West Lake HillsWestlake, Rollingwood & Rob Roy
Top-rated Eanes schools and wooded hillside lots, ten to twenty minutes from downtown. One ZIP code, several small cities.
CITYWest Lake HillsCITYRollingwoodDavenport RanchGATEDRob RoyLost CreekLoop 360MoPacLake AustinBarton Creek SquareZIP areas: U.S. Census ZCTA 2020 · Roads & water: U.S. Census TIGERTop-rated schools,minutes to downtown.
What homes sell forin West Lake Hills right now.
The Jan–Aug 2026 median compared with last year. Single-month numbers swing with the number of sales.
ZIP codes included · 78746
Source: Unlock MLS Residential Market Snapshot (West Lake Hills area — Austin, West Lake Hills and Rollingwood addresses, residential), retrieved Sep 27, 2026. Deemed reliable but not guaranteed.
One ZIP code,several small cities.
78746 includes the cities of West Lake Hills and Rollingwood, Austin neighborhoods like Davenport Ranch and Lost Creek, and unincorporated land, each with its own rules.
Incorporated in 1953, with 1-acre minimum lots, strict tree protection and a new city hall (2025). Population 3,444.
About 500 homes, developed from 1955 and incorporated in 1963. Population 1,467.
A guard-gated community (first homes 1982) with lots of an acre or more, some 3–5 acres.
Developed from the mid-1980s: single-family homes, gated sections and condos near Davenport Village.
A community of about 1,300 people, fully annexed by Austin in 2015, with a private country club.
The eastern 5% of the ZIP is Austin ISD: Barton Hills → O. Henry → Austin High.
Walk Score: sample addresses on walkscore.com, Sep 2026 (no city or ZIP scores published). Population: 2020 Census.
Eanes ISD — nearlyevery campus A-rated.
Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). About 95% of 78746 is Eanes ISD; the eastern edge near Zilker is Austin ISD. Lookups: apps.myplanware.com/schoolsearch/eanes · austinisd.org/school-finder.
Eanes ISD school finder ↗Ten to twenty minutesto downtown.
Approximate drive times from Bee Caves Rd & Loop 360 in normal traffic. School-hour traffic on Loop 360 adds time. Transit: CapMetro Route 30 — Bee Caves Rd and Barton Creek Square; Most streets have no frequent transit; Plan on driving for most trips.
Hill Country trails,Lake Austin weekends.
Loop 360 upgradesand a possible school bond.
Road work on Loop 360 is wrapping up at Westlake Drive, while Eanes ISD weighs a large 2027 facilities bond.
Sources: TxDOT, Community Impact, City of West Lake Hills, City of Rollingwood (2025–2026). Timelines are as announced and may change.
Buying in West Lake Hills?Know this first.
City rules, septic systems and school feeders change from street to street here. Six things we check on every purchase.
Melissa Jung, REALTOR®
Sources: City of West Lake Hills (zoning, septic, tree ordinance, Firewise), City of Austin (Lake Austin dock rules), Community Impact (2026 tax rates), Texas Proposition 13 (2025). Insurance note is general guidance.