or Rollingwood home: vendor access, checks after storms, follow-up with your pool and yard providers, and showing readiness. After you move out, the appraisal district must be notified that the homestead no longer qualifies. Heading to another US city, including back to California, Diana can introduce you to a Compass agent there.
Diana's tour commentary is brokerage advice, not an appraisal, and she cannot appraise a home for a buyer she represents. Agent introductions are to Compass agents in US cities; Diana can still sell a 78746 home for an owner moving abroad. Confirm tax questions with your tax advisor. More in Moving to Austin and Leaving Austin.
Available Now
Homes Diana is representing right now.
Each home has its own page with the photos, floor plan, Diana's notes and what to know before you tour.
11 / 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 the Lake Travis and Highway 71 West markets.
Tarrytown, Clarksville and Old West Austin: architecture, mature streets, redevelopment, parks and block-by-block property differences.
Explore 78703Barton Creek and surrounding Southwest Austin: golf, gated estates, canyon settings, privacy, larger lots and specialized property analysis.
Explore 78735Bee Cave and western Lakeway: newer and established housing, hillside lots, topography, amenities and current property-level market context.
Explore 78738Browse Diana's live ZIP-code reports, regional market guides and community resources from one organized Austin market hub.
All market reportsKeep Exploring
From the 78746 market to the next useful decision: value, search, selling and the neighborhoods around Westlake.
12 / 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?
Two ways. Diana sends you the homes that fit, including Coming Soon, Private Exclusive and Make Me Sell matches and homes outside your search lines, and you can search Compass yourself, 24/7. One Compass One login carries you from first search through closing and after. Start My Compass Collection.
What changes when a California buyer purchases a home in Westlake?
The title company holds the earnest money and closes the sale, the role an escrow company plays in California. The TREC contract uses an option fee and an option period, during which the buyer can terminate for any reason. Texas has no state personal income tax and no real estate transfer tax. Property taxes depend on the taxing entities for the address, which differ between West Lake Hills, Rollingwood and Austin. The homestead exemption for school taxes is $140,000, and homestead taxable value can rise at most 10% a year. Diana sold homes in California before relocating to Austin in 2020 and holds a California broker license. See moving from California to Austin.
Can Diana sell my 78746 home after I have moved away?
Yes. Diana is local and can look after the vacant home, meet vendors and keep it ready for showings while you settle into your new city. Once you move out, Texas law requires notifying the appraisal district that the homestead no longer qualifies. For a move within the US, including back to California, she can introduce you to a Compass agent in your destination city. See selling your Austin home to move.
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.
Diana Roberts · Austin Real Estate Advisor · Compass
Texas Agent · California Broker · Certified General Appraiser
512.888.8326 · diana.roberts@compass.com
This report is general information about the 78746 real estate market. Market data in the embedded report is supplied and updated by a third-party provider and may change. Nothing on this page is legal, tax, insurance, survey or engineering advice, and it is not an appraisal or an opinion of value for any specific property. Municipal, school, taxing and subdivision boundaries, park operations and access rights should be verified through official sources for the individual address. Appraisal assignment ranges describe Diana's experience in aggregate and do not identify any property, client or assignment. Diana Roberts provides real estate brokerage services through Compass in Texas. Her appraisal services are provided through The Appraisal Shop. Brokerage advice is not a formal appraisal assignment.