You picked Eanes ISD. Great choice. Now the hard part is figuring out which 78746 neighborhood actually fits your family’s budget, yard goals, commute, and day-to-day life. The options feel similar from the outside, but the details matter once you start touring.
In this guide, you’ll compare West Lake Hills, Rollingwood, Lost Creek, and Davenport Ranch side by side. You’ll see price ranges, typical lot sizes and home ages, amenities, and commute notes, plus how to confirm school feeders by address. Let’s dive in.
Eanes ISD and 78746 overview
Eanes ISD includes the entire City of West Lake Hills, most of Rollingwood, the Lost Creek neighborhood, Davenport Ranch sections, and parts of west Austin inside 78746. Because school boundaries can shift, always confirm a specific property’s campuses using the district’s official tools. You can review the district boundary PDF and School Finder on the district maps page.
- View the Eanes ISD boundary PDF map for context: district boundary map
- Use the district’s address tools: Eanes ISD district maps and Eanes ISD schools list
As a market backdrop, 78746 is one of Austin’s priciest zip codes. Typical values often land in the mid to high seven figures, but monthly medians can swing because only a handful of homes sell each month. Treat the price ranges below as directional and confirm with recent sold comps before you write an offer.
West Lake Hills
Snapshot
A small, scenic city perched on Hill Country bluffs just west of central Austin. You’ll find everything from original mid-century homes to newly rebuilt luxury estates with skyline or canyon views. All addresses are in Eanes ISD.
Prices
Recent portal indexes place typical values around 1.9 to 2.0 million, with many estates trading well above that. Inventory is thin, so pricing can vary widely between a modest older home and a view lot with a new build.
Lots and home age
Lots range from under a half acre in denser pockets to multi-acre ridge sites, with many parcels around 0.5 to 1.0 acre. Homes span original mid-20th-century builds to recent custom construction.
Amenities and lifestyle
Expect hill-country privacy, winding scenic drives near Loop 360 and Pennybacker Bridge, and quick access to preserves and trails like Wild Basin and Barton Creek corridors. Downtown culture, dining, and venues are a short drive away.
Schools and commute
Addresses feed Eanes ISD campuses. Many streets are a short drive to Westlake High and Hill Country Middle. Off-peak, the downtown commute is often quoted as about 10 to 20 minutes. Always verify school assignment by address via the district maps.
Rollingwood
Snapshot
A compact, built-out municipality directly east of West Lake Hills and one of the closest Eanes ISD pockets to downtown. The city’s comprehensive plan notes its small size, strong home values, and community orientation. See the City of Rollingwood comprehensive plan for context.
Prices
Rollingwood tends to sit at the higher end by price per home. Asking prices commonly start in the low to mid 2 million range and move up quickly for remodeled or newly built homes. Monthly medians can be volatile due to very limited inventory.
Lots and home age
Typical parcels are about 0.25 to 0.5 acre, with many original mid-century homes replaced or significantly renovated. Streets feel established and well kept.
Amenities and lifestyle
You get a small-town civic feel with Rollingwood Park, local events, and engaged city governance. Proximity to Mopac, Bee Caves Road, Zilker Park, and downtown is a key draw. Because the city is compact, access to parks and neighborhood social life often feels closer than in more spread-out pockets.
Schools and commute
Rollingwood is inside Eanes ISD. At roughly 4 miles to central Austin, it is often the shortest downtown commute in this group. Confirm any property’s school feeders through the district maps.
Lost Creek
Snapshot
An established 78746 subdivision with 1970s roots, mature trees, sidewalks, neighborhood parks, and direct connections to greenbelt trails. It is a popular Eanes ISD choice for families who want a neighborhood feel with easy access to outdoor space.
Prices
Recent neighborhood snapshots show median figures generally in the low to mid seven figures. In many sub-sections, expect about 1.1 to 1.5 million, with some areas and updated homes reaching higher. Use recent sold comps by micro-area since medians vary by section and month.
Lots and home age
Typical lots run about 0.25 to 0.45 acre. Many homes were built in the 1970s and 1980s, and you’ll see frequent remodeling. If lot size is a priority, the Hills or Ridge sections may offer larger parcels.
Amenities and lifestyle
Lost Creek emphasizes outdoor access with nearby Barton Creek Greenbelt connections, Lost Creek Park, and Boulder Creek Park, plus local private club options. Streets are walkable and tree lined.
Schools and commute
Addresses are in Eanes ISD, with elementary, middle, and high school feeders varying by exact location. Commutes to downtown are commonly quoted around 10 to 20 minutes, depending on time of day. Verify feeders by address via the district maps.
Davenport Ranch
Snapshot
A larger planned community along Loop 360 with a broad mix of homes. You’ll find condos and townhomes, mid-sized single-family, gated estates, and premium view lots over Lake Austin and the hills.
Prices
Because the product mix is wide and monthly sales are few, medians swing. As a range, you’ll often see roughly 1.0 to 3.0 million and above. Condos can trade under 1 million, while premium view or estate homes can reach 2 to 4 million or higher. Use 12-month comps for a clearer picture.
Lots and home age
Many single-family parcels run about 0.3 to 1.0+ acre, with 1990s and 2000s builds alongside newer construction. Gated sub-areas and view streets often feature larger lots.
Amenities and lifestyle
You get neighborhood retail at Davenport Village, immediate proximity to Austin Country Club and Lake Austin access, a network of trails, and multiple gated pockets. The location along Loop 360 offers a balanced reach to both downtown and north Austin job centers.
Schools and commute
Addresses are in Eanes ISD, with many homes feeding Bridge Point Elementary, Hill Country Middle, and Westlake High. Typical drives to downtown are often quoted under 20 minutes, traffic permitting. Always confirm feeders by address using the district maps.
Compare at a glance
Budget ranges you’ll commonly see:
- Rollingwood: among the most expensive per home, with frequent rebuilds and higher starting asks.
- West Lake Hills: wide spread, with typical values near 1.9 to 2.0 million but large variance based on lot, view, and age.
- Davenport Ranch: broad mix from sub-1 million condos to multi-million estates; product type drives price.
- Lost Creek: middle to upper tier for Eanes ISD, often about 1.1 to 1.5 million in many sections.
Typical lot sizes:
- Rollingwood: about 0.25 to 0.5 acre.
- Lost Creek: about 0.25 to 0.45 acre.
- West Lake Hills: roughly 0.5 to 1.0+ acre in many areas, with some larger ridge parcels.
- Davenport Ranch: about 0.3 to 1.0+ acre, plus condo and townhome clusters with smaller footprints.
Commute tradeoffs:
- Shortest to downtown: Rollingwood and close-in West Lake Hills, often 5 to 15 minutes off-peak.
- Balanced north-south access: Davenport Ranch via Loop 360.
- Slightly longer but still close: Lost Creek, often 10 to 20 minutes depending on route and traffic.
Which neighborhood fits your goals
Use your top three priorities to guide the choice.
- If commute time is your linchpin and you want a compact, civic feel, start in Rollingwood.
- If you want privacy, views, and larger lots near the city, West Lake Hills is a strong match.
- If you want a mature neighborhood with parks, trails, and sidewalks at a relatively lower entry point for Eanes ISD, look closely at Lost Creek.
- If you want a range of home types, larger yards, and proximity to lake and club amenities with balanced access to downtown and north tech, Davenport Ranch belongs on your shortlist.
Whichever area you choose, remember that monthly medians can be misleading in small luxury sub-markets. You will make a better decision using 12-month sold comps, tax records for lot size and year built, and an address-level check of school feeders.
What to watch in this market
- Sample sizes are small, so medians can swing. Anchor your pricing with at least 12 months of sold comps in the same micro-area and product type.
- Confirm school feeders by address with the district’s resources. Start here: Eanes ISD district maps and the boundary map PDF.
- Run live drive-time tests for your actual routes during your typical hours. Portal drive-time quotes are only approximations.
- For any property, pull the county record for year built and lot size, then compare condition, updates, and site attributes like views or topography.
How Propertysmith helps family buyers
Buying in Eanes ISD is both a life decision and a financial one. With a CPA-informed pricing approach and deep neighborhood knowledge of West Lake Hills, Rollingwood, Lost Creek, and Davenport Ranch, you get disciplined valuation, clear comps, and straight talk about tradeoffs. We will:
- Analyze 12-month sold comps and current actives to frame a realistic offer range.
- Validate lot size, build era, and renovation level so you are comparing like for like.
- Map school feeders by address and lay out options if your family’s plans might change.
- Test commute scenarios and flag micro-location factors such as slopes, views, tree cover, and street activity.
- Surface on- and off-market opportunities aligned with your budget and timing.
Ready to narrow your list with confidence? Connect with Propertysmith Realty for a tailored neighborhood consult and pricing game plan.
FAQs
What parts of 78746 are in Eanes ISD?
- Eanes ISD covers West Lake Hills, most of Rollingwood, Lost Creek, Davenport Ranch sections, and parts of west Austin within 78746. Always verify a specific address using the district’s maps and School Finder.
How do I confirm the school for a specific address in Eanes ISD?
- Use the district’s official tools on the Eanes ISD district maps page or the boundary map PDF to confirm campus assignments.
Which Eanes ISD neighborhood usually has the shortest downtown commute?
- Rollingwood and close-in West Lake Hills are often the quickest, with off-peak drives commonly in the 5 to 15 minute range, depending on traffic and route.
What price ranges should family buyers expect in these areas?
- Directionally, Lost Creek often runs about 1.1 to 1.5 million in many sections, Rollingwood commonly starts in the low to mid 2 million range, West Lake Hills centers around 1.9 to 2.0 million with wide variance, and Davenport Ranch spans roughly 1.0 to 3.0 million and above depending on product type.
Where will I find larger lots in Eanes ISD?
- Davenport Ranch and select West Lake Hills ridge parcels frequently offer larger lots, often around 0.5 to 1.0+ acre. Lost Creek and Rollingwood more commonly feature lots around 0.25 to 0.5 acre.
Are there condo or townhome options in Eanes ISD?
- Yes. Davenport Ranch includes condo and townhome clusters alongside single-family homes, which can provide a lower-maintenance entry into the neighborhood.
How reliable are monthly median prices in these luxury sub-markets?
- Treat them as rough signals. With few monthly sales, medians can swing. For better accuracy, rely on 12-month sold comps and property-level analysis in the same micro-area and product type.
