Eanes ISD is the school district behind Austin's Westlake luxury market. It covers West Lake Hills, most of Rollingwood, Rob Roy, Davenport Ranch, the 78733 Hill Country neighborhoods and Lake Austin waterfront, with neighborhood medians from about $1.3M to $5.5M+. This guide compares every major Eanes neighborhood by price, lots and elementary zone.
Last updated: September 22, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker
Key Takeaways
If your search starts with "we want to be in Eanes," you're in good company, and you're also looking at the widest set of options in Austin luxury. Eanes ISD isn't one neighborhood. It's two cities, a string of Austin subdivisions, a Lake Austin shoreline and a few Hill Country pockets west of Loop 360. They share a high school and not much else. I've spent 20+ years in Austin real estate, with 300+ closed transactions and $250M+ in career sales. On this page I explain how every major Eanes neighborhood actually differs, with real numbers and without the brochure language.
Click any tile for a full neighborhood guide with prices, schools, pros and cons, and FAQs.
About $2.2M Redfin median (3 months to Aug 2026). Its own city, hillside lots, the core of Eanes.
About $2.32M Zillow home value. A small city next to Zilker and the closest-in Eanes address.
$2.55M 12-month median. Gated, with estate lots of an acre or more. Bridge Point Elementary.
$2.13M 12-month median. Lots run from 0.13 to 3.33 acres. Bridge Point Elementary.
$1.33M 12-month median. One of the lower Eanes price points. Forest Trail Elementary.
A Lake Austin waterfront enclave. Only 2 sales in 12 months, with a median of about $4.9M.
$1.43M 12-month median over a $1.0M–$6.5M range. Bridge Point Elementary.
Mostly 1960s–70s homes off Bee Caves Road. Ask me for a current comp pull. Forest Trail Elementary.
153 homes on 1–6 acre lots in 78733. Sales are thin: 3 in 12 months, $3.77M–$8.25M.
$1.35M 12-month median. A few hundred homes and an amenity center. Barton Creek Elementary.
Lake Austin's trophy waterfront corridor, where dock-front estates start around $5M–$8M.
Hill Country homes in 78733 zoned to Barton Creek Elementary, West Ridge MS and Westlake HS.
Mostly Austin ISD. Only The Terraces section is in Eanes. Check which side a home is on.
The waterfront side of Eanes, from Rivercrest to Westlake Drive, starting around $2.5M.
A caution on the numbers. Several of these neighborhoods had only a handful of sales in the last 12 months. Rivercrest had 2, Seven Oaks 3 and Barton Creek West 8. Treat those medians as a rough guide, not a price. A single $6M sale changes the picture in a neighborhood that small. For a specific home, I pull closed comps by street, lot and condition.
Neighborhood | Zip | Typical price | Lots / Homes | Elementary | Best for |
|---|---|---|---|---|---|
78746 | ~$2.21M Redfin median (3 mo to Aug 2026); Zillow ZHVI ~$2.10M | Hillside lots, mixed eras | Varies by street (confirm) | Buyers who want the core Eanes address and in-town access | |
78746 | ~$2.32M Zillow ZHVI (Aug 2026) | Small-city streets, rebuilds and new builds | Confirm | Closest-in Eanes living near Zilker and downtown | |
78746 | $2,553,500 (22 sales) | Gated, 1+ acre lots; median ~5,000 sf | Bridge Point | Large estate homes behind a gate | |
78746 | $2,125,000 (21 sales) | 0.13–3.33 ac lots (median 0.45) | Bridge Point | Buyers who want a range of lot sizes on the northwest side | |
78746 | $1,332,500 (28 sales) | Established homes, ~$512/sf | Forest Trail | Getting into Eanes at a lower price point | |
78746 | $4,925,000 (only 2 sales) | Lake Austin waterfront and near-water | Bridge Point | Waterfront buyers who want a smaller enclave | |
78746 | $1,425,000 (9 sales) | Mixed lots, ~$562/sf | Bridge Point | Value buyers and remodel projects | |
78746 | No reliable median; ask for a comp pull | Mostly 1960s–70s homes | Forest Trail | Buyers looking for a remodel or rebuild lot | |
78733 | $5,555,000 (only 3 sales) | 153 homes on 1–6 acre lots | Barton Creek | Acreage estates | |
78733 | $1,345,000 (12 sales) | A few hundred homes, amenity center | Barton Creek | Newer-construction feel with a community amenity center | |
Barton Creek West | 78733 | $1,450,000 (8 sales) | ~400 homes, 0.2–0.9 ac lots | Barton Creek | Greenbelt access and pools at a lower 78733 price |
78733 | ~$1.06M Homes.com median sale (loosely defined area) | Hill Country lots | Barton Creek | Hill Country space on the southwest side of the district | |
78735 | $2,999,325 whole-community median (25 sales) | Golf and country-club estates | Barton Creek (Terraces section) | Club buyers who specifically want the Eanes section | |
78746 | No median; Lake Austin tiers $2.5M to $12M+ | Deep-water waterfront estates | Confirm | Trophy waterfront with private docks |
Typical price is the 12-month MLS median (Sep 2025–Aug 2026, via public MLS-based reports) unless another source is named. Elementary assignments are the campuses reported for each neighborhood. Boundaries can split a subdivision and can change, so check every address with the district's SchoolSearch tool. (Confirm assigned campuses for any specific home with Eanes ISD.)
West Lake Hills is its own incorporated city, entirely inside Eanes ISD. Redfin's 3-month median was $2,210,818 through August 2026, at about $780/sf and 56 median days on market. Redfin shows that down 33% year over year, while Zillow's home value index shows it up 4.6%. I read that as a mix of fewer, cheaper sales rather than a crash. Homes range from older ranch houses on hillside lots to new modern builds.
Pros:
Cons:
Rollingwood is a small city just west of Zilker Park, and it's the closest-in Eanes address. Zillow puts the typical home value at $2,323,863 (August 2026, up 5.0% YoY). Most of Rollingwood is in Eanes ISD, but not every parcel, so confirm the district on the appraisal record.
Pros:
Cons:
Rob Roy is a gated enclave of estate homes on 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, from $1.04M to $8.5M, with a median size of 4,997 sf and about $531/sf. It's zoned to Bridge Point Elementary. For the waterfront side, see my Rob Roy on the Lake guide.
Pros:
Cons:
Davenport Ranch sits on the northwest side of the district off Loop 360. Its 12-month MLS median (Sep 2025–Aug 2026, via public MLS-based reports) was $2,125,000 across 21 sales, from $885K to $4.45M. Lots run from 0.13 to 3.33 acres, with a median of 0.45. Median days on market was 36, one of the faster numbers here. Bridge Point Elementary.
Pros:
Cons:
Lost Creek is where many buyers first get into Eanes. The 12-month MLS median (Sep 2025–Aug 2026, via public MLS-based reports) was $1,332,500 across 28 sales, from $826K to $2.712M, at about $512/sf. It's zoned to Forest Trail Elementary.
Pros:
Cons:
Rivercrest is a Lake Austin waterfront enclave zoned to Bridge Point Elementary. There were only 2 sales in the last 12 months, at $3.85M and $6.0M, for a median of $4,925,000. With so few sales, that number is a rough guide.
Pros:
Cons:
Westlake Highlands is one of the more affordable ways into the Bridge Point zone. The 12-month MLS median (Sep 2025–Aug 2026, via public MLS-based reports) was $1,425,000 across 9 sales at about $562/sf. The range ran from $1.0M to $6.5M, so a few top sales pull the average up.
Pros:
Cons:
Camelot sits off Bee Caves Road near Loop 360 (outside the City of West Lake Hills limits on at least some lots — confirm by address), with mostly 1960s–70s homes, and it's zoned to Forest Trail Elementary. Public price sources conflict badly here, so I won't quote a median. Ask me for a current comp pull.
Pros:
Cons:
Seven Oaks in 78733 has 153 homes on 1–6 acre lots. Many homes have their own gates; confirm access for any section. There were only 3 sales in the last 12 months, from $3.765M to $8.25M, for a median of $5,555,000 at about $816/sf. Barton Creek Elementary.
Pros:
Cons:
Senna Hills in 78733 has a few hundred homes and an amenity center. The 12-month MLS median (Sep 2025–Aug 2026, via public MLS-based reports) was $1,345,000 across 12 sales, from $838,300 to $1,708,000, at about $382/sf. Barton Creek Elementary.
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Cons:
Cuernavaca in 78733 is zoned to Barton Creek Elementary, West Ridge Middle School and Westlake High School. Homes.com shows a median sale of $1,055,558, but its boundary for the area is loose, so I'd rather pull comps by street.
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Cons:
This is the most common mix-up in the district. Most of Barton Creek (78735) is in Austin ISD. Only The Terraces section is in Eanes ISD, zoned to Barton Creek Elementary. The whole-community 12-month MLS median (Sep 2025–Aug 2026, via public MLS-based reports) was $2,999,325 across 25 sales, from $1.5M to $6.9M.
Pros:
Cons:
The Westlake Drive corridor is where Lake Austin's trophy waterfront trades. Forbes (May 2026) reported 1901 Westlake Dr being marketed as a potential Austin record, and said 4 of Austin's top 10 sales last year were lakefront. Lake Austin tiers run from $2.5M–$4M entry up to $12M+ ultra, and dock-front estates start around $5M–$8M. There's no meaningful median here. See my Lake Austin guide.
Pros:
Cons:
Barton Creek West (78733) has about 400 homes on 0.2–0.9 acre lots (median 0.3), with greenbelt access and pools. Its 12-month median was $1,450,000 across 8 sales, and it's zoned to Barton Creek Elementary. Bunny Run is a Lake Austin-area pocket in Eanes ISD, but I don't have reliable neighborhood-level price data, so ask me for comps. Commons Ford (78733) sits near the line between Eanes and Lake Travis ISD, so confirm the district by address before you fall in love.
The fastest way to narrow it down is five questions:
For a school-zone-by-school-zone decision guide with boundary and tax checks, read my Eanes ISD Home Buyer's Guide 2026. For the full playbook, get my 2026 Austin Buyer's Playbook.
Pocket Listings — Not on Zillow
Some of the best Eanes ISD homes trade before they reach Zillow, Realtor.com or the public MLS.
Through Johnny's Off Market Private Luxury Listings, I work three private venues for high-end pocket listings. I also have direct lines to the agents who list across Rob Roy, Davenport Ranch, West Lake Hills and Lake Austin. Tell me your zone, lot and budget, and I'll start making calls before you search anywhere else.
For more on how private inventory works in Austin, read my guide to Austin off-market pocket listings.
Per the district's campus directory, these are the current Eanes ISD campuses:
Valley View merger: In January 2025 the Eanes ISD board voted unanimously to close Valley View Elementary and consolidate it into Barton Creek Elementary, starting in the 2025-26 school year. KUT reported the district was facing an estimated $6.5 million budget deficit, and that Valley View was running at about 50% of capacity. Older listings and websites may still show Valley View, so treat those as out of date.
To confirm a home's campuses, first check the district on the Travis Central Appraisal District record, then use the Eanes ISD SchoolSearch map. (Confirm assigned campuses for any specific home with Eanes ISD.)
Eanes ISD covers all of the City of West Lake Hills, most of Rollingwood, Lost Creek, and parts of Austin including Davenport Ranch, Rob Roy, Seven Oaks and Cuernavaca. It also includes Rivercrest, Westlake Highlands, Camelot, Senna Hills, Barton Creek West, the Westlake Drive corridor on Lake Austin, and The Terraces section of Barton Creek. Confirm the district for any specific address.
It depends on zip and neighborhood. Redfin's 3-month median to August 2026 was about $1.63M in 78746 and about $1.4M in 78733. Neighborhood 12-month medians run from $1,332,500 in Lost Creek to $5,555,000 in Seven Oaks, and Lake Austin waterfront reaches $12M and up.
On median price, Lost Creek ($1,332,500), Senna Hills ($1,345,000) and Westlake Highlands ($1,425,000) are among the lowest single-family options on this page. Cuernavaca can also come in lower, though its public data is loose. Senna Hills had the lowest price per square foot at about $382/sf.
Mostly 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 every Barton Creek listing.
No. The Eanes ISD board voted in January 2025 to close Valley View Elementary and merge it into Barton Creek Elementary starting in 2025-26. The current elementary schools are Barton Creek, Bridge Point, Cedar Creek, Eanes and Forest Trail.
Rob Roy, Davenport Ranch, Rivercrest and Westlake Highlands are reported as Bridge Point Elementary. Boundaries can split a subdivision, so check any specific home with the Eanes ISD SchoolSearch tool.
Seven Oaks has 153 homes on 1–6 acre lots, and Rob Roy's lots are an acre or more. Davenport Ranch has lots up to 3.33 acres, though its median lot is 0.45 acres.
Not exactly. West Lake Hills is an incorporated city. "Westlake" is the everyday name for the whole Eanes ISD area, including Rollingwood, Rob Roy, Davenport Ranch and the 78733 neighborhoods. Taxes, permitting and city services depend on which jurisdiction a home is actually in.
Yes. Some higher-end Eanes homes trade privately, before or without a public MLS listing. I work three private venues through Johnny's Off Market Private Luxury Listings, and I have direct lines to local listing agents. Tell me your criteria and I'll start calling.
First confirm the school district on the Travis Central Appraisal District record. Then enter the address in the Eanes ISD SchoolSearch map. Don't rely on listing remarks or older websites, because boundaries changed with the Valley View merger.
Still have a question about Eanes ISD? Call or text me at (512) 797-0965 or book a quick call.
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Whether you're choosing between Bridge Point and Barton Creek zones, weighing acreage in Seven Oaks against a shorter drive from Rollingwood, or pricing a West Lake Hills home to sell, I'll give you the straight numbers. Sellers can start with a free home valuation. 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
These are closed single-family sales inside the Eanes ISD attendance area, pulled from Unlock MLS on September 22, 2026. 682 homes have closed in the district over the last 24 months.
Closed sales, trailing 12 months | 353 |
Median closed price | $1,820,000 |
Median price per square foot | $543 |
Median home size | 3,476 sq ft |
Median days on market | 34 (down from 65) |
Median % of original list price | 93% |
2026 year to date median | $1,941,500 |
Same period in 2025 | $1,712,500 (+13.4% year over year) |
Last 90 days median | $1,667,500 |
District TEA rating 2025-26 | A (94 out of 100) |
Source: Unlock MLS (ACTRIS) closed sales, pulled September 22, 2026. Eanes ISD spans 78746, 78733 and a small part of 78738. Confirm assigned campuses for any specific home with the district.
Within the district the entry point is far lower than the Westlake headline suggests: Austin Lake Estates ran a $720,000 median over 24 months and Austin Lake Hills $1,027,500, while Las Lomas ran $5,164,500. See how Eanes compares with Lake Travis ISD and Austin ISD on price and ratings in the 2026 Austin school district comparison.
New guides built on the September 2026 MLS pull: Barton Creek West ($1,371,000 median, $406 per sq ft), Beecave Woods ($1,200,000 median, $531 per sq ft) and Austin Lake Estates ($720,000 median, the lowest entry into the district).
The data behind these pages: the 2026 Westlake market report, Austin home prices by ZIP code, the Austin school district comparison and Lake Austin vs Lake Travis waterfront.
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