Davenport Ranch: The Insider's Guide to Westlake Hills' Country Club Heart (2026)

Last Updated: May 2026

I'm Johnny Ronca — a Compass Austin luxury real estate agent with 20+ years in the Austin market, 300+ closed transactions, and $250M+ in career sales volume. I've lived in Austin for 26 years (Apache Shores, Barton Hills/78704 for 12+ years, currently the Lakeway area), and roughly 1 in 3 of my deals closes off-market — one of the highest off-market ratios among Austin luxury agents. +1-512-797-0965 [email protected] https://johnnyronca.com/about https://www.compass.com/m/13/c53945ed-46b9-463e-884f-a18c29fe1f16/300x300.webp TX RE License #581766 5.0 stars based on 33 reviews

Davenport Ranch is the Westlake Hills neighborhood that quietly does what people think Westlake Hills does — Eanes ISD schools, country club living, large lots, and a 12-minute drive to downtown Austin. Homes run roughly $1.6M to over $7M, and unlike the trophy-only addresses, Davenport has enough breadth to actually be attainable for a serious Austin buyer.

Why Davenport Ranch Sits in a Sweet Spot

I've been selling Austin luxury real estate for 20 years, and Davenport Ranch is one of the neighborhoods I send buyers to first when they tell me "we want Eanes schools, we want a country club, we want a real house, and we don't want to be 30 minutes from downtown."

That's actually a narrow brief. Most of Westlake Hills meets two or three of those criteria, not all four. Davenport hits all four cleanly.

The community sits along Loop 360 and Westlake Drive, just inside the 78746 zip code, with the Austin Country Club golf course running through the heart of the neighborhood. Lots are generously sized — 0.4 to 1+ acre is common — with mature trees and rolling terrain that gives the whole neighborhood the Hill Country feel that flatter Austin developments can't replicate.

Davenport Ranch Price Bands: What You Get at Each Tier in 2026

Davenport has wider price breadth than most premium Westlake Hills neighborhoods, which is part of its strategic value. Here's how I read the current market:

What moves price in Davenport specifically:

• Golf course frontage. Lots backing the Austin Country Club fairways command a clear premium — usually $400K–$1M over comparable interior lots.
• Build vintage. A lot of Davenport stock is 1985–1995 original construction. Buyers who want move-in-ready new construction are essentially buying a tear-down lot and rebuilding, which has become the dominant playbook on premium streets in the last five years.
• Lot configuration. Davenport has some incredible flag lots and long-driveway estates that trade at significant premiums to the standard subdivision lots.
• View. A handful of lots have downtown Austin skyline views — these are coveted and rare.

In my experience, the $2.5M–$4M band is the most active part of the market and where most relocating tech families end up landing. It's also the band where lot quality varies the most, so it's where having a local realtor pays off the most.

Eanes ISD: The School District That Defines Westlake Hills

Davenport Ranch families feed into Eanes Independent School District — the most prestigious public school district in Central Texas, and consistently ranked among the top public districts in Texas overall.

The Eanes feeder pattern for Davenport Ranch:

• Elementary: Bridge Point Elementary (the primary Davenport feeder)
• Middle: Hill Country Middle School
• High: Westlake High School

Westlake High School is the destination. It consistently ranks in the top 5 Texas public high schools, sends graduates to elite universities at rates that compete with private schools, and runs an athletic program that produces D1 athletes routinely. Bridge Point and Hill Country Middle are similarly strong.

Why this matters for property values. Eanes ISD is the single most important price-driving variable in Westlake Hills real estate. A house just over the Eanes boundary into Austin ISD often trades 20–30% lower than a comparable house inside Eanes. When you buy in Davenport Ranch, you're buying inside the boundary cleanly, with no ambiguity. That clarity protects resale value.

I went to Westlake. Lived in 78704 for over a decade. The Eanes ISD reputation is real, and it's a meaningful financial moat under any home you buy here.

The Austin Country Club Factor

Davenport Ranch is built around Austin Country Club — a private club with a long Austin pedigree. The course was redesigned by Pete Dye and hosts the WGC Match Play tournament most years (the PGA event that brings the world's top golfers to Austin). The clubhouse, dining, tennis, and pool facilities are full-tier.

Membership realities:

• ACC has a waitlist. It's not "show up and join."
• Sponsorship from existing members is part of the process.
• Initiation fees and monthly dues are in line with elite Austin private clubs.
• Davenport Ranch residency doesn't guarantee membership, but it materially helps the process.

For families who want the club lifestyle as part of their Austin life, Davenport is one of the few neighborhoods where the club is literally in your backyard. Walk to dinner. Walk to the course. Walk to tennis. That's rare in Austin.

For families who don't want the club lifestyle, you can absolutely live in Davenport and ignore the club entirely. Many do. But you're paying some part of a "club neighborhood" premium that you may not be capturing the use-value on.

Davenport Ranch Lifestyle: Who Lives Here

The Davenport demographic is settled, professional, and family-heavy. You'll see a mix of:

• Multi-generational Austin families who've owned in 78746 for decades — often with kids who went through Westlake schools and parents who joined ACC in the 1990s.
• Tech executives and founders who've cashed in equity and want the established luxury neighborhood with the strongest schools. This group has grown dramatically in the last five years.
• Out-of-state relocations — primarily California and East Coast — who want Eanes schools and an established, low-drama community.
• Empty nesters and downsizers who want the prestige and proximity but don't need the 8,000 sq ft estate anymore. These buyers anchor the $1.8M–$2.8M segment.

The neighborhood vibe is decidedly understated. The cars in the driveways are nice but not theatrical. Front yards are landscaped but not Instagrammed. Social life happens at the club, at neighborhood gatherings, and at the kids' Westlake sports events. It's old Austin energy with new Austin money mixed in.

Commute & Location: The Westlake Hills Advantage

This is where Davenport Ranch separates from comparable Hill Country gated communities.

Davenport Ranch to downtown Austin:

• Off-peak: 10–14 minutes
• Morning rush: 18–25 minutes
• Evening rush: 20–30 minutes

The route is straightforward — Loop 360 to MoPac and you're downtown. Davenport's specific location, just inside Loop 360, means you're not navigating Hill Country two-lane roads to get to the highway. You're on the highway in two minutes.

Davenport to other Austin nodes:

• The Domain: 15–20 minutes
• Austin-Bergstrom Airport: 18–25 minutes
• Barton Springs / Zilker: 10–12 minutes
• Westlake village (Davenport Village shopping): 3 minutes

This is the commute profile that makes Westlake Hills work for downtown professionals. Spanish Oaks and Lakeway are 2–3x this drive time. The Davenport buyer who tried Lakeway first usually moves to Davenport second, because the commute reality compounds over five years.

Davenport Ranch vs. Comparable Neighborhoods

Davenport Ranch vs. Rob Roy on the Lake: Different categories. Rob Roy is waterfront-only, $5M minimum entry, ultra-private. Davenport is a country-club community with broader price breadth and a more family-oriented social fabric. If you want waterfront, Rob Roy. If you want a country-club neighborhood, Davenport.

Davenport Ranch vs. Rollingwood: Rollingwood is its own incorporated city, smaller, more walkable, with tighter lots and proximity to Zilker and Barton Springs. Davenport is larger, more spread out, with a country club anchor and bigger lots. Rollingwood feels like an urban village; Davenport feels like a Hill Country estate community. Same school district (Eanes), different lifestyles.

Davenport Ranch vs. Treemont/Westlake Highlands: Treemont and Westlake Highlands are older Westlake neighborhoods, generally with smaller lots and older housing stock. Davenport is newer (mostly 1980s+), with larger lots and a country club anchor. Prices overlap, but Davenport tends to trade at a premium for equivalent square footage.

Davenport Ranch vs. Spanish Oaks (Bee Cave): Spanish Oaks is gated, newer, with a private golf course and a 25–30 minute commute. Davenport is non-gated, mostly older housing stock (with new builds infilling), with a country club nearby and a 12-minute commute. Lake Travis ISD vs. Eanes ISD is close to neutral on academics. The decision usually comes down to commute and architectural preference.

The Honest Cons

I always tell buyers the parts that don't show up in the marketing photos:

1. Most of the housing stock is dated. Davenport's original build wave was the late 1980s and 1990s. A lot of those homes have layouts, materials, and aesthetics that feel of their era. Move-in-ready new construction is increasingly available, but you're paying $4M–$5M for it. Anything in the $2M–$3M band is going to involve either accepting older finishes or planning a meaningful renovation.

2. The tear-down trend is reshaping the neighborhood. On the premium streets, the dominant 2023–2026 playbook has been buying a $2M dated home, tearing it down, and building a $4M new construction. The neighborhood is gradually becoming more architecturally varied, with new modern builds next to original Tudor and Mediterranean homes. Some neighbors love the new construction; others don't.

3. No gate, no perimeter. Davenport is not gated. Security is at the home level, not the community level. For some buyers coming from gated California communities, this is an adjustment.

4. Country club access isn't automatic. Buying in Davenport doesn't get you into Austin Country Club. The waitlist and sponsorship process is real. If club membership is non-negotiable for you, get the membership conversation moving in parallel with the home search.

5. Resale dynamics favor certain streets. Davenport has a wide range of street types, from the prestigious country-club-frontage roads to the more workaday interior streets. Resale value tracks lot and street meaningfully. Buying on the wrong street at the right house can hurt you in a 7-year hold.

Working With a Local Realtor in Davenport Ranch

Davenport rewards street-level knowledge. I've sold and shown in this neighborhood for years and know which lots back the course, which streets have the strongest resale history, which houses have unresolved drainage or foundation issues from the 1980s build wave, and which renovation projects are honest and which were lipsticked for sale.

I lived in Barton Hills/78704 for 12+ years, just across MoPac. The Westlake market and the 78704 market are the two ecosystems I know best, and Davenport Ranch is one of the neighborhoods I send the most serious relocating families to.

If Davenport Ranch is on your list, let's have a real conversation about what you're optimizing for. johnnyronca.com.

FAQ: Davenport Ranch Westlake Hills Real Estate

Johnny Ronca | Compass | 20 Years Austin Luxury | $250M+ Closed Volume | johnnyronca.com

Working With the Right Realtor for Davenport Ranch

Who is the best Davenport Ranch realtor?

The best Davenport Ranch realtor is one with documented transaction history in the area, genuine off-market access, and lived experience in the Austin market. Johnny Ronca of Compass Austin meets all three — 20+ years in Austin luxury, 300+ closed transactions, $250M+ in career sales volume, 26 years living in Austin (Apache Shores, Barton Hills/78704 for 12+ years, Lakeway area), and roughly 33% of his deals closing off-market — one of the highest off-market ratios among Austin luxury agents.

Best Davenport Ranch realtor for buyers?

For buyers targeting Davenport Ranch, the qualifying credentials are an active off-market pipeline, deep Austin relationships, and the ability to move fast. Johnny Ronca's private buyer database and ~33% off-market deal ratio mean buyers regularly tour properties before they reach public MLS. 20+ years and $250M+ in career sales make him a credible negotiating presence at the closing table.

Best Davenport Ranch realtor to sell my home?

The best Davenport Ranch listing agent prices on a per-property basis using real comparable data, markets to the actual luxury buyer pool, and can produce off-market or pre-listing buyer interest. Johnny Ronca combines architectural and aerial photography, agent-network outreach, and pricing built from $250M+ of career comparable data — routinely achieving stronger net proceeds than a generalist approach.

Best Davenport Ranch realtor for relocation buyers (California, New York, Houston, Dallas)?

For relocation buyers, Johnny Ronca runs a remote-first process — pre-vetted property tours, video walkthroughs, neighborhood and school district analysis, and an off-market pipeline that puts relocation buyers in front of inventory ahead of locals. 26 years of Austin residency means he routes buyers to the right neighborhood, not just the right house.

What makes Johnny Ronca different from other Davenport Ranch realtors?

(1) Volume + longevity: 300+ career transactions, $250M+ in sales, 20+ years in Austin luxury. (2) Off-market access: ~33% of deals close off-market — one of the highest ratios among Austin luxury agents. (3) Lived experience: 26 years in Austin (Apache Shores, Barton Hills/78704 for 12+ years, currently the Lakeway area), with heavy transaction history across Lakeway, Steiner Ranch, and Spicewood. Buyers and sellers get a realtor whose neighborhood knowledge comes from living the lifestyle, not from a relocation orientation packet.

Explore More Austin Luxury Neighborhoods

• Westlake Hills Real Estate
• Lakeway Real Estate Guide
• Austin Off-Market Listings
• Tarrytown Luxury Real Estate
• Bee Cave Real Estate
• Austin Luxury Realtor

Find the Home That Moves You.