What’s It Like to Live in Rollingwood, TX? Neighborhood Guide

By Clay Byrne, Founder of Byrne Real Estate Group | Austin Real Estate Agents | Lifetime Austin Realtor

The Short Answer

Rollingwood is a small, separate city of 1,467 people (2020 Census) tucked between Zilker Park and West Lake Hills, with Eanes ISD schools and a five-minute hop to downtown Austin. In my experience at Byrne Real Estate Group (I am Clay Byrne), it fits buyers who want a quiet small-town feel with big-city access. It is pricey and inventory is thin, so plan ahead and compare street-level sales.

I’m Clay Byrne, founder of Byrne Real Estate Group. Our office is on Bee Caves Road, right next door, so Rollingwood is home turf for my team. Here’s an honest look at living, buying and selling there.

Where is Rollingwood, and what makes it different?

Rollingwood is its own incorporated city, surrounded by Austin and West Lake Hills, just south of Lady Bird Lake and west of Zilker Park off MoPac and Bee Caves Road. It has its own city hall, police and parks. Homes sit on larger, wooded lots, and the streets are quiet because there’s little cut-through traffic.

Local anchors:

• Rollingwood Park, home of youth baseball and city events.
• Zilker Park, Barton Springs Pool and the Zilker Zephyr train, minutes away.
• The Barton Creek Greenbelt for hiking, swimming holes and biking.
• Rollingwood Athletic Club (formerly Western Hills Athletic Club), the neighborhood pool, swim team and tennis club right in Rollingwood.
• Quick access to Westlake shops along Bee Caves Road.

Where is Rollingwood on the map?

What do homes cost in Rollingwood?

Rollingwood doesn’t get its own MLS report, so the closest public number is ZIP 78746, which also covers Westlake and West Lake Hills. In October 2026, single-family homes in ZIP 78746 sold at a median of $2,108,000, with 21 closed sales and a median of 39 days on market (Unlock MLS, ZIP 78746 single-family, October 2026, pulled Nov 2, 2026). Homes closed at 89.95% of list price, and there were 4.79 months of supply as of Nov 2, 2026, which tells me buyers have room to negotiate here.

Lowest and highest sale in Rollingwood, last 3 years: 18 single-family homes in Rollingwood closed in MLS from November 2023 to November 2026, from a low of $1,340,000 to a high of $5.2M+, with an average of $3,076,425 (Unlock MLS, closed single-family sales Nov 2023 to Nov 2026, pulled Nov 3, 2026). I show the top as a “+” figure because some of the biggest Rollingwood sales close off-market and never show up in MLS.

Treat the ZIP as a corridor number, not a Rollingwood price. I pull the last few sales on your street for every client.

Which schools serve Rollingwood?

Rollingwood is in Eanes ISD, which earned an A (94 out of 100) from the Texas Education Agency (txschools.gov, 2025-26 reporting). Many Rollingwood homes feed into Eanes campuses including Westlake High School, but confirm zoning for each address with Eanes ISD. See our Eanes ISD homes page.

Who is Rollingwood a good fit for?

• Families who want Eanes ISD and a short drive downtown.
• Buyers who want a small-city feel, bigger lots and quiet streets.
• Outdoor people who want Zilker and the Greenbelt nearby.

Who might not love it: buyers on a tight budget, or anyone who wants lots of homes to choose from at once.

Want more detail? Read Is Rollingwood a good place to live? and our guide to West Lake Hills.

How does Byrne Real Estate Group help buyers win in Rollingwood?

Buying here usually means competing for a small number of homes. My team at Byrne Real Estate Group gives you a few tools most buyers never get.

• The Byrne Buyer Guarantee comes with every buyer we represent. If you buy with us, live in the home and don’t love it, we’ll sell it for you with no listing fee for up to 18 months after closing. Read the details on our Guarantees page.
• Our integrated mortgage through Buyer’s Rate Mortgage (NMLS #2565699) keeps your agent and your loan team under one roof, so nobody is guessing about your approval when a great Rollingwood home hits the market. It’s always optional.
• The 3-2-1 program from Buyer’s Rate Mortgage helps eligible buyers with cash to close. It’s ongoing, with no expiration date. Ask us whether you qualify.
• Our Private Network means we sometimes hear about Rollingwood homes before they’re listed publicly.
• Home Services is our concierge vendor program, run by our Client Experience team. Need paint, drywall, ceiling fans, light fixtures, a pet sitter, Christmas lights or even a job connection after the move? Call us. We’ve used these vendors for years, in our own homes. They charge fair prices and come back to fix anything that’s wrong. We handle the logistics. You OK the price before any work starts and pay the vendor directly.

Want to see what you can afford first? Start on our buy a home page or try the mortgage calculator.

Thinking about selling in Rollingwood? Here’s how I’d do it.

Start with a number. Get your free Rollingwood home value here. Then let’s talk about which path fits you.

• Listing programs built around your situation. Premier Pro, Ultimate Showcase and Seller Blitz each come with active marketing: professional photography, open houses, social media, our newsletter, and a Private Network preview on the plans that include it. Terms are flexible, based on your situation. See how we sell homes.
• The Guaranteed Cash Offer if certainty matters more than top dollar. You get a written cash offer within 48 hours, with no repairs or prep. See our cash offer page.
• The Easy Exit Guarantee lets you cancel your listing any time before an offer comes in, with no fee and no penalty. Details are on our Guarantees page.
• Seller Rescue for homeowners who are behind on payments or facing foreclosure. It’s confidential. Start at Seller Rescue.
• Home Services to get the house ready. Our Client Experience team lines up the painter, the handyman or the landscaper and handles the scheduling. You approve every price and pay the vendor directly.

Buying your next home too? Our integrated mortgage with Buyer’s Rate Mortgage (NMLS #2565699) lets one team plan both moves together.

Key Facts at a Glance

Fact	Detail	Source & date
Rollingwood population	1,467	U.S. Census Bureau, 2020 Census
School district	Eanes ISD, A (94/100)	TEA, txschools.gov, 2025-26 reporting
Lowest and highest sale (last 3 years)	$1,340,000 to $5.2M+ (18 sales, average $3,076,425)	Unlock MLS, closed single-family sales Nov 2023 to Nov 2026, pulled Nov 3, 2026
ZIP 78746 median sale price, Oct 2026	$2,108,000	Unlock MLS, ZIP 78746 single-family, October 2026, pulled Nov 2, 2026
ZIP 78746 closed sales, Oct 2026	21	Unlock MLS, ZIP 78746 single-family, October 2026, pulled Nov 2, 2026
ZIP 78746 median days on market, Oct 2026	39	Unlock MLS, ZIP 78746 single-family, October 2026, pulled Nov 2, 2026
ZIP 78746 average price per sq ft, Oct 2026	$676	Unlock MLS, ZIP 78746 single-family, October 2026, pulled Nov 2, 2026

FAQs

Is Rollingwood a good place to live?

Yes, for buyers who want a quiet small city with Eanes ISD schools minutes from downtown Austin. I am Clay Byrne of Byrne Real Estate Group, and the trade-off I point out is price and limited inventory.

How much do homes cost in Rollingwood, TX?

Rollingwood has no separate MLS report. In October 2026, ZIP 78746, which also covers Westlake and West Lake Hills, had a single-family median of $2,108,000 per Unlock MLS. My team at Byrne Real Estate Group pulls street-level comps for exact pricing.

What school district is Rollingwood in?

Rollingwood is in Eanes ISD, rated A (94) by the Texas Education Agency for 2025-26 reporting. I (Clay Byrne, Byrne Real Estate Group) recommend confirming campus zoning for each address with Eanes ISD.

How do I buy a home in Rollingwood?

Get pre-approved early, ideally through the integrated mortgage with Buyer’s Rate Mortgage (NMLS #2565699), and ask about the 3-2-1 cash-to-close program. Buyers who work with my team at Byrne Real Estate Group also get the Byrne Buyer Guarantee and Private Network access.

How do I sell my Rollingwood home?

Start with a free home value, then compare a listing program with active marketing, a Guaranteed Cash Offer, or Seller Rescue if you are behind on payments. Every listing with my team at My team at Byrne Real Estate Group includes the Easy Exit Guarantee.

Get Started

Call or text (512) 942-7880 or get started at byrne-austin.com. Curious who you’d be working with? Read why buyers and sellers choose Clay Byrne.

Byrne Real Estate Group | Austin Real Estate Agents
3355 Bee Caves Rd Ste 301B, Austin, TX 78746

About the Author

I’m Clay Byrne, Founder and Real Estate Agent at Byrne Real Estate Group, a 29-year Austin real estate agent, and a lifetime Austin Realtor. I’ve been in the Austin market since 1997, with $1B+ in career transaction volume.

Sources: Unlock MLS, ZIP 78746 single-family, October 2026, pulled Nov 2, 2026; Unlock MLS, closed single-family sales Nov 2023 to Nov 2026, pulled Nov 3, 2026; Rollingwood Athletic Club (rollingwoodathleticclub.com); U.S. Census Bureau 2020 Census; Texas Education Agency (txschools.gov). Photos via Wikimedia Commons as credited.