West Rim is a neighborhood I describe to buyers as "the part of Westlake Hills that doesn't need to be explained — you just see the view and understand."
Last Updated: May 2026
5 Things to Know About West Rim in 2026
I'm Johnny Ronca — Compass Austin luxury, 20+ years, 300+ transactions, $250M+ career sales. West Rim is "the part of Westlake Hills that doesn't need to be explained — you just see the view and understand."
Confidential Off-Market Access — West Rim & Upper 78746
West Rim and upper 78746 view-position properties trade primarily through private networks. Priced $2M–$8M+.
| Metric | West Rim / Upper 78746 |
|---|---|
| Median home price | ~$3M–$5M |
| Price per sq ft | $600–$1,200+ |
| Lake Austin view premium | 50–100% over non-view 78746 |
| Entry price | ~$2M |
| Trophy ceiling | $10M+ (custom view rebuild) |
| School district | Eanes ISD (Westlake HS) |
Properties sit at the top of the Westlake escarpment with unobstructed western exposure toward Lake Austin and the Hill Country — 180° panorama from the main living level. West Rim lots vary from tight hillside to larger 0.5–1.5 acre positions. Architecture spans 1980s established customs through 2020s new construction.
Eanes ISD — Austin's top public school district:
West Rim in Westlake Hills (78746). Hilltop escarpment positioning gives properties unobstructed western 180° panoramas over Lake Austin — a view profile that exists in essentially no other Eanes ISD neighborhood. Pricing $2M–$10M+, view-tier customs $600–$1,200+ per sq ft.
Rob Roy is the Lake Austin waterfront tier — direct water access and boat docks ($3M–$15M+). West Rim is the Lake Austin view tier — elevated panoramic views without waterfront ($2M–$10M+). Both Eanes ISD.
Panoramic Lake Austin views + Eanes ISD + 8 miles from downtown Austin — an extremely rare combination in any American city. Scarcity drives the premium.
Johnny Ronca of Compass Austin — 20+ years Westlake Hills luxury, $250M+ career sales, direct 78746 transaction history. Call (512) 797-0965.
📞 (512) 797-0965 | ✉️ [email protected]
— Johnny Ronca, Compass Austin · 78746 / Westlake Hills Specialist · 20+ years · $250M+ career sales
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