A small incorporated city of ~1,400 residents tucked into the 78746 zip code. Eanes ISD schools, large wooded lots, and a 10-minute commute to downtown — with almost no through-traffic.
78746 · Eanes ISDSources: Unlock MLS via KXAN (June 11, 2026); Institute for Luxury Home Marketing June 2026 Report.
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Neighborhood
Rollingwood is an independent incorporated city — incorporated in 1955, with its own elected mayor, city council, and police department — that has never been annexed by Austin. It covers roughly 1.4 square miles with around 560 single-family lots, and there is no commercial retail inside city limits: no strip malls, no mixed-use corridors, no apartment complexes. Rollingwood Drive runs east–west through the heart of the community, connecting MoPac on the east to Loop 360 on the west, while interior streets like Wild Cherry Trail and Creek Bend Drive carry almost no through traffic under a canopy of mature live oaks, pecans, and cedar elms.
The location is the draw: directly west of Zilker Park and Barton Springs along Bee Cave Road, roughly ten minutes to downtown, with Barton Creek Greenbelt access at the Gus Fruh trailhead — a reasonable walk from the Creek Bend Drive corridor. The housing stock spans seven decades. Most original homes are 1950s–1970s ranch houses on quarter- to half-acre-plus lots, and the dominant pattern now is teardown-rebuild: buyers purchase the original home for the land and build a modern custom home in its place, creating a two-tier market of lot-value originals alongside finished new construction running $2.3M to over $5M. For the full picture, read our Rollingwood 2026 neighborhood guide, the 2026 real estate guide, and the complete buyer's guide.
Eanes ISD
Every residential address in Rollingwood is zoned to Eanes Independent School District, which carries an "A" accountability rating from the Texas Education Agency and is consistently ranked among the top public school districts in Texas. Students feed into Westlake High School, the district's sole high school, regularly cited among the best in the state for academics and athletics; Rollingwood's assigned campuses carry 9 and 10 out of 10 ratings on GreatSchools. For many families relocating from out of state, Eanes ISD access is the deciding factor that narrows the search to Rollingwood, Westlake Hills, and a handful of nearby streets — and it is a major reason Rollingwood homes carry a measurable premium over similar homes zoned to Austin ISD. Boundaries have been stable here, but always verify your specific address with the district's enrollment office before you buy. See our Austin school districts guide for how Eanes compares across the metro.
Market Character
Scarcity defines this market. With only around 560 lots and most owners staying a decade or longer, typically 18 to 22 homes change hands per year — some months nothing is actively listed, and a meaningful share of transactions happen off-market before a listing ever goes live. The shared 78746 zip code posted a median of $1,720,000 as of June 11, 2026 (Unlock MLS / Austin Board of REALTORS®, reported via KXAN). Within Rollingwood itself, pricing runs on two tiers: original ranch homes priced largely for lot value, and finished new construction at two to four times that number, sometimes on the same street. Well-priced, well-presented listings attract serious attention quickly; overpriced ones sit, because buyers here know the comparables intimately.
Own a home in Rollingwood and wondering what the teardown-rebuild wave means for your value? Start with a data-backed home value estimate.
Rollingwood uses the 78746 zip code, which it shares with Westlake Hills and parts of West Lake Hills. This zip is one of the most expensive in the Austin metro, with a median near $1.72M (June 2026).
Rollingwood is zoned to Eanes ISD — specifically Cedar Creek Elementary, Hill Country Middle, and Westlake High School. Westlake High consistently ranks among the top public high schools in Texas.
Rollingwood is an independent incorporated city with its own government, entirely surrounded by the City of Austin within Travis County. Residents receive a separate Rollingwood property tax line alongside Travis County and Eanes ISD taxes.
Rollingwood is approximately 4 miles from downtown Austin, a 10–12 minute drive via Mopac (Loop 1) under normal conditions. It is one of the closest luxury neighborhoods to the urban core.
Rollingwood FAQ
Rollingwood is a small incorporated city of about 1,400 residents located within the 78746 zip code, entirely surrounded by the City of Austin in Travis County. It sits roughly 4 miles from downtown Austin, about a 10 to 12 minute drive via Mopac (Loop 1).
Rollingwood is served by Eanes Independent School District (Eanes ISD), one of the highest-rated districts in Texas. Assigned campuses are Cedar Creek Elementary, Hill Country Middle School, and Westlake High School.
Rollingwood is a luxury market, with individual homes typically ranging from about $1.5M for updated ranch-styles to $6M+ for new construction on larger lots. The shared 78746 zip code posted a median near $1.72 million as of June 2026.
Rollingwood is known for being its own independent incorporated city with large wooded lots, an HOA-free lot culture, darker skies, and almost no through-traffic or commercial encroachment. It is prized for Eanes ISD access and a quiet enclave feel just minutes from downtown Austin.
Rollingwood's appeal centers on its quiet, tree-shaded streets and large lots in an established residential setting just minutes from downtown. Its central West Austin location puts residents close to Zilker Park, Barton Springs, the Lady Bird Lake trails, and the dining and shopping along Bee Cave Road and the broader Westlake area.
The two cities share the 78746 zip code and Eanes ISD schools, but Westlake Hills is larger — roughly 3.1 square miles and about 3,700 residents versus Rollingwood's more compact footprint and less than half the population. Rollingwood has no commercial adjacency and almost no through traffic, while Westlake Hills borders the retail and dining cluster along Bee Cave Road. On a price-per-square-foot basis the two are comparable, and Rollingwood sits closer to downtown Austin and Zilker Park.
Yes. Rollingwood has its own city hall, elected city council, police department, street maintenance, and code enforcement, plus its own permitting process, setback requirements, and building codes separate from the City of Austin. If you are buying a teardown lot with plans to build, understand those rules before you close. Utility infrastructure also varies by street — some properties are on city water and sewer while others have septic systems — so confirm before making an offer.
The residential streets are quiet and carry almost no through traffic, which makes walking the neighborhood itself easy. The Barton Creek Greenbelt runs along Rollingwood's eastern and southern edges — homes near the Creek Bend Drive corridor are within a reasonable walk of greenbelt access — and Zilker Park, Barton Springs Pool, and the Lady Bird Lake hike-and-bike trail are minutes away. Most errands, though, mean a short drive to Bee Cave Road or the broader Westlake area.
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Shivraj's Take
What's actually happening in Rollingwood right now
Rollingwood is where Westlake families plant roots when they want less traffic and more trees. It's technically its own city, which means the HOA-free lot culture, darker skies, and zero commercial encroachment. Buyers pay a premium for that, and it holds. The 78746 zip is posting roughly $1.72M median while the broader Austin metro is at $440K — that spread tells you everything about the demand for Eanes ISD access and established neighborhoods.
New construction on larger lots is the active story here — teardown-rebuilds where a 1970s ranch becomes a 5,000-square-foot modern. If you're a seller on a larger lot, this is one of the better moments in recent memory. If you're a buyer, expect to move decisively — the well-priced homes don't sit.
— Shivraj Grewal, Grewal RE Group · Updated June 2026