Area guide

Rollingwood

Small town feel, Eanes ISD, closest prime enclave to downtown

Price per sqft

$800-$850+ (median ~$822, 2026)

Population

~1,400 city | ~2.62M metro

Crime scale

Very low for United States

~700 property crimes per 100,000 (relo estimate), Rollingwood

Overview

Rollingwood is a small incorporated city between Westlake and Zilker, with Eanes ISD schools and a five-minute drive to downtown. It carries the highest price per square foot in this list because it combines the Westlake school district with a near-central location. Very few homes trade each year.

Compare areas

Structured fit signals used in matching, same fields across every area.

School fit
5/5
Eanes ISD, feeding Westlake High School.
Tax position
4/5
No Texas state income tax; property tax often runs near 2% of appraised value, so carrying cost is the real bill.
Commute
4/5
Downtown in about 5 minutes via MoPac; AUS about 20 to 25 minutes.
Family network density
5/5
Professional and executive families, many relocating from the coasts for Eanes ISD.
Inventory in price band
2/5
Single-family on generous lots, much of it 1960s stock being replaced with new builds.

Best for

· Families wanting Eanes ISD closest to downtown
· Buyers who value a small-town community
· Founders working in central Austin

Key neighborhoods

· Central Rollingwood, ranch homes being rebuilt on large lots
· Rollingwood Drive, views toward downtown
· Edge of Zilker, walk to Barton Springs

Commute and access

Downtown in about 5 minutes via MoPac; AUS about 20 to 25 minutes.

Housing profile

Single-family on generous lots, much of it 1960s stock being replaced with new builds. High property tax, as in Westlake.

Key tradeoffs

· Tiny inventory; a handful of sales a year
· Highest price per square foot in Austin
· MoPac traffic noise near the eastern edge

Demographics

Professional and executive families, many relocating from the coasts for Eanes ISD.

Schools overview

Eanes ISD, feeding Westlake High School. St. Stephen's Episcopal School is close by.

Restaurants & bars

Where we would take you in your first month in Rollingwood. A handful of places locals return to, picked by relo for a family dinner, a celebration or meeting new neighbours, so you can skip the trial and error and feel at home sooner.

Pepita's Cafe and Bar
Restaurant and bar · Rollingwood Plaza, Bee Caves Road
Mexican-American kitchen with a covered patio and tequila flights, opened in 2024.
Uchi
Restaurant · South Lamar
Tyson Cole's original Japanese restaurant, on South Lamar.
Odd Duck
Restaurant · South Lamar
Seasonal small plates, Michelin Bib Gourmand; reservations encouraged.
Matt's El Rancho
Restaurant · South Lamar
Family Tex-Mex institution since 1952, with an online waitlist for smaller parties.
Loro
Restaurant and bar · South Lamar
Asian smokehouse and bar from Aaron Franklin and Tyson Cole.