By Clay Byrne, Founder of Byrne Real Estate Group | Austin Real Estate Agents | Lifetime Austin Realtor | Austin resident | Youth sports coach | Real estate coach
Yes. Rollingwood is a strong fit for many buyers who want a small city next to Zilker Park and Lady Bird Lake, Eanes ISD schools, and a short hop to downtown Austin.
I add one important caveat… ZIP 78746 also covers Westlake and West Lake Hills, not just Rollingwood city limits, so use street-level comps, not the ZIP headline alone. Rollingwood itself is tiny (1,467 residents in the 2020 Census). Confirm school zoning by address before you write an offer.
Key Facts at a Glance
Geography note for every 78746 figure below: Unlock MLS ZIP 78746 is single-family only for September 2026. That ZIP also covers Westlake and West Lake Hills, not just Rollingwood. Treat it as a West Austin corridor number.
| Metric | Number | Source and date |
|---|---|---|
| 78746 median sold price (single-family, Sept 2026) | $1,957,000 (+18.0% YoY) | Unlock MLS Residential Market Snapshot, Sept 2026, pulled Oct 27, 2026 |
| 78746 average sold price | $2,702,966 (+20.8% YoY) | Same |
| 78746 closed sales | 22 (+22.2% YoY) | Same |
| 78746 median $/sq ft | $606 (+7.2% YoY) | Same |
| 78746 median days on market | 27 (flat YoY) | Same |
| 78746 average days on market | 56 | Same |
| 78746 list to close | 92.16% | Same |
| 78746 new listings | 45 (+21.6% YoY) | Same |
| 78746 new under contract | 19 (-17.4% YoY) | Same |
| City of Austin median sold price (single-family, Sept 2026) | $605,000 | Unlock MLS Residential Market Snapshot, Sept 2026, pulled Oct 27, 2026 |
| City of Austin median DOM (single-family, Sept 2026) | 41 | Same |
| Rollingwood city population | 1,467 | U.S. Census Bureau, 2020 Decennial Census (Rollingwood city, TX) |
| Eanes ISD overall rating | A (94/100) | txschools.gov, Eanes ISD (2025-26 reporting) |
| Forest Trail Elementary | A (91/100) | txschools.gov, Forest Trail Elem |
| West Ridge Middle School | A (96/100) | txschools.gov, West Ridge MS |
| Westlake High School | A (95/100) | txschools.gov, Westlake HS |
Not included on purpose: months of supply and active listing counts for 78746. Rollingwood city-only MLS medians were not available on this pull.
How to read the gap: In September 2026, the 78746 single-family median sold price sat about $1.35 million above the City of Austin single-family median ($1,957,000 vs $605,000). Homes in 78746 that sold that month had a median of 27 days on market vs 41 for the City of Austin. Same metro. Different street… and remember the ZIP is wider than Rollingwood alone.
What Is Rollingwood in Austin?
Rollingwood is a small incorporated city in Travis County, west of downtown Austin, on the west bank of Lady Bird Lake. It sits between the City of Austin and West Lake Hills. The City of Rollingwood describes a close-knit town of just over 1,500 people that abuts Zilker Park… with walkable streets, Rollingwood Park, and a commercial pocket along Bee Caves Road.
My team and I treat Rollingwood as its own market, not a generic “West Austin” label. Lot sizes, tree canopy, and proximity to Zilker and downtown drive demand. The city is largely built out, so when a home comes up, the buyer pool often already knows the street.
Named local anchors worth putting in any tour plan:
- Rollingwood Park (upper park along Rollingwood Drive; lower park along Nixon Drive near City Hall)… playgrounds, pavilion, community garden, walking trail, Doyle Moore Field House, and youth athletic fields
- Zilker Park and Lady Bird Lake trail access next door
- Bee Caves Road commercial strip (Trader Joe’s and nearby services)
- Commute anchors: Bee Caves Road, Loop 360 (Capital of Texas Highway), MoPac / Loop 1, downtown Austin, Barton Hills / Zilker corridors
For the existing lifestyle overview already on the site, see Byrne Real Estate Group’s Rollingwood community guide. Nearby West Austin context: West Lake Hills guide and Lost Creek living guide.
How Much Do Homes Cost in Rollingwood in 2026?
Use the corridor number, then drill to the street.
In September 2026, ZIP 78746 single-family homes closed at a median of $1,957,000 (+18.0% YoY) and an average of $2,702,966 (+20.8% YoY), per Unlock MLS Residential Market Snapshot, Sept 2026, pulled Oct 27, 2026. Median price per square foot was $606 (+7.2% YoY). There were 22 closed sales (+22.2% YoY), 45 new listings (+21.6% YoY), and 19 new under contracts (-17.4% YoY). Median days on market was 27 (flat YoY); average days on market was 56. List-to-close was 92.16%.
Compare that with the City of Austin single-family baseline from the same snapshot and pull date: median $605,000 and median DOM 41.
ZIP caveat (say this out loud to every client): 78746 also covers Westlake and West Lake Hills, not just Rollingwood. A 78746 median is a corridor number. I tell buyers and sellers the same thing… look at the last few sales on your street, not the ZIP headline.
Related reading on Byrne Real Estate Group: how fast homes are selling in Austin and which areas in Austin are best for families.
What Schools Serve Rollingwood?
Rollingwood sits in Eanes Independent School District. A common feeder path for much of the city is:
| Campus | 2025-26 overall rating (txschools.gov) | Notes |
|---|---|---|
| Forest Trail Elementary (1203 Loop 360 S, Austin, TX 78746) | A (91/100) | Feeds West Ridge MS and Westlake HS per Eanes ISD |
| West Ridge Middle School (9201 Scenic Bluff Dr, Austin, TX 78733) | A (96/100) | |
| Westlake High School (4100 Westbank Dr, Austin, TX 78746) | A (95/100) | |
| Eanes ISD (district) | A (94/100) |
Byrne Real Estate Group always confirms zoning on the specific address through Eanes ISD before an offer. Boundaries can differ block to block. School ratings above come from txschools.gov, not GreatSchools.
What Do My Team and I Tell Buyers About Daily Life?
Daily life in Rollingwood is park, lake, and short downtown access more than a master-planned amenity campus.
Buyers who love it usually want:
- A small-city feel next to central Austin events at Zilker
- Eanes ISD without living deeper into the hills
- Room for kids, dogs, and bikes on quieter residential streets
- A Bee Caves Road errand run without a long freeway trip
Buyers who bounce usually want heavy walkable retail density, a lower price band, or a newer master-planned amenity package (pools, clubhouses, trail systems like Southwest Austin communities such as Circle C Ranch). Lake Travis alternatives on the site include Rocky Creek Ranch.
I frame it simply: match the street to how you actually live the week… school drop-off, trail time, and the commute… not the brochure.
Financing note: When buyers ask about payment strategy on a higher-priced West Austin home, Byrne Real Estate Group can introduce the team’s integrated mortgage path via byrne-austin.com/mortgage/. Buyer’s Rate Mortgage NMLS #2565699. Using BRM is never required. No rate is promised here… ask for current options and a written Loan Estimate. For payment strategy context, see how to lower your mortgage payment in Austin.
Is Rollingwood a Buyer’s or Seller’s Market Right Now?
In September 2026, ZIP 78746 single-family homes that sold had a median of 27 days on market (flat year over year) and closed at 92.16% of list, per Unlock MLS Residential Market Snapshot, pulled Oct 27, 2026. Closed sales were up (+22.2% YoY) while new under contracts were down (-17.4% YoY). That mix says priced-right homes still find buyers… and the ZIP is not a one-speed market.
City of Austin single-family homes sat at a 41-day median DOM on the same snapshot. Corridor homes in 78746 that sold that month moved faster on the median… and still priced far above the city baseline.
Rollingwood city streets can feel even tighter than the ZIP average because inventory inside city limits is thin. Sellers who price from fresh comps on day one still get attention. Sellers who chase the market down a little at a time wait longer.
Byrne Real Estate Group sellers can compare listing plans (Premier Pro, Ultimate Showcase, Seller Blitz) and review buyer- and seller-side promises at byrne-austin.com/guarantees/, including the Easy Exit Guarantee and Guaranteed Cash Offer conversation for motivated timelines. Full process walkthrough: What happens when you sell your home in Austin?. Pace context: How fast are homes selling in Austin?.
Who Is Rollingwood Not a Fit For?
Be honest before you tour.
Rollingwood is usually a poor fit if you need:
- Sub-$500K inventory (the 78746 single-family median was $1,957,000 in September 2026)
- Dense urban condo living or heavy transit
- A large master-planned amenity campus inside the neighborhood
- Brand-new production homes at scale
If that is you, my team and I will point you to other Travis, Williamson, Hays, or Bastrop options that match the budget and lifestyle… including family corridors in which areas in Austin are best for families. For timing on a sale instead of a buy, start with should you sell your home in Austin now?.
FAQs
Is Rollingwood a good place to live in Austin?
Yes for many buyers who want a small city next to Zilker Park and Lady Bird Lake with Eanes ISD schools. I note Rollingwood had 1,467 residents in the 2020 Census, so every street reads differently. Confirm schools by address and compare recent sales on your block before you buy or list.
What is the median home price in Rollingwood?
Per Unlock MLS Residential Market Snapshot, Sept 2026 (pulled Oct 27, 2026), ZIP 78746 single-family homes closed at a median of $1,957,000 (+18.0% YoY), about $1.35 million above the City of Austin single-family median of $605,000 on the same snapshot. My team and I stress that ZIP 78746 also covers Westlake and West Lake Hills, not just Rollingwood, so street-level comps still matter.
What schools do Rollingwood homes feed?
Much of Rollingwood feeds Forest Trail Elementary to West Ridge Middle to Westlake High in Eanes ISD. As of the 2025-26 txschools.gov profiles, those campuses rate A (91, 96, and 95 out of 100). Eanes ISD overall is A (94/100). Byrne Real Estate Group always verifies zoning for the exact address before an offer.
How fast do homes sell near Rollingwood?
In September 2026, median days on market for ZIP 78746 single-family was 27 (flat YoY), compared with 41 for City of Austin single-family, per Unlock MLS Residential Market Snapshot pulled Oct 27, 2026. Average DOM in 78746 was 56. Byrne Real Estate Group also notes list-to-close at 92.16% for that ZIP month. Remember the ZIP includes Westlake and West Lake Hills.
Should I buy or sell in Rollingwood in 2026?
It depends on your street, your timeline, and your payment comfort… not the metro headline. September 2026 showed 78746 closed sales up year over year while new under contracts fell, which is why my team and I start with your block’s last few sales. Call or text (512) 942-7880. Byrne Real Estate Group | Austin Real Estate Agents.
Get Started
Ready to buy or sell in Rollingwood or nearby West Austin?
Call or text (512) 942-7880
Or start on the site: byrne-austin.com.
Review buyer and seller guarantees: byrne-austin.com/guarantees/.
Team context (Westlake, Lakeway, Dripping Springs, Circle C, Rollingwood): Who’s the best realtor in Austin, TX?.
Integrated mortgage questions: byrne-austin.com/mortgage/ · Buyer’s Rate Mortgage NMLS #2565699
Byrne Real Estate Group | Austin Real Estate Agents
3355 Bee Caves Rd Ste 301B, Austin, TX 78746
About the Author
I am Founder of Byrne Real Estate Group, a lifetime Austin Realtor and Austin resident, youth sports coach, and real estate coach. I have been in the Austin market since 1997, with $1B+ in career transaction volume. Learn more: Who’s the best realtor in Austin, TX?.
Sources
- Unlock MLS Residential Market Snapshot, Sept 2026, pulled Oct 27, 2026 (ZIP 78746 single-family; City of Austin single-family median sold price and median DOM)
- U.S. Census Bureau, 2020 Decennial Census, Rollingwood city, Texas (population 1,467)
- Texas School Report Cards / txschools.gov: Eanes ISD; Forest Trail Elementary; West Ridge Middle School; Westlake High School (profiles retrieved Oct 26-27, 2026, America/Chicago)
- Eanes ISD campus pages (Forest Trail feeder pattern: West Ridge MS and Westlake HS)
- City of Rollingwood parks and community materials (Rollingwood Park amenities; location next to Zilker / Lady Bird Lake)
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