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Austin, Texas · 78746 · Eanes ISD

Westlake / 78746Homes for Sale

Austin's most coveted ZIP code. Eanes ISD — top 3% nationally. Eight miles from downtown.

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Westlake / 78746 — Diana Roberts Compass Austin
$2.1M
Median Sold Price
78746
The ZIP Code
8 mi
To Downtown Austin
Top 3%
Eanes ISD Nationally
$620
Avg Price Per Sq Ft
The Neighborhood

Austin's Premier
Luxury Address.

ZIP code 78746 — encompassing Westlake Hills, Rollingwood, and the Eanes ISD corridor — is consistently ranked among the wealthiest ZIP codes in Texas. Home to executives, tech founders, and Austin's most established families, 78746 is not one neighborhood — it is a designation.

Served exclusively by Eanes ISD, rated top 3% of school districts nationally, 78746 commands prices that reflect both the scarcity of buildable land and the exceptional school quality. Homes range from architecturally significant canyon estates to classic properties along the Barton Creek Greenbelt.

Diana Roberts brings certified appraiser precision to one of Austin's most complex luxury markets — where lot position, canyon depth, tree canopy, LCRA setbacks, and school boundary lines all materially affect certified value in ways a standard CMA cannot capture.

Ask Diana About Westlake / 78746
Westlake neighborhood scene Westlake outdoor amenity Westlake home exterior 78746 home exterior — stone, cedar, or contemporary architecture detail
Westlake / 78746 at a Glance
ZIP Code78746
Cities IncludedWestlake Hills, Rollingwood
School DistrictEanes ISD — Top 3% Nationally
Price Range$1.2M – $15M+
Median Sold~$2.1M
Price / Sq Ft~$620
TerrainCanyon, Greenbelt, View Lots
To Downtown~8 miles via Loop 360
Tax Rate~1.8–2.0% (varies by city)
Diana's Insider Note

"78746 is the market where certified appraisal knowledge protects buyers the most. A canyon lot with LCRA setbacks can look identical on Zillow to a buildable lot next door — and differ by $400,000 in certified value. That gap is where I work."

Diana Roberts · Licensed General Appraiser · Compass Austin

Why Westlake / 78746

Why 78746 buyers don't
compromise on representation.

◈
Eanes ISD — Top 3% Nationally
The Eanes school premium is the most powerful and consistent value driver in 78746. It's measurable, appraiser-quantifiable, and unaffected by market cycles. Parents don't leave Eanes ISD.
◇
Land Scarcity & Canyon Lots
78746 is effectively built out. Canyon lots, greenbelt parcels, and view properties are finite and irreplaceable — which is why prices at the top of the market continue to diverge from the rest of Austin.
◉
8 Miles to Downtown
No other Austin luxury enclave combines this school quality with this proximity to the urban core. That dual advantage — schools and location — is the foundational argument for 78746 values.
◎
Architectural Significance
78746 contains some of Austin's most architecturally significant residential properties — designs that require appraiser-level analysis to value accurately, not bedroom-count comparisons.
Inside Westlake / 78746

Westlake Sub-Areas.
Each Valued Differently.

Price variation within 78746 can exceed $1M for comparable square footage depending on lot position, canyon exposure, and school micro-boundary.

01
Incorporated City · Lowest Tax Rate · Canyon Views
Westlake Hills
The city of Westlake Hills — incorporated, with its own services and the lowest tax rate in 78746. Canyon lots and greenbelt proximity drive premium pricing within city limits.
02
Incorporated City · Greenbelt Adjacent · Low Inventory
Rollingwood
A small incorporated city between Westlake Hills and Austin proper. Greenbelt access, mature streetscapes, and extremely low inventory. Properties here are consistently undervalued by outside agents.
03
Greenbelt Adjacent · View Lots · Estate Scale
South 78746
The southern reach of 78746 benefits from Barton Creek Greenbelt adjacency — trail access, protected views, and a nature-immersed quality that commands premiums Diana certifies.
04
High Visibility Luxury · Mixed Architecture · Wide Range
Loop 360 Corridor
The primary artery of 78746 luxury. Properties range from contemporary canyon homes to classic estates needing renovation — high value variability requiring certified methodology.

Diana's Appraiser Note: LCRA setbacks, canyon lot buildability, Eanes ISD boundary lines, and greenbelt easements all affect certified appraised value in 78746 by amounts standard CMAs miss. Diana's Licensed General Appraiser credential is the only tool that navigates this market with real precision.

Wide canyon or greenbelt panoramic from Westlake Hills
Eanes ISD

The School District That
Defines 78746 Value.

Eanes ISD is the single most powerful value driver in 78746. Parents who choose Westlake do so in large part for the school pipeline — and they don't leave.

K–5
Eanes & Forest Trail Elementary
Within 78746
High-performing elementaries feeding directly into Hill Country Middle — consistent academic achievement, excellent parent community
6–8
Hill Country Middle School
Eanes ISD
Strong academic foundation · competitive athletics · direct pipeline to Westlake High
9–12
Westlake High School
Top 3% Nationally · Austin's Premier Public High
Exceptional AP program · strong college placement · nationally recognized fine arts and athletics
Location

Eight Miles to Downtown.
Zero Compromise.

Via Loop 360 — the most desirable drive in Austin. No other luxury enclave is this close to the urban core with this school quality.

Downtown Austin~8 miles via Loop 360
Barton Creek GreenbeltWithin / adjacent
Barton Creek Mall10 minutes
Austin-Bergstrom Airport~25 minutes
Lakeway / Bee Cave20 minutes
The Domain / North Austin25 minutes
Hill Country Galleria25 minutes
Diana's Perspective

"78746 is the market where my appraiser credential matters most. The complexity here — LCRA easements, canyon lot restrictions, Eanes boundaries, architectural uniqueness — is exactly what a Licensed General Appraiser is trained to navigate. Standard agents price by comparison. I price by methodology."

Diana Roberts · Licensed General Appraiser · CA Broker · TX Agent

Why Diana Is Different Here
◆Certified General AppraiserLCRA setbacks, canyon lot buildability, Eanes boundary lines — certified methodology closes the gap agents miss.
◆Oxford Marketing DegreeYour home positioned as a narrative, not a listing. In 78746, story drives price.
◆Compass Private ExclusivesThe most coveted 78746 properties rarely hit public MLS. Diana's network surfaces them first.
◆CA Broker since 2003Palo Alto to Westlake Hills — one advisor, no referral, no fee split, no game of telephone.
◆Not a team — just DianaAt this price point, you deserve undivided attention. Diana delivers it personally.
Why Diana · Compass Austin

The credential stack no other agent
in this corridor can match.

Credential

Certified General
Appraiser — Texas

The highest appraiser designation issued by the State of Texas — earned, not conferred. Diana is one of a small number of licensed agents in the Austin market who is also a Certified General Appraiser. That means she prices homes the way banks do: with comparable analysis, cost methodology, and a certification your lender will accept on any transaction, any price point.

Most agents estimate value. Diana certifies it. That distinction is worth real money on both sides of a transaction.

Texas Certified General Appraiser · License Active
Compass Advantage

Coming Soon &
Private Exclusives

Compass is the only brokerage with a national Coming Soon and Private Exclusive platform — giving Diana's sellers exposure to 60M+ potential buyers before a home ever hits the MLS. No days-on-market clock. No price history. No negotiating leverage lost before day one.

Sellers who launch through Compass Coming Soon consistently close at a higher price-per-square-foot than comparable homes that went straight to MLS. Diana's buyers get access to this off-market inventory first — before it's available to anyone else.

Diana Roberts · Compass Austin · Senior Agent
Diana Roberts

23 Years.
$600M+ Closed.

Diana came to real estate from an International Marketing degree at Oxford Brookes University — which is a long way of saying she understands how to position a home, not just list it. She earned her California broker license in 2003, moved into luxury markets, built a practice around precision over volume, and added her Texas license when she and her family moved to Serene Hills.

She is not a team. She does not hand clients off. When you work with Diana, you work with Diana — through offer, inspection, appraisal, and closing.

CA Broker since 2003 · TX Agent · Oxford Brookes Marketing

Questions about credentials, pricing methodology, or the Compass Coming Soon process?

Barton Creek Greenbelt trail or creek access point
Westlake High School or Eanes ISD campus exterior
Westlake
Frequently Asked Questions

Westlake / 78746 Answered.

Diana responds personally — call (512) 888-8326

What is the difference between Westlake Hills and Rollingwood?

Both are incorporated cities within 78746. Westlake Hills is larger with canyon lots and higher price points in premium areas. Rollingwood is smaller with greenbelt adjacency and extremely low inventory. Tax rates differ — Diana can provide a precise tax analysis for any specific address.

How do LCRA setbacks affect property values in 78746?

LCRA setback requirements restrict building within defined distances of canyon and creek boundaries on many 78746 lots — dramatically reducing buildable area, or in some cases protecting a view corridor and enhancing value. Diana reviews LCRA documentation as standard practice in every 78746 transaction. Her appraiser credential means she quantifies the impact precisely.

What price range should I expect for Westlake / 78746?

Entry-level starts around $1.2M for a smaller or dated home. A well-maintained 3,500–5,000 sf home runs $2.5M–$4M. Canyon estates and greenbelt-adjacent properties run $5M–$12M+. Architectural trophy homes have traded above $15M. Diana can provide a certified valuation opinion for any specific property.

Why is Eanes ISD so important to 78746 property values?

Eanes ISD is rated top 3% nationally and is the primary reason buyers choose 78746 over alternatives that are closer to downtown or priced lower. Diana can demonstrate the school premium in certified comparable sales data showing the price gap between Eanes ISD and non-Eanes ISD properties of identical size and condition within the same zip code.

Active Listings

Homes for Sale
in Westlake / 78746

View All on Compass →

Listings updated in real time via Compass. Contact Diana directly for off-market and coming soon properties not shown here.

Your 78746 Expert

Ready to Buy or Sell
in Westlake?

78746 demands precision. Diana brings the appraiser credential, Oxford marketing, and Compass network that this market requires. She responds personally.