78746 vs 78733 vs 78735: Which Westlake Zip Code Fits You? (2026)

Last updated: September 22, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker

I've been selling Austin real estate for more than 20 years, with 300+ closings and $250M+ in sales, and "Westlake" is the most stretched word in our market. Buyers use it to mean three different zip codes with three different price points, and in one case, a mostly different school district. Getting the zip right up front saves weeks of touring the wrong homes.

Here's how 78746, 78733 and 78735 compare on price, neighborhoods, schools and lifestyle, with my honest take on who each one fits.

What's the quick difference between 78746, 78733 and 78735?

78746 is classic Westlake and the most expensive per square foot, 78733 is quieter and west along FM 2244, and 78735 is mostly southwest Austin with the lowest median.

Redfin zip data: three months ending August 2026 for 78746 and 78733, and three months ending July 2026 for 78735 (the latest shown when I checked). Zip medians swing with the mix of homes that sold, especially in 78733, where 31 sales is a small sample. Treat the year-over-year numbers as a rough guide, not a trend.

Who is 78746 best for?

78746 is best for buyers who want the shortest drive into downtown, Lake Austin access and the widest choice of luxury homes in Eanes ISD.

78746 wraps around Loop 360, MoPac and Bee Caves Road, which puts much of it minutes from downtown and Zilker. It holds most of the names people mean when they say "Westlake," and the range is enormous. From 12-month MLS medians (Sep 2025–Aug 2026, via public MLS-based reports):

• Lost Creek: $1,332,500 median across 28 sales, $512 per square foot
• Westlake Highlands: $1,425,000 median across 9 sales (a small sample)
• Davenport Ranch: $2,125,000 median across 21 sales, lots from 0.13 to 3.33 acres
• Rob Roy: $2,553,500 median across 22 sales, gated, lots of an acre or more
• Rivercrest: two sales at $3.85M and $6.0M, too few to call a trend

West Lake Hills, Rollingwood and Camelot add older homes on bigger, wooded lots, and the Westlake Drive corridor is where Lake Austin trophy estates trade. The tradeoff is price per square foot. At $562, you're paying for location, and many homes are older, so plan on updating budgets. 78746 also mixes jurisdictions (City of Austin, West Lake Hills, Rollingwood and unincorporated Travis County), which I break down in my complete 78746 guide.

Who is 78733 best for?

78733 is best for buyers who want Eanes ISD with more house or land per dollar and don't mind a longer drive.

78733 sits west of Loop 360 along Bee Cave Road (FM 2244) toward Lake Austin and Commons Ford. It's quieter, greener and generally newer than central 78746, and at $386 per square foot, your budget stretches further. The neighborhoods run from established to estate:

• Senna Hills: $1,345,000 median across 12 sales, about $382 per square foot, with an amenity center
• Barton Creek West: $1,450,000 median across 8 sales (a small sample), lots mostly 0.2 to 0.9 acres, greenbelt and pools
• Cuernavaca: Homes.com shows a median sale of about $1,055,558, using a loose area definition, so treat it as a ballpark
• Seven Oaks: 153 homes on 1- to 6-acre lots, with three sales from $3.765M to $8.25M, too few for a reliable median

Senna Hills, Barton Creek West, Seven Oaks and Cuernavaca are served by Barton Creek Elementary in Eanes ISD. Commons Ford is the one to watch: district lines there aren't uniform, so confirm the district by address. The tradeoff in 78733 is distance and fewer walkable errands. Most daily life happens by car, heading into 78746 or out toward Bee Cave.

Who is 78735 best for?

78735 is best for buyers who want a Southwest Austin location near the Barton Creek greenbelt at a lower entry price, or the Barton Creek resort lifestyle, and who have checked the school district.

At a median of $824,817 and $278 per square foot, 78735 is by far the most accessible of the three. But it's a different market. Much of 78735 is in Austin ISD, not Eanes ISD.

• Barton Creek: the resort and golf community had a $2,999,325 12-month MLS median across 25 sales. Most of Barton Creek is Austin ISD. Only The Terraces section is in Eanes ISD, served by Barton Creek Elementary.
• Travis Country: an established neighborhood off Southwest Parkway and MoPac. Public neighborhood guides list it in Austin ISD, so confirm by address.

The tradeoff: if Eanes ISD is the reason you're shopping "Westlake," 78735 only works for specific streets. If it isn't, 78735 can give you more home, greenbelt access and a solid commute for well under the 78746 median. See my Southwest Austin page for more options nearby.

Which Westlake zip code has Eanes ISD schools?

78746 and 78733 are largely Eanes ISD, while 78735 is largely Austin ISD with some Eanes pockets. The only reliable answer is address by address.

Eanes ISD tells families to check the property's taxing jurisdiction on the Travis Central Appraisal District site, then use the district's SchoolSearch map for the assigned campus. Eanes ISD's current campuses are Barton Creek, Bridge Point, Cedar Creek, Eanes and Forest Trail elementaries, Hill Country and West Ridge middle schools, and Westlake High School. (Confirm assigned campuses for any specific home with Eanes ISD.) My Eanes ISD homes guide maps neighborhoods to schools.

How do commutes compare?

78746 is closest to downtown, 78735 has direct access to MoPac and Southwest Parkway, and 78733 is the farthest out.

From central 78746, downtown and Zilker are a short drive via MoPac or Bee Caves Road, which is a big part of the price premium. 78735 connects to MoPac, Loop 360 and Southwest Parkway. 78733 relies on Bee Cave Road and Loop 360, and both back up at rush hour. If you'll commute daily, drive the route at 8 a.m. before you commit.

Where does my budget go furthest?

At the same budget, 78733 usually buys the most space in Eanes ISD, 78746 buys location, and 78735 buys the most home overall.

Here's a simple way to see it using Redfin's median price per square foot. A $1.5M budget buys roughly 2,670 square feet at 78746's $562, about 3,890 at 78733's $386, and about 5,400 at 78735's $278. Real homes vary a lot by age, lot and condition, so this is a rough illustration, but it explains why so many buyers start in 78746 and end up in 78733. If you're working under $2M, read my guide to Westlake luxury under $2M.

What are the honest downsides of each?

78746 is pricey and older, 78733 is farther and more car-dependent, and 78735 isn't mostly Eanes ISD.

• 78746: Highest price per square foot, many older homes needing updates, septic and strict tree rules in parts of West Lake Hills, and a patchwork of city jurisdictions
• 78733: Longer drives, fewer sales (so pricing is harder to pin down), and district checks needed near Commons Ford
• 78735: Mostly Austin ISD, a wide range of home types, and longer days on market in the latest data

Some of the best homes in all three zips trade privately. If you want first look, here's how Austin's off-market listings work.

Frequently Asked Questions

Is 78733 considered Westlake?

Yes, in everyday use. 78733 is west of Loop 360 along Bee Cave Road and much of it is in Eanes ISD, which is why agents and buyers call it Westlake. It's quieter and farther out than 78746.

Is 78735 in Eanes ISD?

Mostly no. 78735 is largely Austin ISD. The Terraces section of Barton Creek is one of the Eanes ISD exceptions. Always check the address on TCAD and the Eanes ISD SchoolSearch map.

Which is cheaper, 78746 or 78733?

78733. Redfin's latest medians show $1,399,394 in 78733 versus $1,634,293 in 78746, and the price per square foot gap is bigger: $386 versus $562.

What is the median home price in 78746 in 2026?

Redfin shows a $1,634,293 median sale price for the three months ending August 2026, down 11.2% year over year, with 100 homes sold and a median of 59 days on market.

What is the median home price in 78735?

Redfin shows $824,817 for the three months ending July 2026, down 7.8% year over year, with 51 sales, $278 per square foot and a median of 75 days on market.

Why did 78733 prices jump 29.6%?

Small samples swing. With only 31 sales in the period, a few larger homes can move the median a lot. Price per square foot actually fell 14.6%, which tells me the mix of homes changed more than values did.

Is Commons Ford in Eanes ISD?

It depends on the address. District lines in the Commons Ford area aren't uniform, so confirm the district on TCAD and with the district before you buy.

Which Westlake zip is best for acreage?

78733, especially Seven Oaks, where homes sit on 1- to 6-acre lots. In 78746, Rob Roy offers lots of an acre or more, at a higher price point.

Which zip is closest to downtown Austin?

78746. Much of it sits along MoPac, Loop 360 and Bee Caves Road, minutes from downtown and Zilker.

Can you help me compare homes across all three zips?

Yes. I'll pull current MLS comps for your budget in each zip, confirm school districts by address and tour the best options with you in one afternoon.

External Resources

• Redfin: 78746 housing market
• Redfin: 78733 housing market
• Redfin: 78735 housing market
• Eanes ISD: Schools
• Eanes ISD: Boundary map and SchoolSearch
• Travis Central Appraisal District