📍 Davenport Ranch Location Map
Key Takeaways
- Davenport Ranch is Westlake Hills' country club neighborhood — built around the Austin Country Club, 12 min to downtown, Eanes ISD
- Prices range $1.6M–$7M+; golf-course-frontage lots and downtown view positions command serious premiums
- Bridge Point Elementary → Hill Country Middle → Westlake High School feeder — consistently top-tier in Texas
- Austin Country Club membership is separate from home purchase — waitlist is real; start the process early
I'm Johnny Ronca — a Compass Austin luxury agent with 20+ years, 300+ transactions, and $250M+ in career sales. I've lived in Austin for 26 years, including 12+ years in Barton Hills/78704, right across MoPac from Westlake. When buyers tell me they want Eanes schools, a country club nearby, a real house, and not a 30-minute commute to downtown, there's one neighborhood that hits all four: Davenport Ranch.
🎯 Davenport Ranch Off-Market Snapshot (Updated May 2026)
Pocket Listings — Not on Zillow
I currently have 5 pocket listings in Davenport Ranch that aren't on Zillow, Realtor.com, or the public MLS.
That includes wooded-lot estates, ACC-proximate homes, and one teardown-opportunity property. Price range: $1.3M–$3M. Call me before you search anywhere else — these move fast and won't wait for an open house.
Sample Off-Market Inventory (Anonymized)
- ⛳ Golf course-frontage estate, 4BR/5BA, 5,800 sqft new construction — $5.4M
- 🌳 1990s build on premium 0.85-acre lot, teardown candidate, excellent street — $2.2M
- 🏡 Fully remodeled 5BR/4.5BA, Hill Country views, pool — $3.6M
- 🏗️ New custom build, modern transitional, 6,500 sqft, backing fairway — $6.1M
- 🔑 Downsizer-friendly updated 3BR/3BA, 3,200 sqft, interior lot — $1.9M
2026 Market in Real Numbers
| Metric | Davenport Ranch |
|---|---|
| Median price | ~$3.2M |
| Price/sqft | $400–$750 (varies by build year/condition) |
| Entry price | ~$1.6M (original 1980s builds, interior lots) |
| Premium ceiling | $7M–$10M+ (golf frontage, custom builds) |
| Days on market | 15–45 (well-priced); longer on overpriced stock |
| School district | Eanes ISD |
| Zip | 78746 |
| Lot sizes | 0.4–1.5+ acres typical |
Why Davenport Ranch Sits in a Sweet Spot
Most of Westlake Hills meets two or three of the criteria serious luxury buyers ask for. Davenport hits all four:
1. Eanes ISD. The school district premium that drives 78746 values — Bridge Point Elementary, Hill Country Middle, Westlake High School. Non-negotiable for most families shopping this market. Buying in Davenport means you're inside the boundary cleanly, with no ambiguity.
2. Austin Country Club adjacency. The golf course runs through the heart of the neighborhood. ACC is one of Austin's most prestigious private clubs — Pete Dye-redesigned course, WGC Match Play tournament, full clubhouse/dining/tennis/pool. For families who want the club lifestyle, Davenport is the neighborhood where the club is literally in the backyard.
3. Serious lots. Lots of 0.4 to 1+ acres with mature trees and rolling terrain. The Hill Country feel that flatter Austin developments cannot replicate. Davenport feels like an estate community, not a subdivision.
4. 12 minutes to downtown. Loop 360 to MoPac and you're there. Compare this to Spanish Oaks (25–30 min) or Lakeway (35+ min). The compound effect of a shorter commute over 5–7 years is one of the most undervalued factors in luxury Austin real estate.
Davenport Ranch Price Bands in 2026
| Price Band | What You Get |
|---|---|
| $1.6M – $2.2M | Original 1980s–1990s builds, 3,500–5,000 sqft, interior lots, often deferred maintenance |
| $2.2M – $3M | Updated original or smaller renovated homes; decent lot positions |
| $3M – $4.5M | Substantially remodeled or newer builds, 5,000–7,500 sqft, good lot position |
| $4.5M – $7M | Teardown/new-construction custom, 7,000+ sqft, course or premium frontage |
| $7M+ | Trophy custom builds, country club frontage, exceptional lots |
What moves price in Davenport specifically:
- Golf course frontage — Lots backing the ACC fairways command $400K–$1M over comparable interior lots. The difference is real.
- Build vintage — The dominant 2023–2026 playbook on premium streets: buy a $2M dated home, tear it down, build a $4M custom. The neighborhood is gradually evolving architecturally.
- Lot configuration — Flag lots and long-driveway estates trade at significant premiums to standard subdivision positions.
- Downtown views — A small number of Davenport lots have Austin skyline views. These are coveted and rarely available publicly.
The $2.5M–$4M band is the most active and where most relocating tech families land. It's also where lot quality varies most — so it's where having a local realtor who knows every street matters most.
Schools: Eanes ISD — The Foundation of Westlake Values
| School | Level | Notes |
|---|---|---|
| Bridge Point Elementary | K-5 | Primary Davenport feeder; strong parental involvement |
| Hill Country Middle School | 6-8 | Gifted programs, excellent academic culture |
| Westlake High School | 9-12 | Top 5 Texas public; D1 athletes, elite university placement |
Why this matters for property values: A house just over the Eanes boundary into Austin ISD can trade 20–30% lower than a comparable house inside Eanes. When you buy Davenport Ranch, you're buying inside the boundary without ambiguity. That clarity protects resale value in every market cycle.
I went to Westlake. Lived in 78704 for over a decade. The Eanes ISD reputation is real, and it's a meaningful financial moat underneath any home you buy here.
The Austin Country Club Factor
Davenport Ranch is built around Austin Country Club — Pete Dye redesign, WGC Match Play host venue, full-tier clubhouse, dining, tennis, and pool. For Austin's golf and club community, ACC is the destination.
Membership realities buyers need to understand:
- ACC has a waitlist. You cannot simply move in and join.
- Sponsorship from existing members is required as 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.
- If club membership is non-negotiable for your lifestyle, start the process simultaneously with your home search — not after closing.
For families who want the club lifestyle as part of Austin life, Davenport is the only neighborhood in Austin where the club is literally in the backyard. Walk to dinner. Walk to the course. Walk to tennis. That's rare in any market.
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 a partial "club neighborhood" premium — be honest with yourself about whether you'll capture that value.
Lifestyle: Who Lives in Davenport Ranch
The neighborhood vibe is understated and professional. You'll see:
- Multi-generational Austin families who've owned in 78746 for decades, with kids through Westlake schools and parents who joined ACC in the 1990s
- Tech executives and founders who've cashed out equity and want the established luxury neighborhood with the strongest schools — this group has grown dramatically in the last five years
- California and East Coast relocations who want Eanes schools and a low-drama community
- Empty nesters and downsizers who want the prestige and proximity without the 8,000 sqft estate anymore — they anchor the $1.8M–$2.8M segment
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 Westlake sports events. It's old Austin energy with new Austin money mixed in.
Commute & Location: The Real Numbers
| Destination | Off-Peak | Rush Hour |
|---|---|---|
| Downtown Austin (via Loop 360 → MoPac) | 10–14 min | 18–30 min |
| The Domain | 15–20 min | 20–28 min |
| Austin-Bergstrom Airport | 18–25 min | 22–32 min |
| Barton Springs / Zilker | 10–12 min | 14–18 min |
| Westlake Village (Davenport Village) | 3 min | 5 min |
Davenport's specific location — just inside Loop 360 — means you're on the highway in 2 minutes. You're not navigating Hill Country two-lane roads to get to civilization. The buyer who tried Lakeway first usually moves to Davenport second, because the commute reality compounds over five years.
Davenport Ranch vs. Rollingwood vs. Lost Creek: Which Is Right for You?
| Factor | Davenport Ranch | Rollingwood | Lost Creek |
|---|---|---|---|
| School district | Eanes ISD ✅ | Eanes ISD ✅ | Eanes ISD ✅ |
| Country club | Austin Country Club adjacent | None | None |
| Lot sizes | 0.4–1.5+ acres | 0.15–0.5 acres | 0.3–1+ acres |
| Character | Estate/country club | Urban village | Wooded, suburban |
| Walkability | Low — car required | High — Zilker walkable | Low |
| Downtown proximity | 10–14 min | 5–10 min | 12–18 min |
| Price entry | ~$1.6M | ~$1.5M | ~$1.4M |
| Vibe | Established, club-oriented | Walkable, urban | Quiet, wooded |
My honest take: Davenport is for the buyer who wants the country club lifestyle, generous lots, and the prestige of the Westlake estate community. Rollingwood is for the buyer who wants Eanes ISD AND wants to walk to Barton Springs. Lost Creek is for the buyer who wants wooded quiet in Eanes ISD at the lowest entry point. Same school district, three different lifestyles.
Why I Love Selling Davenport Ranch
Davenport Ranch is one of the neighborhoods I send serious luxury buyers to first — not because it's the flashiest address in Austin (it's not, and it doesn't try to be) — but because it's reliable in a way that matters over a 7–10 year hold.
The combination of Eanes ISD, ACC adjacency, large lots, and 12-minute downtown access is genuinely rare. Most luxury markets force you to trade one of those for another. Spanish Oaks is gorgeous but you're 30 minutes from downtown. Rollingwood is walkable but the lots are smaller. Rob Roy is waterfront but at a price that removes most buyers from the conversation.
Davenport hits that middle band perfectly: serious enough to be aspirational, practical enough to be livable, and with enough demand drivers to hold value when the broader Austin market wobbles.
The neighborhood is also in a fascinating transitional moment — the 1985–1995 original housing stock is getting rebuilt street by street, and buyers who pick the right lot today are positioned for significant appreciation as the surrounding teardown-and-rebuild trend continues. Finding those lots before they surface publicly is exactly where my off-market network pays dividends.
I'll also be honest about the limits: most of the housing stock is dated, the ACC membership isn't automatic, and resale dynamics favor specific streets over others. If you're going to pay Davenport prices, you need someone who knows which streets those are.
Frequently Asked Questions
What is Davenport Ranch?
A luxury residential neighborhood in Westlake Hills (78746), built around the Austin Country Club golf course. Large lots, established 1980s–1990s homes with infill new construction, and Eanes ISD schools.
What school district is Davenport Ranch in?
Eanes ISD — Bridge Point Elementary, Hill Country Middle, Westlake High School.
What are home prices in Davenport Ranch in 2026?
~$1.6M for original builds on interior lots to $7M+ for golf course-frontage custom estates. Most active band is $2.5M–$4.5M.
Is Davenport Ranch gated?
No. It's an established Westlake Hills neighborhood with normal public street access.
Does buying in Davenport Ranch include Austin Country Club membership?
No. ACC membership is completely separate, requires sponsorship, has a waitlist, and involves initiation fees and monthly dues.
How long is the commute from Davenport Ranch to downtown Austin?
10–14 minutes off-peak via Loop 360 and MoPac. 18–30 minutes during rush hour.
Why are so many Davenport Ranch homes being torn down?
Lot values have risen faster than the value of older improvements, making teardown-and-rebuild economically rational for buyers seeking new construction in this premium location.
Is Davenport Ranch a good investment?
Yes — historically strong appreciation, driven by Eanes ISD, ACC adjacency, proximity to downtown, and limited infill land. Lot and street selection meaningfully affects returns.
External Resources
- Eanes Independent School District
- Austin Country Club
- Westlake Hills City Government
- Travis County Appraisal District
- Barton Creek Greenbelt — City of Austin
Explore Nearby Austin Neighborhoods
- West Lake Hills Real Estate
- Lost Creek Real Estate
- West Rim Real Estate
- Barton Creek Real Estate
- West Austin Real Estate
Ready to Buy or Sell in Davenport Ranch?
Johnny Ronca
Compass Austin · 20+ Years · 300+ Transactions · $250M+ Sales
📞 (512) 797-0965 | ✉️ [email protected]
📞 (512) 797-0965 | ✉️ [email protected]
— Johnny Ronca, Compass Austin · Lives in Lakeway/Apache Shores · 20+ years · 300+ transactions · $250M+ career sales
