Westlake Luxury Under $2M: Where It Still Exists in 2026
September 22, 2026
September 22, 2026
Last updated: September 22, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker
The 15-Second Answer
Yes, you can still buy Westlake luxury under $2M in 2026. It's concentrated in Lost Creek, Senna Hills, Barton Creek West, Westlake Highlands and Cuernavaca, plus the lower end of Davenport Ranch and West Lake Hills. 12-month MLS medians: Lost Creek $1,332,500, Senna Hills $1,345,000, Westlake Highlands $1,425,000 and Barton Creek West $1,450,000. The tradeoff is usually age, so budget for updates.
After more than 20 years in Austin real estate, 300+ closings and $250M+ in sales, I hear one line all the time: "We'd love Westlake, but everything is $3 million." It isn't. The headlines are about Lake Austin records and gated estates, but the 78746 zip median is $1,634,293 (Redfin, three months ending August 2026), and 78733's is $1,399,394. That means a big share of Eanes ISD homes trade under $2M.
The catch is that under $2M in Westlake usually means trading something: newer construction, lot size, a shorter drive or a finished kitchen. Here's where the value is, and the honest tradeoffs in each spot.
Start with five neighborhoods whose medians sit well under $2M: Lost Creek, Senna Hills, Westlake Highlands, Barton Creek West and Cuernavaca.
These figures are 12-month MLS medians (Sep 2025–Aug 2026, via public MLS-based reports), except where noted:
Neighborhood | Median | Range | Sales | Elementary |
|---|---|---|---|---|
Lost Creek (78746) | $1,332,500 | $826K–$2.712M | 28 | Forest Trail |
Senna Hills (78733) | $1,345,000 | $838,300–$1,708,000 | 12 | Barton Creek |
Westlake Highlands (78746) | $1,425,000 | $1.0M–$6.5M | 9 | Bridge Point |
Barton Creek West (78733) | $1,450,000 | $935,005–$1.95M | 8 | Barton Creek |
Cuernavaca (78733) | ~$1,055,558* | — | — | Barton Creek |
Davenport Ranch (78746) | $2,125,000 | $885K–$4.45M | 21 | Bridge Point |
*Cuernavaca figure is a Homes.com median sale using a loose area definition, so treat it as a ballpark. Several of these neighborhoods had only a handful of sales, so treat the medians as a rough guide. Eanes ISD campuses listed are the elementaries typically associated with each neighborhood. (Confirm assigned campuses for any specific home with Eanes ISD.)
For many buyers, yes. Lost Creek has the deepest pool of sub-$2M sales in 78746, with 28 sales and a $1,332,500 median.
Lost Creek gives you a 78746 address, Forest Trail Elementary and a location near Loop 360 and the Barton Creek greenbelt. Its range ran from $826K to $2.712M, so there's real choice. At $512 per square foot, it's not a bargain-bin neighborhood. You're paying for location and schools.
Two things to know. Many homes are older, so plan for updates. And Lost Creek left Austin's city limits in 2024: after a May 2024 vote, the City's disannexation took effect Sept. 9, 2024, which means no City of Austin property tax. Services shift accordingly, so ask me how that plays out for a specific street.
Senna Hills and Barton Creek West in 78733 usually give you the most square footage per dollar.
Senna Hills had a $1,345,000 median, a top sale of $1,708,000, and about $382 per square foot. It has a few hundred homes and an amenity center. Barton Creek West had a $1,450,000 median across 8 sales, with lots mostly 0.2 to 0.9 acres (median 0.3), plus greenbelt access and pools. Both feed Barton Creek Elementary.
Here's why price per square foot matters. At a $1.8M budget, Senna Hills' $382 per square foot works out to roughly 4,700 square feet, while Lost Creek's $512 works out to roughly 3,500. That's a rough illustration, since condition and lot size vary, but it's why buyers who want space so often end up looking at 78733. The tradeoff is the drive: 78733 is farther west along Bee Cave Road.
Westlake Highlands, yes, often. Davenport Ranch, sometimes, at the lower end of its range.
Westlake Highlands had a $1,425,000 median across 9 sales, with a range from $1.0M to $6.5M, and $562 per square foot. It's close in and feeds Bridge Point Elementary. The small sample means the median can move a lot with one or two sales.
Davenport Ranch had a $2,125,000 median, but its range started at $885K, and 21 sales gives you some real options below $2M. Lots ran from 0.13 to 3.33 acres, with a median of 0.45. Under $2M here usually means a smaller lot, an older floor plan or a home that needs work. It also feeds Bridge Point Elementary.
It can be, if you want Eanes ISD with a more rural, Hill Country feel and you're flexible on the drive.
Cuernavaca is in 78733 and feeds Barton Creek Elementary, West Ridge Middle School and Westlake High School. Homes.com shows a median sale of about $1,055,558, but its area definition is loose, so I pull exact comps before advising anyone on price. Homes and lots vary widely here, so each property needs its own look.
Yes, at the entry level, but it's usually an older home, and the city median is above $2M.
Redfin shows a $2,210,818 median sale price for West Lake Hills over the three months ending August 2026. Zillow's home value index was $2,101,898 as of June 30, 2026. The two disagree on direction (Redfin shows a sharp year-over-year drop, Zillow a 4.6% gain), which tells you the sample is small and mixed. Under $2M in West Lake Hills usually means a 1960s or 1970s home, like many in Camelot, on a wooded lot.
Go in knowing the rules. West Lake Hills has its own tree ordinance, slope-based impervious cover limits and septic requirements, all of which affect what you can add or rebuild. I cover those in my comparison of West Lake Hills vs. City of Austin rules in 78746. The upside is a city property tax rate of $0.174896 per $100 for FY 2026-27.
Yes, a small number, and they're often the lowest-priced way into Eanes ISD.
Public Westlake condo directories list communities such as The Villas at Treemont, 1821 Westlake Drive, Hidden Park, The Addie and The Walsh townhomes, all with 78746 addresses. Supply is thin and changes month to month, so I don't quote a median. Before you buy, confirm the school district for the specific unit, and read the HOA budget, reserves and rules.
The biggest ones are home age, updating budgets, lot size and distance. The schools and address are the same.
Be ready before the right one lists, and get in front of homes before they hit the portals.
In my experience, well-priced homes under $2M in Eanes ISD get attention quickly. Get pre-approved, know your update budget and decide your non-negotiables ahead of time. I also bring clients Johnny's Off Market Private Luxury Listings: I have three private venues for high-end pocket listings, plus agents across Austin I can call or text. Read how Austin's off-market listings work, or grab my 2026 Austin Buyer's Playbook. If you're comparing zips, see 78746 vs. 78733 vs. 78735.
Yes. The 78746 zip median is $1,634,293 and 78733's is $1,399,394 (Redfin, three months ending August 2026). Lost Creek, Senna Hills, Westlake Highlands and Barton Creek West all had 12-month medians under $1.5M.
It depends on the home, but among the neighborhoods I track, Cuernavaca, Lost Creek and Senna Hills had the lowest medians, and condos and townhomes are often the lowest entry point. Confirm the district for any address.
The 12-month MLS median was $1,332,500 across 28 sales from September 2025 through August 2026, with a range of $826K to $2.712M and about $512 per square foot.
The 12-month MLS median was $1,345,000 across 12 sales, ranging from $838,300 to $1,708,000, at about $382 per square foot.
Yes, at the lower end. Davenport Ranch's 12-month median was $2,125,000, but sales started at $885K. Expect smaller lots, older floor plans or updates at that price.
No. Lost Creek voted to leave Austin in May 2024, and the disannexation took effect Sept. 9, 2024. That removes the City of Austin property tax. Confirm any address on TCAD.
Both are typically associated with Barton Creek Elementary. Lost Creek is typically Forest Trail, and Westlake Highlands and Davenport Ranch are typically Bridge Point. Confirm assigned campuses with Eanes ISD.
It varies too much for a single number. A cosmetic refresh and a full remodel are very different. Get contractor bids during your option period and build them into your offer.
The address and Eanes ISD support demand, but values move. Redfin shows 78746's median down 11.2% year over year while 78733's rose. Buy a home you'd keep for years and price it off specific comps.
Sometimes. Through Johnny's Off Market Private Luxury Listings, I tap three private venues for pocket listings plus a network of agents I can call or text.
Let's find your Westlake home under $2M.
Tell me your budget and must-haves, and I'll pull live comps across Lost Creek, Senna Hills, Barton Creek West and more, including homes that aren't on the portals yet.
Book a 15-minute call with Johnny →
Or text UNDER2 to (512) 797-0965
Johnny Ronca
SERHANT. Luxury Associate Broker · 20+ years · 300+ closings · $250M+ in sales
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