Explore West Lake Hills Real Estate Listings
Exclusive Hill Country living minutes from downtown Austin — luxury estates, top-rated Eanes ISD schools, and panoramic views in one of Texas' most prestigious zip codes. 30.2980° N, 97.8020° W
Exclusive Hill Country living minutes from downtown Austin — luxury estates, top-rated Eanes ISD schools, and panoramic views in one of Texas' most prestigious zip codes. 30.2980° N, 97.8020° W
Key Takeaways
I'm Johnny Ronca — a Compass Austin luxury real estate agent with 20+ years in the Austin market, 300+ closed transactions, and over $250 million in career sales volume. I've lived in Austin for 26 years and have heavy transaction history across Westlake Hills, Rob Roy, Davenport Ranch, Tarrytown, Lakeway, and Lake Austin waterfront — including dozens of lakefront homes sold to celebrity clients that never reached public MLS. Roughly 1 in 3 of my deals closes off-market, and Westlake Hills is the single submarket where this access matters most.
If you're buying or selling in Westlake Hills, you already know this isn't a normal Austin neighborhood. This is where Austin's most successful families live, where Eanes ISD sends graduates to the country's top universities, and where the rules of the broader Austin market correction simply don't apply the same way. This guide breaks down exactly what's happening in the Westlake market right now, the sub-neighborhoods you need to know, and how to position yourself to win — whether you're buying or selling.
Active Off-Market Inventory
~12 Pocket Listings Currently Available in Westlake Hills
Direct waterfront, gated estate, and luxury pocket-listing inventory across Rob Roy, Davenport Ranch, Lost Creek, Rollingwood, and West Rim — priced from $2.4M to $14M+. These properties are not on Zillow, Redfin, or the public MLS. They’re sourced through Johnny’s 20-year cross-brokerage network and Compass Private Exclusives platform access.
This isn't a sales gimmick — it's the actual structure of the Westlake luxury market. Sellers at this price tier consistently prefer off-market exposure for privacy, convenience, and discretion. Buyer access comes from working with an agent who has the cross-brokerage relationships and Compass Private Exclusives platform access to source these properties.
To make this concrete, here is the kind of off-market Westlake luxury inventory Johnny is tracking right now — anonymized to protect seller privacy and listing-agent relationships, as required by listing-agent network rules and Compass Private Exclusives policy:
Reach Johnny directly at (512) 797-0965 or [email protected] for current off-market inventory matching your specific criteria.
Here's the honest picture of where the market stands right now:
| Metric | Westlake Hills | Rollingwood |
|---|---|---|
| Median Sale Price | $3.5M–$3.6M | $2.3M–$2.9M |
| Median Price/Sq Ft | $756 | $709 |
| Average Days on Market | 54–85 | 65 |
| Months of Supply | 9.0 (misleading — see below) | Low volume |
| School District | Eanes ISD (#1 in TX) | Eanes ISD (#1 in TX) |
| Zip Code | 78746 | 78746 |
A few things to understand about these numbers:
The price per square foot in both communities sits above $700. That's not softening — that's premium pricing reflecting the location, the schools, and the genuine scarcity of inventory.
The 9.0 months of supply in Westlake is misleading. This number doesn't account for the private off-market market. When a Westlake seller doesn't get the offer they want, they don't drop their price — they pull the listing and move it off-MLS. That's the luxury of owning here: most sellers don't need to sell. They wait. Or they sell quietly.
Why this market is insulated: Westlake homeowners typically have significant equity, often own outright, and have no financial pressure to accept a below-market offer. Compare this to Lakeway where roughly 60% of listings have taken price cuts in 2026, or to Dripping Springs where sellers are more likely to need to move. Same Austin metro — completely different dynamics.
Westlake Hills isn't just a luxury Austin zip code. It's a specific lifestyle choice with specific advantages buyers consistently come back to:
1. Eanes ISD. The single biggest property-value driver in 78746. Eanes ISD is consistently ranked the #1 school district in Texas and among the top 10 nationally. Westlake High School is the flagship — ranked among the top 20 public high schools in the United States. The numbers are extraordinary: 97.8% graduation rate, 74% of students take AP courses with 92% scoring 3 or higher, and the school produces 33 National Merit Finalists per year in a graduating class of ~600. Families relocate to Westlake Hills specifically to access this district. The boundary line literally moves comparable home values by hundreds of thousands of dollars.
2. Proximity to downtown Austin. Westlake Hills sits 10–15 minutes from downtown Austin via Bee Caves Road or Loop 360. You get genuine Hill Country living with limestone bluffs, oak canopies, and panoramic views — without sacrificing access to the city's restaurants, culture, airport, or business community. Few luxury markets in the country combine this proximity with this aesthetic.
3. Topography and privacy. Westlake Hills is built on the actual Hill Country topography west of Austin — limestone outcroppings, mature live oak canopies, dramatic elevation changes. Most lots are wooded, private, and visually separated from neighbors. This is not flat suburban luxury. It's earned, sculpted landscape.
4. Genuine off-market inventory depth. As discussed above, Westlake Hills has the deepest off-market network in the Austin metro. Buyers working with well-connected agents see properties that public-portal-only buyers literally cannot access.
5. Westlake as an \"address brand.\" "Westlake" carries specific weight in Austin — a recognition signal among local executives, professionals, and old-money families. It's not just a place; it's a confirmed identity for the families who choose to live there.
Westlake Hills is not monolithic. Within and around the 78746 zip code there are distinct sub-neighborhoods with their own price logic, character, and buyer profiles. Here's the honest insider breakdown:
The pinnacle of Westlake luxury — a gated, ultra-private enclave on Lake Austin waterfront. Properties range $5M–$25M+. This is the address that defines Austin old money. Constant-level Lake Austin frontage, Eanes ISD access, and a buyer pool that's small but extraordinarily deep. Inventory here is famously scarce — many properties trade entirely off-market through trusted agent networks.
Beyond the lakefront, Rob Roy has gated inland luxury homes typically $3M–$8M with custom estates on private wooded lots. Same Eanes ISD access, same gated security, with more practical price entry than direct waterfront.
One of central Westlake's most-loved neighborhoods. Mature oak canopies, established lots, family-friendly culture. Homes typically $2M–$8M depending on lot, view, and recent renovations. Strong walking-and-running culture, country club access via Austin Country Club, and consistent resale performance. A favorite for families settled in for the long term.
Family-friendly Westlake at slightly more accessible price points — typically $1.5M–$3.5M. Mature trees, neighborhood feel, Eanes ISD access. A common \"entry-tier\" Westlake submarket for families upgrading from Tarrytown or central Austin.
Technically its own incorporated city, immediately adjacent to Zilker Park and bordering Westlake Hills. Tiny in geographic footprint, with a population around 1,400. Homes range $2M–$5M+. Walkability to South Austin amenities (you can literally walk to Barton Springs) combined with Eanes ISD access creates a unique submarket character. Inventory is famously limited.
Premium Hill Country views, slightly more elevated terrain. Homes typically $2M–$6M with custom estates pushing higher. Strong newer-construction representation. Excellent for buyers who prioritize view and modern construction over established neighborhood character.
More private acreage-style estates on the western edge of the Eanes ISD area. Larger lots, more space between neighbors, more rural feel while still being in Eanes ISD. Properties typically $2.5M–$10M+ depending on acreage.
The original incorporated City of West Lake Hills. Mature established estates, a true small-town municipal feel with its own city government, police, and zoning. Homes range broadly from $1.8M renovated cottages to $10M+ estate properties.
Smaller Eanes ISD-feeder pockets with their own characters. Cuernavaca runs from approachable family homes to estate-tier properties. Treemont and Pascal are quieter family enclaves. Cat Mountain offers some of the most dramatic Hill Country views in the area.
A tiny boutique pocket neighborhood within Westlake — the kind of place where families settle in for decades and inventory turnover is famously low. Family-oriented, mature lots, walking-distance culture between neighbors. Most Camelot transactions happen off-market through trusted realtor networks because public MLS listings rarely surface here. (Johnny has direct recent transaction experience in Camelot — see the story above.)
MileStone Community Builders is developing 48 new luxury homes priced $2.85M–$5M with move-ins expected late 2026. Genuine new construction in Westlake is rare because of land scarcity, which makes this a notable new-inventory event. Properties will carry the Eanes ISD school district premium from day one.
Here's a story from earlier this year that captures exactly how off-market access works in Westlake Hills.
A past client family had bought a home through me about four months earlier. Wonderful family. They had close relatives living in Camelot — a very tiny boutique pocket neighborhood within Westlake — and they decided they wanted to move closer to family. The kids should be able to walk to each other's houses, ride bikes together, and the parents could do morning and evening walks with the relatives.
There was just one problem: nothing was for sale in Camelot. Zero active MLS listings. Zero. For most agents, that's the end of the conversation.
It wasn't the end for us. I used my 20 years of relationships in the Westlake market. I reached out to every realtor who had ever done business in Camelot. I posted in the pocket-listing networks and the agent-to-agent forums I'm part of. Within a few weeks I had surfaced three off-market opportunities for this family.
The most interesting part: two of the three sellers weren't even actively trying to sell. I had their buyer agents reach out to gauge interest, and both were genuinely open to the conversation when the right buyer came along. We literally created listings out of thin air.
The family toured their favorite of the three, we made the offer, and I negotiated them an outstanding deal — about 15% below the seller's initial asking number. They're now living in Camelot, one street away from their loved ones. The kids walk to each other's houses. The families do morning bike rides together. The whole point of moving — achieved.
This is what 20 years of Westlake relationships, an active off-market pipeline, and ~33% off-market deal ratio actually delivers. Not a list of MLS links. A way to find the home that doesn't exist on the market yet — because for the right buyer, the right property can be uncovered, even when it's not for sale on paper.
This is the work. And it's exactly the kind of access I bring to every Westlake Hills client.
One of my most memorable Westlake-area transactions: a celebrity client (anonymized to protect her privacy) who wanted a Lake Travis / Westlake-corridor waterfront second home. She'd grown up coming to the lake as a little girl visiting her grandmother, and the area held deep family memories for her. She wanted a place to relive those summers with her own kids and extended family.
We toured many properties — on-market and off-market, across the Westlake/Lake Austin/Lake Travis luxury corridor. The flashiest, most upgraded homes weren't what she was looking for. Then I called around, worked my pocket-listing network, and found a coming-soon off-market property that no one had seen yet.
It was at the tip of a peninsula with 270-degree views in every direction. Deep-water cove. Several acres. A sport court for pickleball. Floor-to-ceiling windows. The kind of Texas Hill Country home where you walk in and exhale.
But the moment that mattered was this: when she walked to the back door and opened it, the screen door creaked exactly the way her grandmother's screen door used to creak. The same sound. The same feeling. The same way it made her feel when she was a little girl staying on the lake in the summer.
She knew. We made the offer. I negotiated her $300,000 off the seller's asking price. The home was hers.
Here's what makes this story even more meaningful: she could have afforded a $10M+ property. She could have bought the flashiest, most upgraded $5M estate. Instead, she chose the home that emotionally connected with her childhood memories — a property in the $3–$4M range that simply felt right. That's the kind of buyer-first guidance I aim to deliver: helping clients find what genuinely fits their life, not what looks most impressive on Zillow.
It wasn't the biggest house we saw. It wasn't the fanciest. But it was the one.
This is the work of a 20-year Westlake-corridor specialist with deep off-market access: finding the home that doesn't exist on the public market yet, recognizing that the right home for the right buyer isn't always the most upgraded — it's the one that fits the buyer's actual life.
Another recent Westlake client — a coach who hosts high-end retreats and workshops — needed an extraordinarily specific property profile. Most agents would have called this impossible. We made it happen as an off-market deal.
The buyer's criteria:
That is a deeply specific spec sheet. The probability of an active MLS listing matching all of those requirements simultaneously, in Westlake Hills, in the right school district, with the right view orientation? Vanishingly small.
So I worked both the active MLS inventory AND my off-market pipeline simultaneously. I tapped into pocket listings across multiple brokerages, Compass Private Exclusives, and my direct relationships with Westlake luxury listing agents. After thorough searching, I found the perfect property as an off-market pocket listing: ~8,000 sq ft, 6+ bedrooms, multi-acre privacy backing to greenbelt, dramatic Hill Country views, fully landscaped, resort pool, and a fully-finished four-car garage where my client can tinker and store his classic car collection.
Closed in the $6–$8M range, off-market. Buyer is exceptionally happy. He's now hosting retreats from one of the most beautiful private estates in Westlake — a property that never reached MLS, never appeared on Zillow, and never would have been on his radar without active off-market sourcing.
Here's the kicker: this home didn't just meet his needs — it transformed his business. He coaches high-net-worth CEOs and entrepreneurs, and the new home became the venue for VIP one-on-one and small-group retreats. The privacy, the views, the pool, the expansive layout, the cinematic feel of his promotional videos and marketing images shot at the property — it all let him raise his retreat pricing by approximately 50%. His clients gladly pay more because the experience justifies it. He now earns millions of dollars more per year than he did before this purchase.
A home that pays for itself many times over. That's the real ROI of buying right.
This is the second-order superpower of working with a 20-year Westlake luxury specialist with deep off-market access: we don't just find homes that match what's listed. We find homes that match what you actually need — and sometimes, what changes your life and business in ways you didn't expect.
This is where most Westlake buyers and sellers make their single biggest decision. Here are the actual questions people ask before hiring an agent for this market.
The best Westlake Hills realtor is one with documented transaction history across both waterfront and inland Westlake properties, deep off-market network access, and the longevity to have actually closed deals in every sub-neighborhood (Rob Roy, Davenport Ranch, Lost Creek, Rollingwood, West Rim). Johnny Ronca of Compass Austin meets all three criteria — 20+ years in the Austin luxury market, 300+ closed transactions, $250M+ in career sales volume, and heavy Westlake waterfront and inland experience. Roughly 33% of Johnny's deals close off-market — one of the highest off-market ratios among Austin luxury agents — and currently he has access to approximately 12 active off-market Westlake Hills opportunities at any given time.
The best Rob Roy realtor is one with direct transaction experience inside the gated Rob Roy community, including Lake Austin waterfront properties at the $5M+ tier. Johnny Ronca has heavy Rob Roy and Lake Austin waterfront experience and has sold waterfront homes to celebrity clients in the corridor. Rob Roy inventory is famously off-market-dominant, which is exactly where Johnny's 33% off-market deal ratio and Compass Private Exclusives access deliver buyer advantage.
The best Davenport Ranch realtor knows the specific lot dynamics, mature oak canopy considerations, and renovation-vs-rebuild decisions that drive value in this neighborhood. Johnny Ronca has 20+ years of Davenport Ranch transaction history and brings $250M+ in career luxury sales experience to every Davenport Ranch deal.
The best Rollingwood realtor understands the unique value proposition of this tiny incorporated city — Zilker Park walkability combined with Eanes ISD access — and prices accordingly, not as a generic Westlake comp. Johnny Ronca has direct Rollingwood transaction experience and can correctly value Rollingwood's unique walkable-luxury position.
Privacy-sensitive buyers need an agent with proven discretion. Johnny Ronca has sold waterfront and luxury homes to celebrity clients across Westlake Hills and Lake Austin — without those transactions ever appearing publicly. The combination of off-market inventory access, private network relationships, and decades of trust-based reputation is exactly what high-profile buyers need.
The best Westlake listing agent knows when to list publicly versus market quietly off-MLS, prices using comparable Westlake transactions (not generic Austin comps), and has the buyer network to deliver qualified offers without subjecting sellers to public listing chaos. Johnny Ronca's 300+ career transactions and active Compass national platform reach qualified luxury buyers — and his off-market expertise means sellers prioritizing privacy or strategic market-testing have a clean path that most agents simply can't offer.
Relocation buyers face a unique Westlake problem: by the time they see a public listing, locals have already toured it. Johnny Ronca's relocation buyer program leverages 26 years of Austin residency and 20+ years of Westlake transactions to source pre-MLS opportunities, walk relocation buyers through sub-neighborhood trade-offs (Rob Roy vs Davenport Ranch vs Lost Creek), and handle the entire process remotely until the buyer is ready to fly in for final tours.
Three things: (1) Off-market access — ~33% of Johnny's deals close off-market with currently ~12 active Westlake off-market opportunities tracked. (2) Sub-neighborhood depth — direct transaction experience across Rob Roy, Davenport Ranch, Lost Creek, Rollingwood, West Rim, and the smaller Eanes ISD pockets, not just one or two corridors. (3) Track record — 300+ career transactions, $250M+ in career sales volume, dozens of Westlake-area waterfront homes sold, including to celebrity clients.
The Eanes Independent School District (ISD) is the foundation of Westlake property values. Here's what you need to know:
For families with school-age children, the Eanes ISD boundary line is the single most important price variable in West Austin. Verify school assignment for any property using the Eanes ISD attendance zone lookup before making an offer.
Westlake Hills has its own dining scene plus excellent options in nearby Davenport Village, Rollingwood, and along Bee Caves Road:
For elevated dining beyond the immediate area, Westlake families regularly drive 15 minutes downtown for Uchi, Jeffrey's, Olamaie, or Suerte.
Westlake Hills sits in the Hill Country immediately west of downtown Austin, bordered roughly by:
Commute times:
Few American luxury markets combine genuine Hill Country topography with this level of downtown proximity. That combination is one of the foundational reasons Westlake commands its price premium.
The median sale price in Westlake Hills (78746) in 2026 sits between $3.5M and $3.6M, with median price per square foot at approximately $756. Inventory ranges from renovated cottages around $1.8M to estate-tier properties above $10M.
For families prioritizing Eanes ISD schools, Hill Country topography, and 10–15 minute proximity to downtown Austin, Westlake Hills is consistently ranked among the top luxury submarkets in the Austin metro. The combination is genuinely difficult to replicate elsewhere in central Texas.
Westlake Hills, Rollingwood, and the surrounding Eanes ISD luxury corridor share the 78746 zip code.
Westlake Hills is served by Eanes Independent School District (Eanes ISD) — consistently ranked the #1 school district in Texas and #7 nationally. Westlake High School is ranked among the top 20 public high schools in the United States.
Median home prices sit at $3.5M–$3.6M with price per square foot at $756. Property taxes in Travis County for Westlake properties run approximately 1.8–2.2% of assessed value annually. Combined with HOA dues (where applicable) and the premium for Eanes ISD-area services, total monthly carrying costs for a $3.5M Westlake home commonly exceed $25,000 before mortgage payments.
Westlake Hills and Rollingwood are consistently ranked among the safest municipalities in Texas, with their own city governments, dedicated police forces, and very low crime rates relative to Austin metro averages.
Off-market inventory varies, but at any given time the Westlake/Rollingwood corridor typically has a meaningful share of inventory that is not visible on Zillow, Redfin, or the public MLS. Johnny Ronca currently has access to approximately 12 active off-market opportunities in Westlake Hills and adjacent Eanes ISD neighborhoods. Reach him directly at [email protected] for current off-market inventory.
Johnny Ronca of Compass Austin is one of Westlake's most active luxury agents — 20+ years in the Austin market, 300+ closed transactions, $250M+ in career sales, with heavy Westlake waterfront and inland experience including sales to celebrity clients. Roughly 33% of his deals close off-market, which on Westlake specifically means buyer access to properties that never reach public MLS.
Both are in the 78746 zip code and Eanes ISD. Westlake Hills is a larger municipality with more inventory diversity and more lot variety (mature trees, hill topography). Rollingwood is a much smaller incorporated city immediately bordering Zilker Park, offering Eanes ISD access combined with walkability to South Austin amenities. Rollingwood median prices ($2.3M–$2.9M) typically run below Westlake Hills medians ($3.5M–$3.6M) but inventory is significantly more constrained.
Rob Roy on the Lake is consistently the most expensive Westlake sub-neighborhood — direct Lake Austin waterfront, gated, with properties $5M–$25M+. Davenport Ranch and West Rim are also premium tiers within the broader Westlake corridor.
In my experience as a 20-year Austin luxury realtor, Westlake Hills has been one of the most consistent long-term value-retention markets in Central Texas. The combination of Eanes ISD demand, constrained inventory, and limited new construction creates structural support for property values that broader Austin submarkets don't share. Always verify investment thesis with current market data and your specific property.
Yes — The Overlook at Westlake by MileStone Community Builders is delivering 48 new luxury homes priced $2.85M–$5M with move-ins expected late 2026. New construction in Westlake is rare due to land scarcity, making this a notable inventory event. Properties will carry Eanes ISD school district value from day one.
Whether you're searching for an off-market Westlake estate, considering a Rob Roy waterfront purchase, listing a Davenport Ranch home, or relocating from out of state, the right next step is a 30-minute conversation about your specific goals.
I'll walk you through:
Reach me directly at [email protected] or (512) 797-0965.
— Johnny Ronca, Compass Austin · 20+ years · 300+ transactions · $250M+ in career sales
Many of Austin's most desirable Westlake Hills homes sell quietly through broker networks and Compass Private Exclusives before they ever reach the MLS. With 20+ years in the Austin luxury market, 300+ closed transactions, and $250M+ in career sales volume, Johnny Ronca helps clients gain access to luxury off-market and coming-soon opportunities first — across Rob Roy, Davenport Ranch, Lost Creek, Rollingwood, West Rim, Tarrytown, and the broader Westlake/Eanes ISD corridor.
Right now there are approximately 12 active off-market pocket listings in Westlake Hills and adjacent Eanes ISD neighborhoods — ranging from $2.4M family estates to $14M+ Rob Roy waterfront. These properties are not visible on Zillow, Redfin, or the public MLS.
If you're searching in the $1M+ range and not finding the right fit online, let's connect. I am a master at finding luxury off-market deals.
📞 Call Johnny directly: (512) 797-0965\n📧 Email: [email protected]
— Johnny Ronca, Compass Austin
— Johnny Ronca, Compass Austin · Westlake Hills Luxury Real Estate Specialist
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Public data underreports the true market. Working with an agent who has off-market network access is the single biggest variable in finding the right home here.\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Schools drive everything:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Eanes ISD — Westlake High School (ranked #19 nationally), 97.8% graduation rate, 33 National Merit Finalists per year, 92% of AP students score 3+. 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I've lived in Austin for 26 years and have heavy transaction history across Westlake Hills, Rob Roy, Davenport Ranch, Tarrytown, Lakeway, and Lake Austin waterfront — including dozens of lakefront homes sold to celebrity clients that never reached public MLS. Roughly \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"1 in 3 of my deals closes off-market\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\", and Westlake Hills is the single submarket where this access matters most.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"If you're buying or selling in Westlake Hills, you already know this isn't a normal Austin neighborhood. This is where Austin's most successful families live, where Eanes ISD sends graduates to the country's top universities, and where the rules of the broader Austin market correction simply don't apply the same way. This guide breaks down exactly what's happening in the Westlake market right now, the sub-neighborhoods you need to know, and how to position yourself to win — whether you're buying or selling.\"},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"🎯 Westlake Hills Off-Market Snapshot (Updated May 2026)\"},{\"content\":\"\",\"attributes\":{\"id\":\"i6dtr\"},\"components\":[{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Active Off-Market Inventory\",\"attributes\":{\"id\":\"imang\"}},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"~12 Pocket Listings Currently Available in Westlake Hills\",\"attributes\":{\"id\":\"ikryk\"}},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"attributes\":{\"id\":\"ixbja\"},\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Direct waterfront, gated estate, and luxury pocket-listing inventory across Rob Roy, Davenport Ranch, Lost Creek, Rollingwood, and West Rim — priced from $2.4M to $14M+. 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They’re sourced through Johnny’s 20-year cross-brokerage network and Compass Private Exclusives platform access.\"}]},{\"tagName\":\"p\",\"content\":\"\",\"attributes\":{\"id\":\"i3olc\"},\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"📞 \"},{\"tagName\":\"strong\",\"content\":\"\",\"components\":[{\"type\":\"link\",\"content\":\"(512) 797-0965\",\"attributes\":{\"href\":\"tel:+15127970965\",\"id\":\"ioh7h\"}}]},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" | 📧 \"},{\"tagName\":\"strong\",\"content\":\"\",\"components\":[{\"type\":\"link\",\"content\":\"[email protected]\",\"attributes\":{\"href\":\"mailto:[email protected]\",\"id\":\"iiuym\"}}]}]}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"This isn't a sales gimmick — it's the actual structure of the Westlake luxury market. Sellers at this price tier consistently prefer off-market exposure for privacy, convenience, and discretion. Buyer access comes from working with an agent who has the cross-brokerage relationships and Compass Private Exclusives platform access to source these properties.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"A Sample of the Off-Market Westlake Inventory Active Right Now (Anonymized)\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"To make this concrete, here is the kind of off-market Westlake luxury inventory Johnny is tracking right now — anonymized to protect seller privacy and listing-agent relationships, as required by listing-agent network rules and Compass Private Exclusives policy:\"},{\"tagName\":\"ul\",\"content\":\"\",\"components\":[{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"🏛️ \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"A 7BR Westlake modernist contemporary estate\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" on ~3.4 acres — ultra-private, dramatic architectural statement, listed agent-private at the seller's request. Price upon qualified buyer inquiry.\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"🌊 \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"A 5BR / 5.5BA Lake Austin waterfront contemporary\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\", ~6,500 sq ft, 2019 build, infinity pool, direct waterfront access. Listed via the Austin Luxury Network agent-to-agent.\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"🍷 \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"A signature Westlake estate property\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" with extensive sculpture garden, river/Hill Country valley views, and resort-tier outdoor entertaining infrastructure. Sourced through cross-brokerage pocket-listing network.\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"🏞️ \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"A premier Rob Roy on the Lake direct-waterfront property\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" in the $8M–$15M range — trade-private through agent network, never to reach MLS.\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"🏡 \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"An additional 8+ off-market Westlake Hills opportunities\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" across Davenport Ranch, Lost Creek, Rollingwood, and West Rim — full inventory available upon qualified buyer inquiry.\"}]}]},{\"tagName\":\"p\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Reach Johnny directly at \"},{\"tagName\":\"strong\",\"content\":\"\",\"components\":[{\"type\":\"link\",\"content\":\"(512) 797-0965\",\"attributes\":{\"href\":\"tel:+15127970965\"}}]},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" or \"},{\"tagName\":\"strong\",\"content\":\"\",\"components\":[{\"type\":\"link\",\"content\":\"[email protected]\",\"attributes\":{\"href\":\"mailto:[email protected]\"}}]},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" for current off-market inventory matching your specific criteria.\"}]},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"The 2026 Westlake Hills Market in Real Numbers\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Here's the honest picture of where the market stands right now:\"},{\"type\":\"table\",\"content\":\"\",\"components\":[{\"type\":\"thead\",\"content\":\"\",\"components\":[{\"type\":\"row\",\"content\":\"\",\"components\":[{\"tagName\":\"th\",\"type\":\"cell\",\"content\":\"Metric\"},{\"tagName\":\"th\",\"type\":\"cell\",\"content\":\"Westlake Hills\"},{\"tagName\":\"th\",\"type\":\"cell\",\"content\":\"Rollingwood\"}]}]},{\"type\":\"tbody\",\"content\":\"\",\"components\":[{\"type\":\"row\",\"content\":\"\",\"components\":[{\"type\":\"cell\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Median Sale Price\"}]},{\"type\":\"cell\",\"content\":\"$3.5M–$3.6M\"},{\"type\":\"cell\",\"content\":\"$2.3M–$2.9M\"}]},{\"type\":\"row\",\"content\":\"\",\"components\":[{\"type\":\"cell\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Median Price/Sq Ft\"}]},{\"type\":\"cell\",\"content\":\"$756\"},{\"type\":\"cell\",\"content\":\"$709\"}]},{\"type\":\"row\",\"content\":\"\",\"components\":[{\"type\":\"cell\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Average Days on Market\"}]},{\"type\":\"cell\",\"content\":\"54–85\"},{\"type\":\"cell\",\"content\":\"65\"}]},{\"type\":\"row\",\"content\":\"\",\"components\":[{\"type\":\"cell\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Months of Supply\"}]},{\"type\":\"cell\",\"content\":\"9.0 (misleading — see below)\"},{\"type\":\"cell\",\"content\":\"Low volume\"}]},{\"type\":\"row\",\"content\":\"\",\"components\":[{\"type\":\"cell\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"School District\"}]},{\"type\":\"cell\",\"content\":\"Eanes ISD (#1 in TX)\"},{\"type\":\"cell\",\"content\":\"Eanes ISD (#1 in TX)\"}]},{\"type\":\"row\",\"content\":\"\",\"components\":[{\"type\":\"cell\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Zip Code\"}]},{\"type\":\"cell\",\"content\":\"78746\"},{\"type\":\"cell\",\"content\":\"78746\"}]}]}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"A few things to understand about these numbers:\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"The price per square foot in both communities sits above $700.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" That's not softening — that's premium pricing reflecting the location, the schools, and the genuine scarcity of inventory.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"The 9.0 months of supply in Westlake is misleading.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" This number doesn't account for the private off-market market. When a Westlake seller doesn't get the offer they want, they don't drop their price — they pull the listing and move it off-MLS. That's the luxury of owning here: most sellers don't need to sell. They wait. Or they sell quietly.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Why this market is insulated:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Westlake homeowners typically have significant equity, often own outright, and have no financial pressure to accept a below-market offer. Compare this to Lakeway where roughly 60% of listings have taken price cuts in 2026, or to Dripping Springs where sellers are more likely to need to move. Same Austin metro — completely different dynamics.\"}]},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"Why Buyers Choose Westlake Hills\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Westlake Hills isn't just a luxury Austin zip code. It's a specific lifestyle choice with specific advantages buyers consistently come back to:\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"1. Eanes ISD.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" The single biggest property-value driver in 78746. Eanes ISD is consistently ranked the #1 school district in Texas and among the top 10 nationally. \"},{\"type\":\"link\",\"content\":\"Westlake High School\",\"attributes\":{\"href\":\"https://www.eanesisd.net/whs\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" is the flagship — ranked among the top 20 public high schools in the United States. The numbers are extraordinary: 97.8% graduation rate, 74% of students take AP courses with 92% scoring 3 or higher, and the school produces 33 National Merit Finalists per year in a graduating class of ~600. Families relocate to Westlake Hills specifically to access this district. The boundary line literally moves comparable home values by hundreds of thousands of dollars.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"2. Proximity to downtown Austin.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Westlake Hills sits 10–15 minutes from downtown Austin via Bee Caves Road or Loop 360. You get genuine Hill Country living with limestone bluffs, oak canopies, and panoramic views — without sacrificing access to the city's restaurants, culture, airport, or business community. Few luxury markets in the country combine this proximity with this aesthetic.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"3. Topography and privacy.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Westlake Hills is built on the actual Hill Country topography west of Austin — limestone outcroppings, mature live oak canopies, dramatic elevation changes. Most lots are wooded, private, and visually separated from neighbors. This is not flat suburban luxury. It's earned, sculpted landscape.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"4. Genuine off-market inventory depth.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" As discussed above, Westlake Hills has the deepest off-market network in the Austin metro. Buyers working with well-connected agents see properties that public-portal-only buyers literally cannot access.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"5. Westlake as an \\\"address brand.\\\"\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" \\\"Westlake\\\" carries specific weight in Austin — a recognition signal among local executives, professionals, and old-money families. It's not just a place; it's a confirmed identity for the families who choose to live there.\"}]},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"The Westlake Sub-Neighborhoods: What You Need to Know\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Westlake Hills is not monolithic. Within and around the 78746 zip code there are distinct sub-neighborhoods with their own price logic, character, and buyer profiles. Here's the honest insider breakdown:\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Rob Roy on the Lake\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"The pinnacle of Westlake luxury — a gated, ultra-private enclave on Lake Austin waterfront. Properties range $5M–$25M+. This is the address that defines Austin old money. Constant-level Lake Austin frontage, Eanes ISD access, and a buyer pool that's small but extraordinarily deep. Inventory here is famously scarce — many properties trade entirely off-market through trusted agent networks.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Rob Roy (Non-Waterfront)\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Beyond the lakefront, Rob Roy has gated inland luxury homes typically $3M–$8M with custom estates on private wooded lots. Same Eanes ISD access, same gated security, with more practical price entry than direct waterfront.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Davenport Ranch\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"One of central Westlake's most-loved neighborhoods. Mature oak canopies, established lots, family-friendly culture. Homes typically $2M–$8M depending on lot, view, and recent renovations. Strong walking-and-running culture, country club access via Austin Country Club, and consistent resale performance. A favorite for families settled in for the long term.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Lost Creek\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Family-friendly Westlake at slightly more accessible price points — typically $1.5M–$3.5M. Mature trees, neighborhood feel, Eanes ISD access. A common \\\"entry-tier\\\" Westlake submarket for families upgrading from Tarrytown or central Austin.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Rollingwood\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Technically its own incorporated city, immediately adjacent to Zilker Park and bordering Westlake Hills. Tiny in geographic footprint, with a population around 1,400. Homes range $2M–$5M+. Walkability to South Austin amenities (you can literally walk to Barton Springs) combined with Eanes ISD access creates a unique submarket character. Inventory is famously limited.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"West Rim\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Premium Hill Country views, slightly more elevated terrain. Homes typically $2M–$6M with custom estates pushing higher. Strong newer-construction representation. Excellent for buyers who prioritize view and modern construction over established neighborhood character.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Bee Creek / Wilderness Estates\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"More private acreage-style estates on the western edge of the Eanes ISD area. Larger lots, more space between neighbors, more rural feel while still being in Eanes ISD. Properties typically $2.5M–$10M+ depending on acreage.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Westlake Hills Core (78746 main)\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"The original incorporated City of West Lake Hills. Mature established estates, a true small-town municipal feel with its own city government, police, and zoning. Homes range broadly from $1.8M renovated cottages to $10M+ estate properties.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Cuernavaca / Treemont / Pascal / Cat Mountain\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Smaller Eanes ISD-feeder pockets with their own characters. Cuernavaca runs from approachable family homes to estate-tier properties. Treemont and Pascal are quieter family enclaves. Cat Mountain offers some of the most dramatic Hill Country views in the area.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Camelot\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"A tiny boutique pocket neighborhood within Westlake — the kind of place where families settle in for decades and inventory turnover is famously low. Family-oriented, mature lots, walking-distance culture between neighbors. Most Camelot transactions happen off-market through trusted realtor networks because public MLS listings rarely surface here. (Johnny has direct recent transaction experience in Camelot — see the story above.)\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"The Overlook at Westlake (New Construction 2026)\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"MileStone Community Builders is developing 48 new luxury homes priced $2.85M–$5M with move-ins expected late 2026. Genuine new construction in Westlake is rare because of land scarcity, which makes this a notable new-inventory event. Properties will carry the Eanes ISD school district premium from day one.\"},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"A Real Westlake Off-Market Story: How a Family Moved One Street Away From Their Loved Ones\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Here's a story from earlier this year that captures exactly how off-market access works in Westlake Hills.\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"A past client family had bought a home through me about four months earlier. Wonderful family. They had close relatives living in \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Camelot\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — a very tiny boutique pocket neighborhood within Westlake — and they decided they wanted to move closer to family. The kids should be able to walk to each other's houses, ride bikes together, and the parents could do morning and evening walks with the relatives.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"There was just one problem: \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"nothing was for sale in Camelot.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Zero active MLS listings. Zero. For most agents, that's the end of the conversation.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"It wasn't the end for us. I used my 20 years of relationships in the Westlake market. I reached out to every realtor who had ever done business in Camelot. I posted in the pocket-listing networks and the agent-to-agent forums I'm part of. Within a few weeks I had surfaced \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"three off-market opportunities for this family.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"The most interesting part: \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"two of the three sellers weren't even actively trying to sell.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" I had their buyer agents reach out to gauge interest, and both were genuinely open to the conversation when the right buyer came along. We literally \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"created listings out of thin air.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"The family toured their favorite of the three, we made the offer, and I negotiated them an outstanding deal — \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"about 15% below the seller's initial asking number.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" They're now living in Camelot, one street away from their loved ones. The kids walk to each other's houses. The families do morning bike rides together. The whole point of moving — achieved.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"This is what 20 years of Westlake relationships, an active off-market pipeline, and ~33% off-market deal ratio actually delivers.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Not a list of MLS links. A way to find the home that doesn't exist on the market yet — because for the right buyer, the right property can be uncovered, even when it's not for sale on paper.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"This is the work. And it's exactly the kind of access I bring to every Westlake Hills client.\"},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"A Second Westlake Story: The Famous Client Who Found Her Grandmother's Home\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"One of my most memorable Westlake-area transactions: a celebrity client (anonymized to protect her privacy) who wanted a Lake Travis / Westlake-corridor waterfront second home. She'd grown up coming to the lake as a little girl visiting her grandmother, and the area held deep family memories for her. She wanted a place to relive those summers with her own kids and extended family.\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"We toured many properties — on-market and off-market, across the Westlake/Lake Austin/Lake Travis luxury corridor. The flashiest, most upgraded homes weren't what she was looking for. Then I called around, worked my pocket-listing network, and found a \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"coming-soon off-market property\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" that no one had seen yet.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"It was at the tip of a peninsula with \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"270-degree views\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" in every direction. Deep-water cove. Several acres. A sport court for pickleball. Floor-to-ceiling windows. The kind of Texas Hill Country home where you walk in and exhale.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"But the moment that mattered was this: when she walked to the back door and opened it, \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"the screen door creaked exactly the way her grandmother's screen door used to creak\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\". The same sound. The same feeling. The same way it made her feel when she was a little girl staying on the lake in the summer.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"She knew. We made the offer. \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"I negotiated her $300,000 off the seller's asking price.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" The home was hers.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Here's what makes this story even more meaningful: she could have afforded a $10M+ property. She could have bought the flashiest, most upgraded $5M estate. Instead, she chose the home that emotionally connected with her childhood memories — a property in the \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"$3–$4M range\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" that simply felt right. That's the kind of buyer-first guidance I aim to deliver: helping clients find what genuinely fits their life, not what looks most impressive on Zillow.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"It wasn't the biggest house we saw. It wasn't the fanciest. But it was the one.\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"This is the work of a 20-year Westlake-corridor specialist with deep off-market access:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" finding the home that doesn't exist on the public market yet, recognizing that the right home for the right buyer isn't always the most upgraded — it's the one that fits the buyer's actual life.\"}]},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"A Third Westlake Story: The $6–$8M Coaching Retreat Estate\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Another recent Westlake client — a coach who hosts high-end retreats and workshops — needed an extraordinarily specific property profile. Most agents would have called this impossible. We made it happen as an off-market deal.\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"The buyer's criteria:\"},{\"tagName\":\"ul\",\"content\":\"\",\"components\":[{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Approximately 8,000 square feet\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" of livable space — enough to host retreat groups comfortably\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"6+ bedrooms\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" for guest accommodations\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Multi-acre lot with significant privacy\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — critical for client confidentiality during retreats\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Backs to a greenbelt\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" for natural seclusion\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Resort-style pool and outdoor entertaining space\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" for private events\"}]},{\"tagName\":\"li\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Incredible Hill Country views\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Minimum four-car garage\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — this client is a tinkerer, builds in the workshop, and owns classic cars\"}]},{\"tagName\":\"li\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Fully landscaped, move-in ready\"}]},{\"tagName\":\"li\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Budget: $6–$8 million range\"}]}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"That is a deeply specific spec sheet. The probability of an active MLS listing matching all of those requirements simultaneously, in Westlake Hills, in the right school district, with the right view orientation? Vanishingly small.\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"So I worked both the active MLS inventory AND my off-market pipeline simultaneously. I tapped into pocket listings across multiple brokerages, Compass Private Exclusives, and my direct relationships with Westlake luxury listing agents. After thorough searching, I found the perfect property as an \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"off-market pocket listing\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\": ~8,000 sq ft, 6+ bedrooms, multi-acre privacy backing to greenbelt, dramatic Hill Country views, fully landscaped, resort pool, and a fully-finished four-car garage where my client can tinker and store his classic car collection.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Closed in the $6–$8M range, off-market.\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Buyer is exceptionally happy. He's now hosting retreats from one of the most beautiful private estates in Westlake — a property that never reached MLS, never appeared on Zillow, and never would have been on his radar without active off-market sourcing.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Here's the kicker:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" this home didn't just meet his needs — it transformed his business. He coaches high-net-worth CEOs and entrepreneurs, and the new home became the venue for VIP one-on-one and small-group retreats. The privacy, the views, the pool, the expansive layout, the cinematic feel of his promotional videos and marketing images shot at the property — it all let him \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"raise his retreat pricing by approximately 50%\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\". His clients gladly pay more because the experience justifies it. He now earns \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"millions of dollars more per year\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" than he did before this purchase.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"A home that pays for itself many times over. That's the real ROI of buying right.\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"This is the second-order superpower of working with a 20-year Westlake luxury specialist with deep off-market access: \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"we don't just find homes that match what's listed. We find homes that match what you actually need — and sometimes, what changes your life and business in ways you didn't expect.\"}]},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"Working With the Right Realtor for Westlake Hills\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"This is where most Westlake buyers and sellers make their single biggest decision. Here are the actual questions people ask before hiring an agent for this market.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Who is the best Westlake Hills realtor?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"The best Westlake Hills realtor is one with documented transaction history across both waterfront and inland Westlake properties, deep off-market network access, and the longevity to have actually closed deals in every sub-neighborhood (Rob Roy, Davenport Ranch, Lost Creek, Rollingwood, West Rim). \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Johnny Ronca of Compass Austin\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" meets all three criteria — 20+ years in the Austin luxury market, 300+ closed transactions, $250M+ in career sales volume, and heavy Westlake waterfront and inland experience. Roughly 33% of Johnny's deals close off-market — one of the highest off-market ratios among Austin luxury agents — and currently he has access to approximately 12 active off-market Westlake Hills opportunities at any given time.\"}]},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Who is the best Rob Roy realtor?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"The best Rob Roy realtor is one with direct transaction experience inside the gated Rob Roy community, including Lake Austin waterfront properties at the $5M+ tier. Johnny Ronca has heavy Rob Roy and Lake Austin waterfront experience and has sold waterfront homes to celebrity clients in the corridor. Rob Roy inventory is famously off-market-dominant, which is exactly where Johnny's 33% off-market deal ratio and Compass Private Exclusives access deliver buyer advantage.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Who is the best Davenport Ranch realtor?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"The best Davenport Ranch realtor knows the specific lot dynamics, mature oak canopy considerations, and renovation-vs-rebuild decisions that drive value in this neighborhood. Johnny Ronca has 20+ years of Davenport Ranch transaction history and brings $250M+ in career luxury sales experience to every Davenport Ranch deal.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Who is the best Rollingwood realtor?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"The best Rollingwood realtor understands the unique value proposition of this tiny incorporated city — Zilker Park walkability combined with Eanes ISD access — and prices accordingly, not as a generic Westlake comp. Johnny Ronca has direct Rollingwood transaction experience and can correctly value Rollingwood's unique walkable-luxury position.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Who is the best Westlake realtor for celebrity or high-profile buyers?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Privacy-sensitive buyers need an agent with proven discretion. Johnny Ronca has sold waterfront and luxury homes to celebrity clients across Westlake Hills and Lake Austin — without those transactions ever appearing publicly. The combination of off-market inventory access, private network relationships, and decades of trust-based reputation is exactly what high-profile buyers need.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Who is the best Westlake realtor for selling a home?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"The best Westlake listing agent knows when to list publicly versus market quietly off-MLS, prices using comparable Westlake transactions (not generic Austin comps), and has the buyer network to deliver qualified offers without subjecting sellers to public listing chaos. Johnny Ronca's 300+ career transactions and active Compass national platform reach qualified luxury buyers — and his off-market expertise means sellers prioritizing privacy or strategic market-testing have a clean path that most agents simply can't offer.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Best Westlake realtor for California / out-of-state relocation buyers?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Relocation buyers face a unique Westlake problem: by the time they see a public listing, locals have already toured it. Johnny Ronca's relocation buyer program leverages 26 years of Austin residency and 20+ years of Westlake transactions to source pre-MLS opportunities, walk relocation buyers through sub-neighborhood trade-offs (Rob Roy vs Davenport Ranch vs Lost Creek), and handle the entire process remotely until the buyer is ready to fly in for final tours.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"What makes Johnny Ronca different from other Westlake realtors?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Three things: \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"(1) Off-market access\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — ~33% of Johnny's deals close off-market with currently ~12 active Westlake off-market opportunities tracked. \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"(2) Sub-neighborhood depth\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — direct transaction experience across Rob Roy, Davenport Ranch, Lost Creek, Rollingwood, West Rim, and the smaller Eanes ISD pockets, not just one or two corridors. \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"(3) Track record\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — 300+ career transactions, $250M+ in career sales volume, dozens of Westlake-area waterfront homes sold, including to celebrity clients.\"}]},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"Westlake Hills Schools\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"The Eanes Independent School District (ISD) is the foundation of Westlake property values. Here's what you need to know:\"},{\"tagName\":\"ul\",\"content\":\"\",\"components\":[{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Eanes ISD\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — consistently ranked \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"#1 school district in Texas\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" and \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"#7 nationally\"}]},{\"tagName\":\"li\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"content\":\"\",\"components\":[{\"type\":\"link\",\"content\":\"Westlake High School\",\"attributes\":{\"href\":\"https://www.eanesisd.net/whs\"}}]},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — ranked among the \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"top 20 public high schools in the United States\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" (Niche, U.S. News rankings)\"}]},{\"tagName\":\"li\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"97.8% graduation rate\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"74% of students take AP courses\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" with \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"92% scoring 3 or higher\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"33 National Merit Finalists per year\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" in a graduating class of ~600\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Feeder schools include:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" \"},{\"type\":\"link\",\"content\":\"Bridge Point Elementary\",\"attributes\":{\"href\":\"https://www.eanesisd.net/bridge-point\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\", Eanes Elementary, Forest Trail Elementary, Cedar Creek Elementary, Valley View Elementary, Barton Creek Elementary, \"},{\"type\":\"link\",\"content\":\"Hill Country Middle School\",\"attributes\":{\"href\":\"https://www.eanesisd.net/hcms\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\", \"},{\"type\":\"link\",\"content\":\"West Ridge Middle School\",\"attributes\":{\"href\":\"https://www.eanesisd.net/west-ridge\"}}]}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"For families with school-age children, the Eanes ISD boundary line is the single most important price variable in West Austin. Verify school assignment for any property using the \"},{\"type\":\"link\",\"content\":\"Eanes ISD attendance zone lookup\",\"attributes\":{\"href\":\"https://www.eanesisd.net/about/boundaries\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" before making an offer.\"}]},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"Dining & Coffee Near Westlake Hills\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Westlake Hills has its own dining scene plus excellent options in nearby Davenport Village, Rollingwood, and along Bee Caves Road:\"},{\"tagName\":\"ul\",\"content\":\"\",\"components\":[{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Maudie's Tex-Mex\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" (Davenport Village) — the local family standby\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Bee Cave Café\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — neighborhood institution for breakfast and lunch\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"The Westlake Cafe\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — local breakfast/brunch favorite\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Hula Hut\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" (boat-accessible from Lake Austin) — the Westlake summer ritual\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Hudson's on the Bend\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — fine dining in the broader Westlake corridor\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Carillon Coffee\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" (Davenport Village) — local coffee hub\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Café Blue\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" (Westlake) — casual contemporary\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Mozart's Coffee\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" (Westlake/Lake Austin location) — iconic lake views\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Brio Tuscan Grille\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" (Hill Country Galleria, 10 min west) — special-occasion family\"}]}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"For elevated dining beyond the immediate area, Westlake families regularly drive 15 minutes downtown for \"},{\"type\":\"link\",\"content\":\"Uchi\",\"attributes\":{\"href\":\"https://uchirestaurants.com/austin/\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\", \"},{\"type\":\"link\",\"content\":\"Jeffrey's\",\"attributes\":{\"href\":\"https://jeffreysofaustin.com/\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\", \"},{\"type\":\"link\",\"content\":\"Olamaie\",\"attributes\":{\"href\":\"https://olamaieaustin.com/\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\", or \"},{\"type\":\"link\",\"content\":\"Suerte\",\"attributes\":{\"href\":\"https://suerteatx.com/\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\".\"}]},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"The Location: Westlake Geography\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Westlake Hills sits in the Hill Country immediately west of downtown Austin, bordered roughly by:\"},{\"tagName\":\"ul\",\"content\":\"\",\"components\":[{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"East:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Loop 360 / Capital of Texas Highway and the Lake Austin shoreline\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"West:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Bee Cave area and Spanish Oaks\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"North:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Lake Austin / Pennybacker Bridge corridor and Cat Mountain\"}]},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"South:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" Bee Caves Road and the Bee Cave / Lakeway corridor\"}]}]},{\"tagName\":\"p\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Commute times:\"}]},{\"tagName\":\"ul\",\"content\":\"\",\"components\":[{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"Downtown Austin: 10–15 minutes\"},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"The Domain / North Austin: 20–25 minutes\"},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"Austin-Bergstrom International Airport: 25–30 minutes\"},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"Lake Travis (Lakeway area): 15–20 minutes\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Few American luxury markets combine genuine Hill Country topography with this level of downtown proximity. That combination is one of the foundational reasons Westlake commands its price premium.\"},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"Frequently Asked Questions\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"What is the average home price in Westlake Hills?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"The median sale price in Westlake Hills (78746) in 2026 sits between \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"$3.5M and $3.6M\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\", with median price per square foot at approximately \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"$756\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\". Inventory ranges from renovated cottages around $1.8M to estate-tier properties above $10M.\"}]},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Is Westlake Hills the best place to live in Austin?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"For families prioritizing Eanes ISD schools, Hill Country topography, and 10–15 minute proximity to downtown Austin, Westlake Hills is consistently ranked among the top luxury submarkets in the Austin metro. The combination is genuinely difficult to replicate elsewhere in central Texas.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"What zip code is Westlake Hills?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Westlake Hills, Rollingwood, and the surrounding Eanes ISD luxury corridor share the \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"78746\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" zip code.\"}]},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"What school district is Westlake Hills in?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Westlake Hills is served by \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Eanes Independent School District (Eanes ISD)\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — consistently ranked the #1 school district in Texas and #7 nationally. Westlake High School is ranked among the top 20 public high schools in the United States.\"}]},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"How much does it cost to live in Westlake Hills?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Median home prices sit at $3.5M–$3.6M with price per square foot at $756. Property taxes in Travis County for Westlake properties run approximately 1.8–2.2% of assessed value annually. Combined with HOA dues (where applicable) and the premium for Eanes ISD-area services, total monthly carrying costs for a $3.5M Westlake home commonly exceed $25,000 before mortgage payments.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Is Westlake Hills safe?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Westlake Hills and Rollingwood are consistently ranked among the safest municipalities in Texas, with their own city governments, dedicated police forces, and very low crime rates relative to Austin metro averages.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"How many active off-market homes are there in Westlake Hills?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Off-market inventory varies, but at any given time the Westlake/Rollingwood corridor typically has a meaningful share of inventory that is not visible on Zillow, Redfin, or the public MLS. Johnny Ronca currently has access to approximately 12 active off-market opportunities in Westlake Hills and adjacent Eanes ISD neighborhoods. Reach him directly at \"},{\"type\":\"link\",\"content\":\"[email protected]\",\"attributes\":{\"href\":\"mailto:[email protected]\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" for current off-market inventory.\"}]},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Who is the best realtor in Westlake Hills?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Johnny Ronca of Compass Austin is one of Westlake's most active luxury agents — 20+ years in the Austin market, 300+ closed transactions, $250M+ in career sales, with heavy Westlake waterfront and inland experience including sales to celebrity clients. Roughly 33% of his deals close off-market, which on Westlake specifically means buyer access to properties that never reach public MLS.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"What is the difference between Westlake Hills and Rollingwood?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Both are in the 78746 zip code and Eanes ISD. \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Westlake Hills\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" is a larger municipality with more inventory diversity and more lot variety (mature trees, hill topography). \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Rollingwood\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" is a much smaller incorporated city immediately bordering Zilker Park, offering Eanes ISD access combined with walkability to South Austin amenities. Rollingwood median prices ($2.3M–$2.9M) typically run below Westlake Hills medians ($3.5M–$3.6M) but inventory is significantly more constrained.\"}]},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"What is the wealthiest neighborhood in Westlake?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Rob Roy on the Lake\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" is consistently the most expensive Westlake sub-neighborhood — direct Lake Austin waterfront, gated, with properties $5M–$25M+. Davenport Ranch and West Rim are also premium tiers within the broader Westlake corridor.\"}]},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Is Westlake Hills a good investment?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"In my experience as a 20-year Austin luxury realtor, Westlake Hills has been one of the most consistent long-term value-retention markets in Central Texas. The combination of Eanes ISD demand, constrained inventory, and limited new construction creates structural support for property values that broader Austin submarkets don't share. Always verify investment thesis with current market data and your specific property.\"},{\"tagName\":\"h3\",\"type\":\"text\",\"content\":\"Are there new construction homes in Westlake Hills?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Yes — \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"The Overlook at Westlake\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" by MileStone Community Builders is delivering 48 new luxury homes priced $2.85M–$5M with move-ins expected late 2026. New construction in Westlake is rare due to land scarcity, making this a notable inventory event. Properties will carry Eanes ISD school district value from day one.\"}]},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"Ready to Buy or Sell in Westlake Hills?\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"Whether you're searching for an off-market Westlake estate, considering a Rob Roy waterfront purchase, listing a Davenport Ranch home, or relocating from out of state, the right next step is a 30-minute conversation about your specific goals.\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"I'll walk you through:\"},{\"tagName\":\"ul\",\"content\":\"\",\"components\":[{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"Currently active off-market Westlake opportunities (~12 right now across Rob Roy, Davenport Ranch, Lost Creek, Rollingwood, West Rim)\"},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"Sub-neighborhood trade-offs for your specific situation\"},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"Accurate sub-neighborhood pricing rather than generic Westlake comps\"},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"The Eanes ISD attendance-zone variable for your target properties\"},{\"tagName\":\"li\",\"type\":\"text\",\"content\":\"Sellers' off-market vs. MLS-launch strategy decisions\"}]},{\"tagName\":\"p\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Reach me directly at \"},{\"tagName\":\"strong\",\"content\":\"\",\"components\":[{\"type\":\"link\",\"content\":\"[email protected]\",\"attributes\":{\"href\":\"mailto:[email protected]\"}}]},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" or \"},{\"tagName\":\"strong\",\"content\":\"\",\"components\":[{\"type\":\"link\",\"content\":\"(512) 797-0965\",\"attributes\":{\"href\":\"tel:+15127970965\"}}]},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\".\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"— Johnny Ronca, Compass Austin · 20+ years · 300+ transactions · $250M+ in career sales\"},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h2\",\"type\":\"text\",\"content\":\"Austin Off-Market Luxury Homes: Your Westlake Pocket Listing Access\"},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"Many of Austin's most desirable Westlake Hills homes sell quietly through broker networks and Compass Private Exclusives before they ever reach the MLS. With \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"20+ years in the Austin luxury market, 300+ closed transactions, and $250M+ in career sales volume\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\", Johnny Ronca helps clients gain access to luxury off-market and coming-soon opportunities first — across Rob Roy, Davenport Ranch, Lost Creek, Rollingwood, West Rim, Tarrytown, and the broader Westlake/Eanes ISD corridor.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Right now there are approximately 12 active off-market pocket listings in Westlake Hills and adjacent Eanes ISD neighborhoods\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" — ranging from $2.4M family estates to $14M+ Rob Roy waterfront. These properties are not visible on Zillow, Redfin, or the public MLS.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"If you're searching in the $1M+ range and not finding the right fit online, let's connect. \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"I am a master at finding luxury off-market deals.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"\",\"components\":[{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"📞 \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Call Johnny directly:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" \"},{\"type\":\"link\",\"content\":\"(512) 797-0965\",\"attributes\":{\"href\":\"tel:+15127970965\"}},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\"\\n📧 \"},{\"tagName\":\"strong\",\"type\":\"text\",\"content\":\"Email:\"},{\"tagName\":\"\",\"type\":\"textnode\",\"content\":\" \"},{\"type\":\"link\",\"content\":\"[email protected]\",\"attributes\":{\"href\":\"mailto:[email protected]\"}}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"— Johnny Ronca, Compass Austin\"},{\"tagName\":\"hr\",\"void\":true,\"content\":\"\"},{\"tagName\":\"h3\",\"content\":\"\",\"components\":[{\"tagName\":\"em\",\"type\":\"text\",\"content\":\"Find the Home That Moves You.\"}]},{\"tagName\":\"p\",\"type\":\"text\",\"content\":\"— Johnny Ronca, Compass Austin · Westlake Hills Luxury Real Estate Specialist\"}]","assets":"[]","css":"* { box-sizing: border-box; } body {margin: 0;}ul{list-style:inherit;}#ihav{background:#f5f1ea;border-left:4px solid #8b6f47;padding:16px 20px;margin:0 0 24px;border-radius:4px;}#iyu3{margin:0 0 8px;font-weight:700;font-size:14px;letter-spacing:0.5px;text-transform:uppercase;color:#5a4424;}#irvo{margin:0;padding-left:20px;}#i6dtr{background:#0f1f2e;color:#f5f1ea;padding:24px 28px;margin:24px 0;border-radius:6px;border-left:6px solid #c9a875;}#imang{margin:0 0 12px;font-size:12px;letter-spacing:2px;color:#c9a875;font-weight:700;text-transform:uppercase;}#ikryk{margin:0 0 12px;font-size:22px;line-height:1.3;font-weight:700;color:#fff;}#ixbja{margin:0 0 16px;font-size:15px;line-height:1.6;}#i3olc{margin:0;font-size:15px;}#ioh7h{color:#c9a875;text-decoration:none;}#iiuym{color:#c9a875;text-decoration:none;}","styles":"[{\"selectors\":[],\"selectorsAdd\":\"ul\",\"style\":{\"list-style\":\"inherit\"}},{\"selectors\":[{\"name\":\"ihav\",\"label\":\"ihav\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"background\":\"#f5f1ea\",\"border-left\":\"4px solid #8b6f47\",\"padding\":\"16px 20px\",\"margin\":\"0 0 24px\",\"border-radius\":\"4px\"}},{\"selectors\":[{\"name\":\"iyu3\",\"label\":\"iyu3\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"margin\":\"0 0 8px\",\"font-weight\":\"700\",\"font-size\":\"14px\",\"letter-spacing\":\"0.5px\",\"text-transform\":\"uppercase\",\"color\":\"#5a4424\"}},{\"selectors\":[{\"name\":\"irvo\",\"label\":\"irvo\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"margin\":\"0\",\"padding-left\":\"20px\"}},{\"selectors\":[{\"name\":\"i6dtr\",\"label\":\"i6dtr\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"background\":\"#0f1f2e\",\"color\":\"#f5f1ea\",\"padding\":\"24px 28px\",\"margin\":\"24px 0\",\"border-radius\":\"6px\",\"border-left\":\"6px solid #c9a875\"}},{\"selectors\":[{\"name\":\"imang\",\"label\":\"imang\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"margin\":\"0 0 12px\",\"font-size\":\"12px\",\"letter-spacing\":\"2px\",\"color\":\"#c9a875\",\"font-weight\":\"700\",\"text-transform\":\"uppercase\"}},{\"selectors\":[{\"name\":\"ikryk\",\"label\":\"ikryk\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"margin\":\"0 0 12px\",\"font-size\":\"22px\",\"line-height\":\"1.3\",\"font-weight\":\"700\",\"color\":\"#fff\"}},{\"selectors\":[{\"name\":\"ixbja\",\"label\":\"ixbja\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"margin\":\"0 0 16px\",\"font-size\":\"15px\",\"line-height\":\"1.6\"}},{\"selectors\":[{\"name\":\"i3olc\",\"label\":\"i3olc\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"margin\":\"0\",\"font-size\":\"15px\"}},{\"selectors\":[{\"name\":\"ioh7h\",\"label\":\"ioh7h\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"color\":\"#c9a875\",\"text-decoration\":\"none\"}},{\"selectors\":[{\"name\":\"iiuym\",\"label\":\"iiuym\",\"type\":2,\"active\":true,\"private\":false,\"protected\":false}],\"style\":{\"color\":\"#c9a875\",\"text-decoration\":\"none\"}}]"}}3,315 people live in West Lake Hills, where the median age is 50.1 and the average individual income is $114,577. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around West Lake Hills, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Chef Mike Lenz, Sugarwolf Bakery, and Kinetic Fit Systems.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining | 3.92 miles | 12 reviews | 5/5 stars | |
| Dining | 4.04 miles | 9 reviews | 5/5 stars | |
| Active | 3.92 miles | 9 reviews | 5/5 stars | |
| Active | 4.17 miles | 9 reviews | 5/5 stars | |
| Active | 2.95 miles | 8 reviews | 5/5 stars | |
| Nightlife | 4.2 miles | 8 reviews | 5/5 stars | |
| Beauty | 1.68 miles | 17 reviews | 5/5 stars | |
| Beauty | 1.13 miles | 13 reviews | 5/5 stars | |
| Beauty | 0.88 miles | 8 reviews | 5/5 stars | |
| Beauty | 0.91 miles | 16 reviews | 5/5 stars | |
| Beauty | 1 miles | 5 reviews | 5/5 stars | |
| Beauty | 1.39 miles | 8 reviews | 5/5 stars | |
| Beauty | 3.97 miles | 12 reviews | 5/5 stars | |
| Beauty | 1.63 miles | 25 reviews | 5/5 stars | |
| Beauty | 1.14 miles | 19 reviews | 5/5 stars | |
| Beauty | 3.25 miles | 30 reviews | 5/5 stars | |
| Beauty | 0.54 miles | 9 reviews | 5/5 stars | |
| Beauty | 0.64 miles | 6 reviews | 5/5 stars | |
| Beauty | 1.18 miles | 29 reviews | 5/5 stars | |
| Beauty | 2.99 miles | 9 reviews | 5/5 stars | |
| Beauty | 3.43 miles | 17 reviews | 5/5 stars | |
| Beauty | 0.6 miles | 11 reviews | 5/5 stars | |
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West Lake Hills has 1,208 households, with an average household size of 2.69. Data provided by the U.S. Census Bureau. Here’s what the people living in West Lake Hills do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 3,315 people call West Lake Hills home. The population density is 922.52 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
I am committed to guiding you every step of the way—whether you're buying a home, selling a property, or securing a mortgage. Whatever your needs, I've got you covered.
7415 SOUTHWEST PKWY BLDG 2 STE 200 AUSTIN TX 78620
