Top Eanes ISD Schools
Entirely within Eanes ISD, one of the highest-rated districts in Texas, anchored by Westlake High.
Rollingwood Real Estate
Rollingwood is one of West Austin's most sought-after small cities, a tree-canopied enclave of only a few hundred homes tucked between West Lake Hills and Zilker Park, directly across from downtown. It pairs walkable, family-first streets and top Eanes ISD schools with its own city government, a low tax rate, and level, buildable lots.
Because the city is so small and turnover is low, Rollingwood homes for sale are limited and move quickly, and some of the best trade privately. Browse current listings below, and reach out for access to what is coming and what is off-market.
Why Buyers Choose Rollingwood
Rollingwood pairs a quiet, walkable, family-first character with a location minutes from the center of Austin. A few of the things that keep demand so high.
Entirely within Eanes ISD, one of the highest-rated districts in Texas, anchored by Westlake High.
An incorporated city with its own government and a low tax rate, completely surrounded by Austin.
Flat, usable lots, generally around 0.40 acre, that are easier to build on than the nearby hillside sites.
Under three miles from downtown, directly across from Zilker Park and Barton Springs.
Life in Rollingwood
Life in Rollingwood moves at a relaxed, community-first pace without feeling cut off from the city. A day can start under the oaks, run through work and errands with downtown minutes away, and end at the neighborhood pool, a city park, or a restaurant nearby.
With only a few hundred homes, neighbors know each other, and the streets and schools keep families connected. It is a place people move to for a few years and stay for decades.
Sidewalk-lined streets, a mature oak canopy, and a genuine sense of belonging among a few hundred households.
The city park's playgrounds and ball fields and the Western Hills Athletic Club pool anchor neighborhood life.
Zilker Park, Barton Springs, and the greenbelt sit just across the way, with downtown minutes east.
The entire city feeds top-rated Eanes ISD, a major reason families compete for homes here.
The Rollingwood Market
A small, tightly held market where much of the value is in the land, and the best homes move fast.
Rollingwood's housing ranges from original mid-century homes to extensively renovated houses and new custom builds. Because the neighborhood is so tightly held and the lots are level and buildable, teardown-and-rebuild is common, and a significant share of the value sits in the lot itself. The city is served by city infrastructure, so buyers weighing a build should confirm utilities and requirements for any specific property.
With only a few hundred homes and low turnover, inventory is limited and demand is consistently strong, so the best properties often sell quickly and some trade privately before they are ever listed. Reviewing current listings regularly, and working with an agent who hears about homes early, is the surest way to find the right one.
Explore Nearby
Part of Rollingwood's appeal is what surrounds it. A few neighboring areas worth knowing.
The hillier, estate-scale city just to the west, sharing the same schools and 78746 zip code.
Explore West Lake Hills →The full neighborhood guide to living in Rollingwood, from schools to lifestyle.
Read the Guide →The gated, resort-anchored golf community in the hills just beyond the neighborhood.
Explore Barton Creek →Waterfront living minutes away, with deep-water homes along the constant-level lake.
Explore Lake Austin →Compare Nearby
The two share a zip code and the same schools, but they live very differently. Here is the quick read.
Buying Guidance
Rollingwood is a small, tightly held market, so a smart search starts with knowing how the neighborhood works before you shop.
A few hundred homes and low turnover mean the best properties move quickly, often privately.
Some addresses near the edges can involve the City of West Lake Hills, which affects taxes and permitting.
Much of the value is in the level, buildable land, so weigh the lot carefully if you may renovate or rebuild.
The city is entirely in Eanes ISD, but exact campus assignments are address specific, so confirm them.
Common Questions
Answers for anyone searching for a home in Rollingwood, from schools to what to know before buying.
Rollingwood is a small incorporated city in Austin's 78746, between Loop 360 and MoPac and directly across from Zilker Park, under three miles from downtown. It is prized for its own city government and low tax rate, top Eanes ISD schools, walkable streets, and level, buildable lots, all minutes from the city core.
Rollingwood is entirely within Eanes ISD, one of the top-rated districts in Texas, generally served by Eanes Elementary, Hill Country Middle, and Westlake High. School assignments are address specific, so verify zoning for any home.
Rollingwood has only a few hundred homes and very low turnover, so inventory is limited and demand is high. Many of the best homes sell quickly and some trade privately, which is why it helps to work with a locally connected agent.
Rollingwood offers everything from original mid-century homes to extensively renovated houses and new custom builds, generally on level, buildable lots around 0.40 acre. Because the land is flat and usable, teardown-and-rebuild is common and much of the value is in the lot.
Under three miles, roughly a ten minute drive via Barton Springs Road, with quick access to both MoPac and Loop 360.
Current Rollingwood listings are shown on this page, though many of the best homes trade privately, so reach out for access to what is coming and what is off-market.
Plan Your Move
Whether you want a level lot to build on, a walkable street near the pool, or simply a home in top Eanes ISD schools, Darin can help you understand the market and reach the homes that rarely make it to the public market.