78746 Zip Code Guide | Westlake Lake Hills and Rollingwood
78746 At a Glance
The 78746 ZIP code is one of Austin’s best-known Westside areas, covering parts of West Lake Hills, Rollingwood, and nearby residential pockets like Lost Creek. The ZIP is defined by hill country terrain, mature tree canopy, and neighborhoods that feel tucked away while still sitting close to central Austin. Buyers compare 78746 for privacy, established housing, strong local services, and straightforward access to key corridors.
Key Characteristics
Location: West Austin, including West Lake Hills and Rollingwood
Major Access: Loop 360, Bee Cave Road, and MoPac access via nearby connectors
School Districts: Many addresses fall within Eanes ISD, and Eanes ISD operates Westlake High School as its comprehensive high school.
Housing Style: Primarily single-family homes with a wide range of lot sizes, plus selective condo and townhome pockets
The Vibe: Quiet, wooded, and established, with a strong neighborhood feel and limited commercial intrusion
Price Point: Median Home Price Range (2026): $1.5 million to $2 million
Considerations to Know
Home values and demand are strongly pocket-driven, so comparisons work best neighborhood by neighborhood
Terrain, driveway grade, and lot usability can matter as much as interior finishes
School zoning should be treated as an address-level fact, not a ZIP-level assumption
Current Active Listings:
Neighborhood Character & Housing Overview
78746 is made up of established West Austin neighborhoods that developed over multiple decades, creating real variety in street layout, architecture, and lot characteristics. Many streets are shaded by mature trees and follow the natural terrain, so slope, privacy, and greenbelt adjacency often influence how a home lives day to day. Renovation levels range from original-condition homes to high-end rebuilds, and buyers tend to compare homes based on condition tier and micro-location rather than age alone.
| Feature | What You’ll Typically See in 78746 |
|---|---|
 Primary Housing Type | Mostly single-family homes with limited attached options |
 Typical Build Period | Mid-century through late 20th century, plus ongoing remodels and rebuilds |
 Lot Sizes | Highly variable, including larger lots and irregular hillside parcels |
 Architectural Variety | Ranch, traditional, hill country, and modern remodels |
 Renovation Levels | Wide range from original to fully redesigned |
 Street Layout | Winding hill streets, cul-de-sacs, and pocket-specific patterns |
In 78746, two homes with similar square footage can perform very differently based on lot placement, privacy, and renovation tier. Tight comparable selection is essential in this ZIP.
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Market Snapshot
Market behavior in 78746 tends to be driven by limited inventory and high sensitivity to condition and lot characteristics. List-to-sale outcomes often depend on renovation quality, outdoor setting, and how a home compares to recent sales within the same pocket. Snapshot metrics are most useful when paired with neighborhood-level comps and a clear read on renovation tier rather than ZIP-wide averages.
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Sqaure Footage
Price Negotiations
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Local Amenities & Access
Amenities in 78746 are built around quick access and high-quality daily infrastructure rather than one dense commercial district. Residents typically balance quiet residential streets with short drives to retail hubs, trail systems, and central Austin destinations.
Employment & Commute Connectivity
Commute options in 78746 are shaped by Loop 360, Bee Cave Road, and nearby routes that connect quickly toward MoPac and central Austin. For many addresses, the practical advantage is that you can choose between corridor routes depending on time of day, rather than relying on one single commute path. The ZIP’s west-central position supports efficient access to Downtown Austin and major employment corridors, with drive times often more influenced by ramp access and corridor timing than straight-line distance.
School Zoning & Education
Many 78746 addresses are served by Eanes ISD, and the district provides a clear verification workflow. First confirm the property is within Eanes ISD, then use the district’s SchoolSearch map and boundary guidance to identify the assigned campus by address. Westlake High School is the district’s comprehensive high school and is physically located in 78746. Because boundaries can vary within short distances, address-level verification should be treated as a standard step when evaluating homes in this ZIP.
Retail & Daily Services
Retail in 78746 is concentrated in a few well-known hubs that make daily errands easy without spreading commercial traffic through neighborhoods. Westlake H-E-B anchors one of the primary everyday shopping nodes in the ZIP. The Village at Westlake provides a mix of services and eateries in the same corridor. For additional options, Davenport Village serves nearby pockets with retail and services along Loop 360. Barton Creek Square is also a nearby regional destination that expands shopping and dining access within a short drive.
Outdoor Amenities
Outdoor access in 78746 is a major part of the lifestyle, with preserved natural spaces close to residential pockets. Wild Basin Wilderness Preserve is located in 78746 and offers protected trails with reservation requirements on weekends and holidays, making it a true local resource for regular hiking. For water-adjacent outdoor time, Red Bud Isle is a well-known trail and off-leash area along the lake corridor in 78746. Many residents also use nearby access points to larger trail systems like the Barton Creek Greenbelt.
Buyer and Seller Considerations in 78746
78746 is a pocket-driven West Austin market where lot characteristics, renovation tier, and address-specific factors shape outcomes more than ZIP-wide averages.
For Buyers:
Verify school zoning by exact address early and treat it as a confirmed fact, since assumptions can be wrong within short distances
Evaluate slope, driveway grade, and lot usability, since hill terrain can impact daily function and future improvement options
Compare renovation quality carefully, since the gap between cosmetic updates and full system modernization is common in older housing stock
Noise and corridor influence can change street by street, so visit at different times of day before committing
For Sellers:
Price based on the most recent sales within the same pocket and renovation tier, not general West Austin averages
Provide clear documentation of upgrades, major systems, and permits since buyers scrutinize condition closely in this ZIP
Market outdoor setting and micro-location with specifics, since privacy, tree canopy, and trail access often drive shortlist decisions
Presentation matters because buyers compare against high-quality remodels and rebuilds within the same small pockets