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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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.
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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