Austin LifeMelissa JungREALTOR® · eXp REALTY · AUSTIN LIFE
한국어Request a consultation
Neighborhood Guide/ Austin/ West Austin
In the city

West AustinLake Austin to Oak Hill

Hill Country lots, greenbelt trails and Barton Creek golf, about fifteen minutes from downtown, with Eanes and A-rated Austin ISD schools.

#Hill Country#Greenbelt#Eanes ISD
West Austin ZIP code map78733Lake Austin · Senna Hills78735Barton Creek · Travis Country78736Oak Hill West · Covered Bridge71290Lake AustinOak Hill “Y”ZIP areas: U.S. Census ZCTA 2020 · Roads & water: U.S. Census TIGER
School districtsEanes · Austin ISD
ZIP codes78733 · 78735 · 78736
WalkabilityYou’ll drive for errandsWalk Score 14–23 out of 100 · Austin average 42
Median sale price$820KJan–Sep 2026 median · Down 6.3% vs 2025 · Unlock MLS
Price per sq ft · pace$440 /sqftMedian 31 days to sellSep 2026 · Unlock MLS
School ratingsAB78% rated ATEA 2026 · 18To downtown15–20 minNew-home communities0Development projects6
Compare with other areas →

Not sure West Austin is the one? Take the 1-minute neighborhood match →

01 — AT A GLANCE

Hill Country living,fifteen minutes to downtown.

WhereLocationSouthwest of downtown along Lake Austin, Loop 360, Southwest Parkway and the Oak Hill “Y”, where US 290 meets SH 71.
FeelVibeGated golf communities in Barton Creek, greenbelt neighborhoods like Travis Country, and larger Hill Country lots in Oak Hill, much of it outside city limits.
ForBest forBuyers who want space, trees and trails with a short drive to downtown, and families weighing Eanes ISD and Austin ISD schools.
02 — HOME PRICES

What homes sell forin West Austin right now.

The Jan–Sep 2026 median compared with last year. Single-month numbers swing with the number of sales.

Median sale · Jan–Sep 2026$820KDown 6.3% vs 2025
Homes sold · Sep 202625
Price per sq ft · Sep 2026$440
Median days on market · Sep 202631 days
Median sale price by year
2021$776K
2022$900K
2023$859K
2024$840K
2025$875K
2026*$820K
* 2026 is January–September
Median by bedrooms · 2026
3 bed$640K
4 bed$1.06M
5 bed$1.74M
Price range — what sold in September 2026 (25 sales)
$300–399K 4%$400–499K 8%$500–599K 8%$600–699K 8%$700–799K 25%$800–999K 4%$1–1.19M 4%$1.4M+ 38%
PRO TIP
Small market, big swings. Only 25 homes sold in September, and more than a third went for $1.4M+. Compare recent sales in the exact neighborhood, not the area median.

ZIP codes included · 78733 · 78735 · 78736

Source: Unlock MLS Residential Market Snapshot (West Austin, residential), retrieved Oct 13, 2026. Deemed reliable but not guaranteed.

03 — NEIGHBORHOODS BY ZIP

Three ZIP codes.Lake, greenbelt and Hill Country.

Lake Austin homes and Eanes ISD schools in 78733, Barton Creek and greenbelt neighborhoods in 78735, and Oak Hill’s larger lots in 78736.

How to read Walk Score (0–100: how many daily errands you can do on foot)90+ Walk everywhere70–89 Most errands on foot50–69 Some errands on foot25–49 Car for most errands0–24 Car for almost everything
78733Lake Austin · Senna HillsAustin Lake Hills · Cuernavaca · Commons Ford

Almost all Eanes ISD and largely outside city limits, with Lake Austin homes and Commons Ford Ranch park.

WALK SCORE—Car for almost everything
78735Barton Creek · Travis CountryLantana · Gaines Ranch · Regents Hills

Barton Creek is a gated golf community (resort since 1987); Travis Country (1970s–2000) backs up to the greenbelt.

WALK SCORE—Car for almost everything
78736Oak Hill West · Covered BridgeScenic Brook West · Windmill Run · Hill Country Estates

Larger lots west of the Oak Hill “Y”, mostly outside city limits, with a newer H-E-B on US 290.

WALK SCOREWest Oak Hill14Car for almost everything

Walk Score: walkscore.com neighborhood pages, Sep 2026 (no ZIP scores published for 78733, 78735 or 78736).

04 — SCHOOLS

Eanes ISD andA-rated Austin ISD schools.

Elementary
Barton CreekEanes ISDA
Bridge PointEanes ISDA
Forest TrailEanes ISDA
EanesEanes ISDA
Cedar CreekEanes ISDB
BaldwinAustin ISDA
MillsAustin ISDA
PattonAustin ISDB
Oak HillAustin ISDB
Middle
West RidgeEanes ISDA
Hill CountryEanes ISDA
SmallAustin ISDA
GorzyckiAustin ISDA
O. HenryAustin ISDB
High
WestlakeEanes ISDA
BowieAustin ISDA
Austin HighAustin ISDA
Lake TravisLake Travis ISD · small areaA
PRO TIP
Eanes, Austin, Lake Travis or Dripping Springs? 78733 is almost all Eanes ISD; 78735 and 78736 are mostly Austin ISD, with small Lake Travis and Dripping Springs ISD slivers. Eanes closed Valley View Elementary after 2024–25. Check each address.
PRIVATE SCHOOLSRegents School of Austin — Travis CountrySt. Andrew’s Upper School — Southwest PkwySt. Michael’s Catholic Prep — Barton Creek area

Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). Typical Austin ISD patterns: 78735 → Oak Hill → O. Henry or Small → Austin High; 78736 → Baldwin → Small → Bowie. Lookups: apps.myplanware.com/schoolsearch/eanes · austinisd.org/school-finder.

Eanes ISD school finder ↗
05 — COMMUTE

Fifteen minutesto downtown.

Approximate drive times from Southwest Parkway & Loop 360 in normal traffic; add 5–10 minutes from the Oak Hill “Y”. Transit: Route 171 Oak Hill Flyer — to downtown and UT; MetroRapid 803 — ends at Westgate; Most trips here are by car.

DowntownDowntown Austin15–20 min
OracleLady Bird Lake campus20–25 min
AppleNorth Austin campus25–35 min
AirportAustin-Bergstrom30–40 min
TeslaGiga Texas · Southeast30–40 min
DellHQ · Round Rock40–50 min
SamsungTaylor fab60–75 min
06 — EVERYDAY LIFE

Greenbelt trails,golf and the lake.

Outdoors
  • Barton Creek Greenbelt & Wilderness Park
  • Violet Crown Trail
  • Commons Ford Ranch215 acres on Lake Austin
  • Wildflower Center, just south
Golf & leisure
  • Barton Creekthree courses in 78735
  • Omni Barton Creek resort & spa
  • Lost Creek Country Club (private)
  • Lantana Placemovies and dining
Shopping
  • H-E-B Oak Hillopened 2021
  • Sunset Valley stores
  • Barton Creek Square
  • Hill Country Galleria in Bee Cave
07 — WHAT’S COMING

A rebuilt Oak Hill “Y”,more Loop 360 fixes.

The biggest local project, the Oak Hill Parkway, is essentially done; Loop 360 and MoPac South come next.

OAK HILL PARKWAYDone 2026The “Y” rebuiltA $677M rebuild of US 290 and SH 71 with flyovers and 14 miles of shared-use paths; the mainlanes opened in early 2026.
LOOP 360 · WESTLAKE DRLate 2026A new underpassConstruction started in 2022 and is due to finish in late 2026.
LOOP 360 · COURTYARD2026–2029Underpass at Courtyard & 2222Started in April 2026, with completion expected in late 2029.
MOPAC SOUTHUnder studyExpress lanes to SlaughterA draft environmental assessment came out in 2026; the City and County asked for deeper review.
VIOLET CROWN TRAILExtendingA longer trail southA 13-mile extension from Circle C toward Hays County began in 2025.
BARTON CREEK2026The developer winds downStratus Properties, developer of Barton Creek and Lantana, approved a plan in 2026 to sell its assets.

Timelines are as announced and may change.

All Austin-area development news →
08 — MELISSA’S PRO TIPS

Buying in West Austin?Know this first.

City limits, utilities and school districts vary lot by lot here. Six things we check on every purchase.

Melissa Jung, REALTOR®

PRO TIP
City limits or unincorporated? Most of 78733 and 78736 is outside Austin city limits, with county services, ESD fire and different rules. Confirm before you compare taxes and permits.
PRO TIP
Septic and water: ask early. Many homes use septic, and some areas buy water from the West Travis County PUA, which raised rates in 2025–26. Ask for the provider and recent bills.
PRO TIP
Compare school tax rates. Eanes ISD’s 2026–27 rate is about $0.83 per $100, versus about $0.93 for Austin ISD and $1.03 for Lake Travis ISD.
PRO TIP
Check the Save Our Springs limits. Inside Austin’s jurisdiction over the Barton Springs Zone, impervious cover is capped (15% recharge, 20% contributing), which limits additions and pools.
PRO TIP
Wildfire code and warbler habitat. Austin’s updated wildfire code applies to new projects, and warbler-habitat lots can’t be cleared March 1–August 31.
PRO TIP
File your homestead exemption. Texas raised the school-tax exemption to $140,000 in 2025. File with the Travis Central Appraisal District by April 30.

Tour West Austinthis week.

← PreviousSoutheast AustinNextWest Lake Hills →
Get a tour plan for West Austin →Email us in EnglishEnglish · 512-317-6595 · MarkinCedarpark@gmail.com 한국어 · 512-822-6908 · AustinLifeMelissa@gmail.com