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 for many buyers who want Eanes ISD schools, hill-country lots west of MoPac, and a short drive to downtown Austin.
I add two caveats up front… people say “Westlake,” but the incorporated city is West Lake Hills. And ZIP 78746 also covers Rollingwood and Westlake pockets beyond West Lake Hills city limits, so treat every ZIP number as a corridor figure, then drill to the street. Confirm schools and city limits 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 Rollingwood and Westlake, not just West Lake Hills city. Treat it as a West Austin corridor number.
| Metric | Number | Source and date |
|---|---|---|
| West Lake Hills city population | 3,444 | U.S. Census Bureau, 2020 Decennial Census (West Lake Hills city, TX) |
| 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 |
| Eanes ISD overall rating | A (94/100) | txschools.gov, Eanes ISD (2025-26 reporting) |
| Westlake High School | A (95/100) | txschools.gov, Westlake HS |
Not included on purpose: months of supply and active listing counts for 78746. West Lake Hills city-only MLS medians were not available on this pull (ZIP corridor only).
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 the ZIP is wider than West Lake Hills alone.
What Is West Lake Hills in Austin?
West Lake Hills is an incorporated city in Travis County, west of central Austin. The 2020 Census counted 3,444 residents. Locals often shorten the name to “Westlake,” which can also mean the broader Westlake / Eanes ISD lifestyle brand… so Byrne Real Estate Group prefers the legal city name in listings and contracts.
Where Rollingwood is a tiny city tucked against Zilker and Lady Bird Lake, West Lake Hills stretches into hillier terrain with its own city hall and services along the Bee Cave Road / Loop 360 corridor. Same school district orbit. Different day-to-day feel.
Named local anchors:
- Bee Cave Road (RM 2244) retail and daily errands
- Loop 360 (Capital of Texas Highway) and MoPac / Loop 1 for downtown and north-south trips
- Westlake High School and Eanes ISD campuses (confirm by address)
- Wild Basin Wilderness Preserve (nearby Travis County / preserve access; check current visitor rules)
- Hillside lots, mature trees, and privacy that many buyers come west for
For the existing lifestyle overview, see Discover West Lake Hills. Nearby: Lost Creek neighborhood guide. For the Rollingwood living companion: Is Rollingwood a Good Place to Live?.
How Much Do Homes Cost in West Lake Hills 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 Rollingwood and Westlake, not just West Lake Hills city limits. 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: average home price in Austin and which areas are best for families.
What Schools Serve West Lake Hills?
West Lake Hills is in Eanes Independent School District. Common campuses in the district include Eanes, Bridge Point, Barton Creek, Cedar Creek, and Forest Trail elementaries; Hill Country and West Ridge middle schools; and Westlake High School. Exact feeders change by address.
| Campus / district | 2025-26 overall rating | Source |
|---|---|---|
| Eanes ISD | A (94/100) | txschools.gov |
| Westlake High School | A (95/100) | txschools.gov |
Byrne Real Estate Group always confirms zoning through Eanes ISD before an offer. Ratings come from txschools.gov, not GreatSchools.
What Do My Team and I Tell Buyers About Daily Life?
Daily life here is hills, trees, and school calendars more than a master-planned amenity campus.
Buyers who love it usually want:
- Eanes ISD without giving up a short downtown drive
- Larger lots, elevation, and privacy than flatter central pockets
- Bee Cave Road errands without a long freeway hop
- A Westlake High / youth-sports community rhythm
Buyers who bounce often want denser walkable retail, a lower price band, Zilker-adjacent small-city living (see Rollingwood), or lake-first living farther west (Lakeway / Bee Cave). See Rocky Creek Ranch / Lake Travis ISD for a different Lake Travis ISD value story.
Financing note: Higher West Austin prices make payment strategy matter. Byrne Real Estate Group can introduce the team’s integrated mortgage path via byrne-austin.com/mortgage/. Buyer’s Rate Mortgage NMLS #2565699. Using it is never required. No rate is promised here.
Is West Lake Hills 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).
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.
Inside West Lake Hills city limits, topography and thin turnover can make a single listing feel even more local than the ZIP average. 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.
Sellers: compare Premier Pro, Ultimate Showcase, and Seller Blitz, plus guarantees at byrne-austin.com/guarantees/. Process: sell your home step by step.
Who Is West Lake Hills Not a Fit For?
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 city limits
- Flat, easy-yard lots on every street (hills and topography are part of the product)
If that is you, Byrne Real Estate Group will point you elsewhere… including family corridors in best areas for families.
FAQs
Is West Lake Hills a good place to live?
Yes for many buyers who want Eanes ISD schools, hill lots, and a short hop to downtown. I note the 2020 Census population was 3,444, so every street still needs its own comps.
Is West Lake Hills the same as Westlake?
“Westlake” is the common nickname. The incorporated city is West Lake Hills. Byrne Real Estate Group uses the legal name on contracts and confirms city limits and school zoning by address.
What school district is West Lake Hills in?
Eanes ISD. Westlake High School rates A (95/100) and Eanes ISD overall rates A (94/100) on txschools.gov 2025-26 profiles. Byrne Real Estate Group verifies the feeder path for each address.
What do homes in West Lake Hills cost?
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 Rollingwood and Westlake, not just West Lake Hills, so street-level comps still matter.
Should I buy in West Lake Hills or Rollingwood?
Both sit in the West Austin / Eanes ISD orbit and share ZIP 78746 for many addresses. Rollingwood is the smaller city against Zilker and Lady Bird Lake. West Lake Hills is the hillier incorporated city along Bee Cave Road / Loop 360 with its own city services. Byrne Real Estate Group compares them with side-by-side comps, not vibes. Call or text (512) 942-7880.
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Mortgage overview: byrne-austin.com/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.
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, West Lake Hills city, Texas (population 3,444)
- txschools.gov: Eanes ISD; Westlake High School (retrieved Oct 26-27, 2026, America/Chicago)
- City of West Lake Hills (westlakehills.gov) for city identity / Bee Cave Road address context
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