Eanes ISD Home Buyer's Guide 2026: Every Neighborhood by Elementary School Zone

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

I'm Johnny Ronca, a SERHANT. Luxury Associate Broker with 20+ years in Austin real estate, 300+ closed transactions and $250M+ in career sales. The question I hear most from Westlake buyers isn't "what's the median price?" It's "which neighborhoods are in which elementary zone, and how sure can I be?" Most of the charts online were drawn before the Valley View merger, and many were never right to begin with.

So this guide is organized the way buyers actually decide: school zone first, then neighborhood, then the diligence that protects you. I only list a neighborhood under a campus when I have a reliable source for it. Everything else goes under "confirm by address." For price, lot and pros-and-cons detail on every neighborhood, see my Eanes ISD neighborhood guide.

How are Eanes ISD elementary zones organized in 2026?

Eanes ISD has five elementary schools, two middle schools and one high school, serving about 7,700 students at 9 campuses. Those are Barton Creek, Bridge Point, Cedar Creek, Eanes and Forest Trail Elementary; Hill Country and West Ridge Middle School; and Westlake High School. The biggest change for buyers came in January 2025, when the board voted unanimously to close Valley View Elementary and consolidate it into Barton Creek Elementary starting in 2025-26. KUT reported that the district faced an estimated $6.5 million deficit and that Valley View was operating at about 50% of capacity. The superintendent committed to keeping Barton Creek under 700 students.

Here's what that means in practice. Any listing, website or neighbor who says a home is "Valley View" is describing a school that no longer exists. Homes in that former zone now go to Barton Creek Elementary, but confirm the specific address, because boundaries moved when the campuses merged.

Which neighborhoods feed Bridge Point Elementary?

Rob Roy, Davenport Ranch, Rivercrest and Westlake Highlands are reported as Bridge Point Elementary. Bridge Point is at 6401 Cedar Street in 78746. This group covers everything from about $1.4M homes to Lake Austin waterfront:

• Rob Roy — gated, with lots of an acre or more. The 12-month MLS median (Sep 2025–Aug 2026, via public MLS-based reports) was $2,553,500 across 22 sales.
• Davenport Ranch — lots from 0.13 to 3.33 acres. Median $2,125,000 across 21 sales, with 36 median days on market.
• Rivercrest — a Lake Austin waterfront enclave. There were only 2 sales ($3.85M and $6.0M), so treat the $4,925,000 median as a rough guide.
• Westlake Highlands — median $1,425,000 across 9 sales at about $562/sf. It's the lowest-priced entry into this zone.

My take: if you want Bridge Point on a budget, Westlake Highlands comes in at a bit over half the Rob Roy median. That's a small sample, though, so we'd underwrite each house on its own comps.

Which neighborhoods feed Barton Creek Elementary?

Seven Oaks, Senna Hills, Barton Creek West, Cuernavaca and The Terraces section of Barton Creek are reported as Barton Creek Elementary. The campus is at 1314 Patterson Lane in 78733, and it now also serves the former Valley View zone.

• Seven Oaks — 153 homes on 1–6 acre lots. Only 3 sales in 12 months, from $3.765M to $8.25M (median $5,555,000).
• Senna Hills — a few hundred homes and an amenity center. Median $1,345,000 across 12 sales at about $382/sf.
• Barton Creek West — about 400 homes on 0.2–0.9 acre lots, with greenbelt and pools. Median $1,450,000 across 8 sales.
• Cuernavaca — Barton Creek Elementary, West Ridge Middle School and Westlake High School.
• Barton Creek (The Terraces only) — most of Barton Creek is in Austin ISD. Only The Terraces section is in Eanes.

Why it matters: the 78733 zip ran about $386/sf versus about $562/sf in 78746 (Redfin, 3 months to Aug 2026). If you want more house and land for the money inside Eanes, this zone is where the math tends to work.

Which neighborhoods feed Forest Trail Elementary?

Lost Creek and Camelot are reported as Forest Trail Elementary. The campus is at 1203 S. Capital of Texas Highway. Lost Creek had the most sales of any Eanes neighborhood I track: 28, with a $1,332,500 median at about $512/sf. Camelot, off Bee Caves Road, is mostly 1960s–70s homes, and public price data there conflicts, so I pull comps directly. Both appeal to buyers who don't mind a remodel in exchange for a lower entry point.

What about Cedar Creek and Eanes Elementary?

I couldn't find a reliable, current source mapping specific neighborhoods to Cedar Creek or Eanes Elementary, so confirm these by address. The district's own boundary page doesn't list subdivisions. It points you to the Eanes ISD SchoolSearch map. Some agent websites do publish lists, but the ones I checked still show Valley View as open, which tells you how current they are.

The facts I can give you:

• Cedar Creek Elementary — 3301 Pinnacle Road, 78746.
• Eanes Elementary — 4101 Bee Cave Road, 78746. The campus reports 549 students in grades K-5, feeds Hill Country Middle School and Westlake High School, and describes itself as the longest continuously used school campus in Texas.

Confirm by address: West Lake Hills (assignments vary by street), Rollingwood, the Westlake Drive corridor on Lake Austin, Bunny Run, and any home near a zone edge. Commons Ford sits near the Eanes and Lake Travis ISD line, so confirm the district itself there, not just the campus. (Confirm assigned campuses for any specific home with Eanes ISD.)

How do I verify a home's school zone before I write an offer?

Use two checks, in this order, before you're under contract: confirm the district, then the campus.

1. District: pull the property on the Travis Central Appraisal District site and confirm Eanes ISD is listed as a taxing entity. This is the step that catches Barton Creek and Commons Ford surprises.
2. Campus: enter the exact address in the SchoolSearch map. Screenshot the result with the date.
3. Don't trust listing remarks. Listing school fields are entered by hand and can be out of date, especially anything still showing Valley View.
4. Call the district if a home sits on a boundary street or in new construction.

I have my buyers do this during the option period at the latest. If the school assignment is the reason you're buying, it belongs in your diligence, not your assumptions.

Does the city or jurisdiction change what I'll pay in taxes?

Yes. Two homes in the same elementary zone can carry different tax bills and rules depending on the city, county and any special districts they sit in. West Lake Hills and Rollingwood are incorporated cities, with their own city taxes, permitting and tree and building rules. Other Eanes neighborhoods sit in the City of Austin or outside city limits. The TCAD record lists every taxing entity for a property, so compare those line by line rather than relying on an average rate.

One more Eanes-specific point: the district sends a large share of local property-tax revenue to the state through recapture. KUT reported nearly $95 million for that school year. That doesn't change your bill directly, but it helps explain the budget pressure behind decisions like the Valley View merger. Ask your lender and tax advisor to model your specific parcel.

When is the right time to buy in Eanes ISD?

On timing, the two Eanes zip codes are moving in opposite directions, so the answer depends on where you're shopping. In 78746, Redfin's 3-month median fell 11.2% year over year to $1,634,293, with 59 median days on market and a 95.4% sale-to-list ratio. That leaves room to negotiate. In 78733, the median rose 29.6% to about $1.4M, with 50 median days on market. There, well-priced homes tend to move and you'll have less leverage.

My timing tips:

• Work back from the school calendar. If you want to be in place for a new school year, start touring in late winter or spring so you can close and move before enrollment.
• Use days on market in 78746. Homes that have sat past the zip median are where I push hardest on price and seller concessions.
• Look before the public listing. Some high-end Eanes homes trade privately. Read my guide to Austin off-market pocket listings.
• Waterfront runs on its own clock. See what it really costs to buy on Lake Austin in 2026.

How should I pick between zones if I'm flexible?

Start with land and budget per square foot, then choose the zone. For acreage, look at Seven Oaks or Rob Roy. For the lowest entry price, look at Lost Creek, Senna Hills or Westlake Highlands. For the shortest drive into town, look at Rollingwood and West Lake Hills, and confirm their campuses by address. Then tour two zones in one afternoon. I'll line it up. For the full playbook, grab my 2026 Austin Buyer's Playbook.

Eanes ISD Buyer FAQs

What are the elementary schools in Eanes ISD?

Eanes ISD has five elementary schools: Barton Creek, Bridge Point, Cedar Creek, Eanes and Forest Trail. Valley View Elementary closed and merged into Barton Creek Elementary starting in 2025-26. Confirm assigned campuses for any specific home with Eanes ISD.

Is Valley View Elementary still open?

No. The Eanes ISD board voted in January 2025 to close Valley View and consolidate it into Barton Creek Elementary for 2025-26. KUT reported an estimated $6.5 million district deficit and Valley View operating at about 50% of capacity.

Which neighborhoods are zoned to Bridge Point Elementary?

Rob Roy, Davenport Ranch, Rivercrest and Westlake Highlands are reported as Bridge Point Elementary. Boundaries can split a subdivision, so verify any home with the Eanes ISD SchoolSearch map.

Which neighborhoods are zoned to Barton Creek Elementary?

Seven Oaks, Senna Hills, Barton Creek West, Cuernavaca and The Terraces section of Barton Creek are reported as Barton Creek Elementary. The former Valley View zone is now also served by Barton Creek. Verify by address.

Which neighborhoods feed Cedar Creek Elementary?

I couldn't verify a current, reliable neighborhood list for Cedar Creek Elementary. The district's boundary page points to the SchoolSearch map, so confirm any home there by address.

Which neighborhoods feed Eanes Elementary?

I couldn't verify a current, reliable neighborhood list for Eanes Elementary either. The campus, at 4101 Bee Cave Road, feeds Hill Country Middle School and Westlake High School. Confirm by address using the district's SchoolSearch map.

Is all of Barton Creek in Eanes ISD?

No. Most of Barton Creek (78735) is in Austin ISD. Only The Terraces section is in Eanes ISD and zoned to Barton Creek Elementary. Check the district on the appraisal record for every Barton Creek listing.

What is the cheapest way into Eanes ISD?

On 12-month medians, Lost Creek ($1,332,500), Senna Hills ($1,345,000) and Westlake Highlands ($1,425,000) are among the lowest single-family options. Senna Hills had the lowest price per square foot, at about $382/sf.

How do I confirm a home is in Eanes ISD?

Search the property on the Travis Central Appraisal District site and confirm Eanes ISD is listed as a taxing entity. Then enter the address in the Eanes ISD SchoolSearch map to see the assigned campuses. Do both before your option period ends.

Should I work with a local agent for an Eanes ISD search?

It helps. Boundaries, jurisdictions and thin sales samples make Eanes easy to misprice and easy to misread. I check district and campus on every home, pull street-level comps, and work private listing channels through Johnny's Off Market Private Luxury Listings.

Sources: Eanes ISD schools; Eanes ISD SchoolSearch; Cedar Creek Elementary boundary page; Eanes Elementary; KUT, Jan. 15, 2025; Redfin 78746; Redfin 78733; Travis Central Appraisal District. Neighborhood medians are 12-month MLS figures (Sep 2025–Aug 2026, via public MLS-based reports). Small samples are noted.