Key Insights
- The average home value in the Westlake area covering 78746 is about $3,190,844 as of 2026, up roughly 1.8 percent over the past year, per recent Austin market reports.
- Recent 78746 listings range from near $1.1 million for a Lost Creek condo to $5.4 million for a Lake Austin waterfront home, so entry points vary widely.
- Neighborhoods inside 78746 include Davenport Ranch, Lost Creek, Rolling Hills West, Beecave Woods, and lakefront enclaves like Lake Side and Westview on Lake Austin.
- Most of 78746 sits within Eanes ISD, one of the top-rated public school systems in the Austin metro, a major driver of long-term demand.
- Barton Creek Greenbelt trailheads sit within walking distance of many 78746 homes, giving residents miles of hiking, climbing, and swimming holes.
- Senior-care and assisted-living communities along Barton Creek Boulevard make 78746 workable for multigenerational families and downsizing retirees.
Living in 78746 means calling one of Austin's most sought-after and most expensive zip codes home, a pocket west of downtown that wraps around West Lake Hills, Rollingwood, and the wooded ridges above Lake Austin. It pairs greenbelt trailheads and Hill Country views with quick access to downtown, top-rated schools, and a mix of condos, ranch-style homes, and multimillion-dollar estates. The trade-off is price: the area sits among the highest-value zip codes in Central Texas.
This spotlight walks through what daily life actually looks like here, from the Barton Creek Greenbelt access points steps from many front doors to the neighborhoods, price ranges, schools, and senior-care options that shape the area. The goal is a clear, honest picture before you commit at this price point.
Whether you are relocating, upsizing, or looking at 78746 as a long-hold investment, the details below can help you weigh whether the lifestyle matches the cost.
What is it like living in 78746?
Living in 78746 feels like living in the Hill Country without leaving Austin. You get canopy-covered streets, limestone bluffs, and greenbelt access, yet you are roughly ten to fifteen minutes from downtown offices, the airport corridor, and the shops of the central city. The area is residential, quiet, and heavily wooded, which is part of why homeowners pay a premium to stay.
A blend of small cities and Austin neighborhoods
The 78746 zip includes the independent city of West Lake Hills, the city of Rollingwood, and unincorporated pockets that carry Austin addresses. Many listings market themselves around that Westlake identity while sitting close enough to enjoy Zilker Park and Barton Springs. One area listing describes a home that offers the feeling of a secluded retreat while staying conveniently connected to downtown, which captures the local pitch well.
Who lives here
The population skews toward established professionals, families drawn to the schools, and longtime owners who bought decades ago and watched values climb. According to ZIP-Codes.com demographic data, housing tenure in 78746 breaks into owner-occupied homes with a mortgage, owner-occupied homes owned free and clear, and a smaller share of renter-occupied units. The heavy ownership base tends to keep turnover lower than in Austin's urban-core neighborhoods.
If you are still comparing this side of town with the urban core, our overview of what daily life looks like in East Austin offers a useful contrast in price, density, and pace.
How much do homes cost in 78746?
Home prices in 78746 span a wide range, from roughly $1.1 million for a condo to more than $5 million for a Lake Austin waterfront estate. Recent Austin market reports put the average Westlake-area home value near $3,190,844 as of 2026, up about 1.8 percent over the prior year. That means your budget stretches very differently depending on which sub-neighborhood you target.
Price ranges by neighborhood
The table below uses recent 78746 listing examples to show how home type and location move the price. Condos and older ranch homes anchor the lower end, while waterfront and estate lots run into the multiple millions.
| Neighborhood | Example listing | Approx. price |
|---|---|---|
| Lost Creek | 3-bed condo | $1.1M |
| Davenport Ranch | 5-bed, 3,306 sq ft | $1.275M |
| Beecave Woods | 4-bed, 2,360 sq ft | $1.595M |
| Rolling Hills West | 4-bed, 2,790 sq ft | $2.695M |
| Lake Side | 5-bed waterfront | $5.4M |
Condos as the entry point
If a detached estate is out of reach, condos in communities like Lost Creek and Orleans Harbor give buyers a way into the zip code below $1.5 million while keeping the address and school access. That matters because the ceiling here climbs quickly. Waterfront and larger estate homes in 78746 have recently listed from $4.6 million up to $5.4 million.
Comparing nearby markets
Buyers weighing water access sometimes compare 78746 with communities farther out. Our roundup of the best neighborhoods for lake living around Austin can help you decide between Lake Austin frontage in Westlake and the Lake Travis options near Lakeway and Bee Cave.
Barton Creek Greenbelt and outdoor life in 78746
The Barton Creek Greenbelt is the defining outdoor amenity of living in 78746, with several trailheads sitting within walking distance of homes on the eastern and southern edges of the zip. Residents get miles of hiking and mountain-biking trails, limestone climbing walls, and seasonal swimming holes without driving to a trailhead. That proximity is a big reason greenbelt-adjacent lots hold their value.
Trailheads near your front door
Access points along the Barton Creek corridor connect neighborhoods to the creek's swimming spots and shaded trails. Our complete Barton Creek Greenbelt guide maps the entrances, difficulty levels, and best times to visit so you know what is a short walk from a given street. For homeowners, having Sculpture Falls or the Twin Falls area a few minutes away is a daily-use amenity, not a once-a-year outing.
Water, parks, and downtown balance
Beyond the greenbelt, 78746 residents are minutes from Lake Austin boating, the Barton Springs pool area, and Zilker Park. The Barton Hills and Zilker neighborhoods sit just across the water, so a night downtown or a paddle on the lake is an easy trip. This mix of wilderness and city access is what buyers are really paying for at this price point.
Homes built around the setting
Many 78746 homes are designed to lean into the terrain, with hillside lots, mature oak canopy, and view corridors toward the creek or lake. A single-family home on Windsong Trail in West Lake Hills, for example, was built in 2002 with more than 4,000 square feet, reflecting the larger, custom footprints common on these wooded lots.
Schools, senior care, and daily amenities
Most of 78746 is served by Eanes ISD, consistently one of the highest-rated public districts in the Austin metro, and that reputation is a core reason families pay a premium here. The zip also supports downsizing owners and multigenerational families through senior-care communities located along Barton Creek Boulevard and near the Barton Springs corridor. In short, 78746 works across life stages, not just for peak-earning families.
Eanes ISD and school-driven demand
Because school boundaries anchor resale demand, homes zoned to Eanes ISD schools tend to hold value even when the broader market cools. Buyers frequently prioritize the district over square footage or finish level, which keeps competition steady for well-located homes. If schools are central to your search, confirm the exact campus assignment for any specific address before you write an offer.
Senior-care and downsizing options
Assisted-living and senior communities along Barton Creek Boulevard let longtime Westlake residents age in place near family without leaving the area. For homeowners planning a transition, condos in Lost Creek and Orleans Harbor offer lower-maintenance living inside the same zip. If you are mapping a broader plan, our guide to the best Austin neighborhoods for retirement covers how to weigh care access, walkability, and cost.
Shopping and everyday errands
Daily amenities cluster around Bee Cave Road and the Westlake commercial corridor, putting grocery stores, dining, and medical offices within a short drive. The nearby Tarrytown area adds another set of shops and restaurants just across the lake, so you rarely need to head downtown for routine errands.
Is 78746 a smart buy for investors?
For investors, 78746 is generally an appreciation play rather than a cash-flow play, because high purchase prices make rental yields tight relative to Austin's more affordable zips. The draw is the durable demand from Eanes ISD, greenbelt access, and limited developable land, which have supported long-term value. If monthly income is your priority, other Austin submarkets usually pencil out better.
Appreciation versus cash flow
A roughly 1.8 percent year-over-year rise in Westlake-area values, per recent Austin market reports, reflects steady rather than explosive movement at this price tier. High entry costs mean rents rarely cover carrying costs the way they might in a mid-priced neighborhood. Investors here typically bank on land value, scarcity, and the school premium over a long hold.
Where cash flow works better
If your goal is rental income, our breakdown of top Austin neighborhoods for rental property investing highlights areas where yields tend to be stronger than in premium zips like 78746. Pairing a Westlake appreciation hold with a cash-flowing property elsewhere is a common strategy for local investors.
Frequently asked questions about living in 78746
Is 78746 a good place to live in Austin?
Yes, 78746 is widely regarded as one of the most desirable places to live in the Austin metro, thanks to Eanes ISD schools, Barton Creek Greenbelt access, and a quick commute to downtown. The main consideration is cost, since the average Westlake-area home value sits above $3 million as of 2026. If you want Hill Country privacy without leaving Austin, few zip codes deliver it as directly as Westlake's 78746.
How much does it cost to buy a home in 78746?
Recent 78746 listings run from roughly $1.1 million for a condo in Lost Creek to $5.4 million for a Lake Austin waterfront home, with the average value near $3.19 million as of 2026. Detached homes in neighborhoods like Davenport Ranch and Beecave Woods often land between $1.2 million and $1.6 million, while Rolling Hills West and waterfront estates climb well past $2.5 million. Working with a local Westlake agent helps you match a realistic budget to the right sub-neighborhood.
What school district serves the 78746 zip code?
Most of 78746 falls within Eanes ISD, one of the top-rated public school districts in the Austin area and a primary reason homes here command a premium. Because campus assignments vary by street, you should always verify the specific elementary, middle, and high school for any address before making an offer. Buyers relocating to Westlake for schools often start their search by confirming boundaries with an agent who knows the district lines.
Does 78746 have good access to the Barton Creek Greenbelt?
Yes, several Barton Creek Greenbelt trailheads sit within walking distance of homes on the eastern and southern edges of 78746, giving residents direct access to hiking trails, climbing spots, and swimming holes. This proximity makes greenbelt-adjacent lots some of the most consistently valued in the zip. Homeowners near the Barton Creek corridor treat spots like Sculpture Falls and Twin Falls as everyday recreation rather than occasional destinations.
Is 78746 a good area for retirees or senior living?
78746 supports retirees through senior-care and assisted-living communities located along Barton Creek Boulevard, plus lower-maintenance condos in Lost Creek and Orleans Harbor. That mix lets longtime Westlake owners downsize or arrange care without leaving the neighborhood or their family. Retirees who prioritize walkable services may also compare 78746 with other Austin-area communities profiled in our retirement neighborhood guide.
The bottom line on living in 78746
Living in 78746 gives you greenbelt trailheads, Eanes ISD schools, and Lake Austin access inside one of Central Texas's most established zip codes, with the average Westlake-area value above $3.19 million as of 2026. The range of homes, from sub-$1.5 million condos to multimillion-dollar waterfront estates, means there is more than one way in if the lifestyle fits your goals.
The right move depends on your priorities, whether that is a specific school boundary, a greenbelt-adjacent lot, or a senior-friendly condo near family. A local advisor who knows the sub-neighborhoods can help you weigh the trade-offs before you commit at this price point.
Want to talk through whether 78746 fits your budget and lifestyle? Connect with a local expert who knows the Westlake sub-neighborhoods.
Talk to a Spyglass AgentDisclaimer: This article is for general educational purposes only and is not legal, tax, or financial advice. Every situation is different. Before making decisions about buying or selling a home, consult with your own real estate professional, lender, tax advisor, and other qualified professionals.
