Which Westlake neighborhood actually fits how you live day to day? If you are comparing homes in 78746, you will find that streets, slopes, and city lines can change your lifestyle more than you expect. It helps to understand how layout, access, and local rules differ block by block. In this guide, you will learn the key contrasts between West Lake Hills, Rollingwood, Rob Roy, Lost Creek, and Cuernavaca so you can focus your search with confidence. Let’s dive in.
How Westlake fits together
Westlake sits west of central Austin and includes multiple jurisdictions inside 78746. Portions lie in the City of West Lake Hills and the City of Rollingwood, while others are in the City of Austin or unincorporated areas. This patchwork affects permitting, tree and grading rules, and local services.
Major roads set the rhythm of daily life. Loop 360, RM 2244 (Bee Cave Road), Westlake Drive, and Mopac shape commute options, traffic noise, and access to downtown and north Austin job centers. Public transit is more limited here than in central Austin, so most residents rely on cars.
Many homes fall within Eanes ISD. School zoning boundaries can cut across neighborhood lines, so always verify current assignments directly with the district before making a decision.
Neighborhood snapshots: lifestyle and layout
West Lake Hills
- Layout and lots: Hilly terrain with steep and irregular lots, limestone outcroppings, and deep tree cover. Many properties are sited for skyline or Hill Country views, which can also mean longer driveways and careful attention to drainage.
- Home styles: A mix of older ranch and mid‑century homes alongside extensive custom remodels and new builds. Redevelopment is common on view lots.
- Lifestyle and access: Privacy and scenery take priority. You will drive to nearby commercial areas, but you are close to preserves and greenbelt access. Commute times to central Austin are short in miles, yet rush hour on Mopac and Loop 360 can be the swing factor.
- Best for: Buyers who want privacy, views, and custom architecture, and who are comfortable with steep lots and potential site work.
Rollingwood
- Layout and lots: Generally smaller and more level parcels than West Lake Hills, with a mature tree canopy. Many streets feel intimate and neighborhood‑focused.
- Home styles: Original ranch and mid‑century homes blend with ongoing infill and renovations. Yards are manageable and appealing for everyday play.
- Lifestyle and access: Some of the quickest access to downtown, Mopac, and services. Certain pockets are more walkable to small commercial nodes, with an active civic feel.
- Best for: Buyers who prioritize short commutes, proximity to schools and shops, and a strong community setting.
Rob Roy
- Layout and lots: Large, estate‑style lots with rolling hills and mature landscaping. Many homes sit on elevated parcels that can offer big views and privacy.
- Home styles: Predominantly custom homes and high‑quality renovations, often with substantial outdoor living spaces.
- Lifestyle and access: Quiet and residential with few internal commercial uses. Access to Loop 360, Mopac, and central Austin is straightforward, although local arterials can bottleneck at peaks.
- Best for: Buyers seeking larger yards, privacy, and higher‑end custom construction.
Lost Creek
- Layout and lots: A planned subdivision feel with curvilinear streets and cul‑de‑sacs. Lots are more conventional in shape than the steepest Westlake hills, with a mix of flatter and sloped yards. Some sections may include HOA amenities.
- Home styles: Many homes date to the 1970s–1990s original buildout, with steady remodels, additions, and selective rebuilds. You will also find newer gated enclaves in places.
- Lifestyle and access: Family‑friendly street patterns support play and neighborhood interaction. Commute times are a middle ground inside the Loop 360 corridor, varying by route and time of day.
- Best for: Buyers who want a neighborhood feel, usable yards, and potential access to community amenities.
Cuernavaca
- Layout and lots: A smaller enclave with wooded, more private lots. Many properties sit on flatter pads than the steepest hills, while still keeping a hillside character in parts.
- Home styles: A mix of older homes and newer remodels, including smaller footprints in central sections and custom homes on larger parcels.
- Lifestyle and access: Quiet and tucked away, with proximity to Loop 360 and local shopping that keeps drive times reasonable. Access to Mopac depends on your exact street connection.
- Best for: Buyers who want a smaller‑scale, private feel with practical access to central Austin.
Commute and access realities
In Westlake, commute time is not just about distance. Peak congestion on Mopac and Loop 360 can add significant minutes in the morning and evening. Your exact location within a neighborhood, and your preferred route to north or south job centers, can change the equation. If a short commute is a priority, test your route during peak hours and compare Rollingwood and the eastern edges of 78746 to more westerly sections.
What to check on any Westlake tour
Site conditions and local rules can drive both lifestyle and cost. Build these checks into your process:
- Topography and site work: Steep lots can require engineered foundations, retaining walls, specialized drainage, and longer driveway or utility runs. Budget accordingly and consult qualified pros during option periods.
- Trees and grading: Tree protection and land‑disturbance rules vary by jurisdiction. Confirm whether your parcel is in West Lake Hills, Rollingwood, or Austin city limits before assuming removal or grading is allowed.
- Drainage and flood risk: Some homes sit near creeks and tributaries. Review FEMA and county flood data and obtain seller disclosures about past water events.
- Sewer vs. septic: Service connections vary. Confirm sewer availability, private line responsibilities, and any easements affecting future work.
- HOAs and private roads: Some enclaves include HOA rules, gates, or shared drive obligations. Review CCRs and maintenance agreements early.
- Views and neighbors: Views are not always guaranteed. Ask about height, setback, and grading limits on adjacent lots to understand potential future obstructions.
- Permitting and rebuild limits: Height, setbacks, and site grading rules differ by municipality. Identify the permitting authority for your parcel before planning additions or new construction.
- Schools and travel: Because boundaries can shift, verify current attendance zones and consider actual travel time to school during drop‑off and pick‑up windows.
Matching lifestyle to layout
Use these quick filters to narrow your search:
- If you want short drive times to downtown and more level yards, start with Rollingwood and the eastern edges of 78746.
- If you value large, private lots and potential views and are comfortable with steep driveways or added site work, focus on West Lake Hills and Rob Roy.
- If you want a classic neighborhood feel with conventional street patterns and potential HOA amenities, put Lost Creek on your list.
Your next steps
Before you fall in love with a specific house, confirm the basics: jurisdiction, utility setup, flood considerations, and school assignment. When you are ready to compare homes, neighborhood‑level comps and current inventory will tell you where your budget goes furthest. A construction‑literate agent can also flag site work costs and value‑engineering options that improve both livability and resale.
If you want a curated, low‑stress path through Westlake, connect with Jenny Walker for a tailored neighborhood plan, off‑market access, and a construction‑informed strategy. Get your Home Valuation & Westlake Guide and move forward with confidence.
FAQs
What is the main difference between West Lake Hills and Rollingwood?
- West Lake Hills typically offers steeper, more private view lots with custom homes, while Rollingwood tends to have more level lots, quicker downtown access, and a strong neighborhood feel.
How do commute times vary across 78746?
- Commute time depends on proximity to Mopac, Loop 360, and RM 2244, plus rush‑hour patterns; eastern sections and Rollingwood often see shorter drives to downtown than areas farther west.
Are school zones the same across all Westlake neighborhoods?
- No, boundaries can cross neighborhood lines; many homes are in Eanes ISD, but you should verify current attendance zones directly with the district for any specific address.
Does Lost Creek have HOAs and community amenities?
- Many sections of Lost Creek follow a planned subdivision layout, and some areas include HOA amenities such as parks, pools, or trails; verify HOA status and benefits for the exact section you are considering.
What extra costs should I expect with a steep Westlake lot?
- Steeper sites can require engineered foundations, retaining walls, and drainage systems, along with longer utility runs; these items should be evaluated during diligence with experienced pros.
Are views protected in Westlake neighborhoods?
- Not always; view corridors can be affected by new construction on adjacent lots, so ask about height, setback, and grading limits that may influence future building nearby.
