Austin Lake Estates
Austin Lake Estates is the lowest realistic entry into Eanes ISD — a $720,000 median over the last two years in 78733, minutes from Lake Austin. Small houses on real land, in the metro's top-rated school district.
Austin Lake Estates is the lowest realistic entry into Eanes ISD — a $720,000 median over the last two years in 78733, minutes from Lake Austin. Small houses on real land, in the metro's top-rated school district.
Key Takeaways
This is the pocket where I get the most calls from buyers who want Eanes ISD on a realistic budget, and from builders looking for lots. Both of those buyer types move quickly and quietly. Through Johnny's Off Market Private Luxury Listings I can reach owners and agents out here before anything is advertised. If you want first look, let's talk.
Johnny Ronca · (512) 797-0965 · [email protected]
Pocket Listings — Not on Zillow
The best Austin Lake Estates homes often trade before they ever hit Zillow, Realtor.com or the public MLS.
Lots and teardowns in Eanes ISD almost never need a listing. When an owner here decides to sell, there is usually already a builder or a buyer waiting. Call me before you search anywhere else — the good ones move fast and will not wait for an open house.
Source: Unlock MLS (ACTRIS) closed sales, pulled September 22, 2026. Note the unusual combination: the lowest median price in the Eanes area, but a higher price per square foot than several neighborhoods that cost twice as much. That is what happens when buyers are paying for the lot and the district rather than the house.
I've been selling Austin luxury real estate for 20 years, and Austin Lake Estates is one of those addresses where, when someone tells me they live there, I immediately know three things about them: they cared about the school district more than about square footage, they were willing to be west of 360, and they bought land in a place where land is the whole story.
The neighborhood sits in 78733 off the Cuernavaca corridor, in the band between Bee Caves Road and Lake Austin. Housing stock is genuinely mixed: original small homes from earlier decades, thoughtful remodels, and newer builds that replaced cottages on the same lots. Streets are narrow and hilly, and the lots are wooded.
Because the median home here is 1,656 square feet, the pricing behaves differently from the rest of Eanes ISD. Buyers are not comparing finish levels across 4,000-square-foot houses. They are deciding what a lot in this district is worth and what they will eventually build or add on it.
Bands are my read of how closings group, not official categories.
Austin Lake Estates is inside the Eanes ISD attendance area. The district holds an A rating (94 out of 100) from the Texas Education Agency for 2025-26, and its middle and high schools — Hill Country Middle (10 on GreatSchools), West Ridge Middle (10) and Westlake High (9) — are among the strongest in the metro. Elementary assignment in this part of 78733 depends on the exact address. (Confirm assigned campuses for any specific home.)
The district-first buyer — Has a budget well under the Westlake median, is not willing to compromise on schools, and accepts a smaller house to get there.
The builder or long-term owner — Buys the lot, lives in or rents the existing house, and builds when the timing is right.
The lake-adjacent buyer — Wants to be minutes from Lake Austin without paying waterfront pricing, which in this corridor means a $5,050,000 median and $1,194 per square foot.
This is a quiet, wooded, car-dependent corner of the Westlake area. Day-to-day shopping happens on Bee Caves Road or at the Galleria; weekends often happen on the water or the greenbelt.
The honest pitch is simple. You are trading house size and walkability for the best-rated school district in the metro, real trees, and a location minutes from Lake Austin — at a price that does not exist anywhere else in Eanes ISD.
My honest read: if you are buying a house, look at Austin Lake Hills and Senna Hills first. If you are buying land in Eanes ISD, Austin Lake Estates is where the math works. I'm happy to tour all three with you in one afternoon.
Because this is where the Eanes ISD door is still open. Most of my conversations about this district start with a number that does not fit. Out here, a buyer with $700,000 or $800,000 is a real buyer, and I get to show them how to get in and grow into it rather than telling them no.
A neighborhood in ZIP 78733 west of Loop 360 in the Cuernavaca corridor near Lake Austin, inside the Eanes ISD attendance area. Homes are a mix of original small houses, remodels and newer builds on wooded, hilly lots.
On closed sales over the 24 months ending September 22, 2026, Austin Lake Estates at a $720,000 median. Austin Lake Hills is next at $1,027,500, then Westridge Estates at $741,250 on a smaller sample.
Thirty-one homes closed over the last 24 months at a $720,000 median and about $435 per square foot, on a 1,656-square-foot median home, per Unlock MLS data. The average closed price was $787,427.
Because buyers are paying for the lot and the school district, not the house. At $435 per square foot on 1,656-square-foot homes, the market is valuing land and location — which is also why teardowns and rebuilds are common here.
Yes, it sits inside the Eanes ISD attendance area in 78733. Elementary assignment in this part of the district varies by address, so confirm the assigned campuses for any specific home with the district before you rely on it.
You are minutes from the lake by car, but access is a specific question you must verify for any property. Public access, community access and private waterfront are three very different things in this corridor. Ask me and I will check the specific property.
Usually 20 to 30 minutes via Bee Caves Road or RM 2244, depending on the hour. Loop 360 is a few minutes east and is how most of this area connects to the rest of the city.
I don't predict returns. What the data supports: it is the lowest-priced way into the metro's top-rated school district, in a corridor where waterfront a few minutes away trades at a $5,050,000 median, and it has enough sales volume to value and exit accurately.
Small houses, narrow and hilly streets, no walkability, and a housing stock that varies enormously from one property to the next. Some homes will need everything. Financing a true teardown also works differently than financing a normal purchase.
Inventory turns over at roughly 15 homes a year. Text me and I will send what is active, what is pending and what is quietly available before it lists.
Cuernavaca Real Estate · Senna Hills Real Estate · Barton Creek West Real Estate · Seven Oaks Real Estate · West Lake Hills Real Estate · Eanes ISD Real Estate
If Eanes ISD is the goal and your budget is under a million, this is the conversation to have — and I will be straight with you about which of these homes are worth buying and which are lots with a house on them. Johnny Ronca · (512) 797-0965 · [email protected] — or book a quick call: calendar.app.google/Mmtr3L3D16VRD7fQ9
Johnny Ronca
SERHANT. Luxury Associate Broker · 20+ Years · 300+ Transactions · $250M+ Sales
📞 (512) 797-0965 | ✉️ [email protected] | 📅 Book a call
Your insider guide to buying smart in Austin's market. 11 chapters covering undervalued neighborhoods, 2/1 buydown strategies, off-market deals, school rankings, and expert tactics from a Top 1% agent with 270+ closed transactions.
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