Considering a move from California to Westlake, Austin: The Complete Relocation Guide (Taxes, Schools, Neighborhoods, and Buying Process)

If you’re considering a move from California to Westlake, Austin, you’re not alone. Westlake (and the Lake Austin area) has become a top landing spot for buyers who want top-tier schools, a true outdoor lifestyle, and a luxury home market that still feels “neighborhood” instead of “mega-city.”

This guide breaks down what California buyers most want to know, in plain English: taxes, Eanes ISD schools, neighborhoods, and how the Texas home-buying process actually works.

Why many California buyers choose Westlake

Westlake sits just west of downtown Austin and is known for three big things:

• Eanes ISD (one of the most sought-after school districts in Texas)

• Proximity to downtown without giving up space, privacy, and greenery

• Luxury homes with character, plus opportunities to remodel, expand, or build new

If your goal is a long-term home with strong resale and a lifestyle upgrade, Westlake is usually the first place relocating families want to tour.

Texas taxes, compared to California (the real story)

1) No state income tax

Texas does not have a state income tax, which is a big reason many high earners consider relocating.

2) Property taxes feel higher, but it’s not apples-to-apples

California has Proposition 13, which can keep property taxes low for long-time owners. Texas doesn’t work that way, so new buyers often feel the difference right away.

In Texas, your annual property taxes depend on:

• The property’s taxable value (set by the county appraisal district)

• Which taxing entities apply (school district, city, county, etc.)

• Any exemptions you qualify for (homestead, over-65, disabled veteran, and others)

Westlake tip: Two homes at the same price can have very different tax bills depending on whether they’re in the City of Austin, City of West Lake Hills, Rollingwood, or unincorporated areas, plus MUD/utility districts. Each entity can have different tax rates, typically the unincorporated areas have the lowest tax rate. It’s worth running the numbers on each property before you fall in love.

3) Homestead exemption matters

If this will be your primary residence, a Texas homestead exemption can reduce your taxable value and may limit annual appraisal increases on the homestead portion. Timing and filing are important, so build it into your first-year checklist.

Bottom line: Many California buyers still come out ahead financially, but you want a clear picture of your expected tax bill early, not after you’re under contract.

Eanes ISD schools: why it drives the market

For relocating families, Eanes ISD is often the headline. Buyers target this district because it’s known for strong academics, competitive athletics, robust fine arts, and a culture that draws families from all over.

A few things to know:

• School boundaries matter. Two houses five minutes apart can feed different campuses.

• Resale is tied to schools. Even buyers without kids often choose Eanes ISD because demand stays strong.

• Competition can be real. The most turnkey homes in the best pockets can move quickly, especially in spring and early summer.

Smart move: Confirm school assignment directly before making assumptions based on a listing description. It’s one of the easiest mistakes out-of-state buyers make.

Westlake neighborhoods: how to pick the right fit

“Westlake” is often used loosely in conversation, but on the ground it’s a collection of distinct pockets with different vibes, lot sizes, and price points.

Here are the areas California buyers ask about most:

West Lake Hills

Known for: hills, views, trees, privacy, and a “tucked away” feeling while staying close to downtown.
Best for: buyers who want nature, character homes, and a true Westlake feel.

Rollingwood

Known for: a tight community feel, parks, close-in location, and classic Westlake charm.
Best for: families who want neighborhood energy and quick access to central Austin.

Davenport Ranch

Known for: larger lots, established homes, and easy access to the bridge and downtown.
Best for: buyers who want convenience plus space.

Cuernavaca (Lake Austin area)

Known for: Lake Austin access nearby, a relaxed vibe, and a wide variety of home styles.
Best for: buyers who prioritize the lake lifestyle, boating, and outdoor living.

The Lake Austin corridor

Known for: waterfront properties, boat docks, and some of the most coveted (and nuanced) real estate in Austin.
Best for: buyers who want direct lake access and understand the added layers of waterfront ownership.

Neighborhood selection tip: Most California buyers do best when they choose their top 2–3 “must haves” first (walkability, views, lot size, lake access, modern vs character), then narrow neighborhoods from there.

The Westlake home buying process: what’s different than California

Texas is fast-moving and very contract-driven. Here are the big differences that matter most:

1) The option period is your best friend

In Texas, buyers typically negotiate an option period, a short window (often 5–10 days, sometimes longer) where you can do inspections and cancel for any reason. You pay a small option fee for that flexibility.

For relocating buyers, the option period is where we:

• Schedule inspections immediately

• Review disclosures and permits (when applicable)

• Confirm taxes, utilities, and any restrictions

• Get clear on repair priorities and negotiation strategy

2) Surveys are a big deal here

A property survey is often required and can reveal easements, encroachments, or restrictions that affect what you can build or change later. If the seller doesn’t have a current survey, the buyer may order one.

3) Title policies and local norms

Texas buyers typically purchase an owner’s title policy, and the title company plays a major role in the process. We also look closely at HOA restrictions, deed restrictions, and any additional overlays that come with certain areas.

4) Remodeling and new construction come up constantly

Westlake has a lot of homes where the value is in the lot, location, and potential. Many California buyers consider:

• Buying an older home and renovating

• Expanding square footage

• Building new (where allowed)

This is where local construction knowledge matters because costs, permitting realities, and timeline expectations can vary neighborhood to neighborhood.

What to budget for beyond the purchase price

California buyers are usually prepared for price, but these are common “surprise” line items in Westlake:

• Insurance (varies widely by property features and rebuild cost)

• Foundation and drainage considerations (especially on hillside lots)

• Pools and outdoor living maintenance

• Tree ordinances and site constraints

• Waterfront specifics (docks, permits, maintenance, and usage rules)

A quick pre-offer review can save you from buying a home that doesn’t match your long-term plan.

A simple relocation game plan (that works)

If you’re relocating from California, here’s a clean approach:

1. Pre-work (before you visit): define must-haves, budget, preferred commute/lifestyle, and school priorities

2. Shortlist neighborhoods: pick 2–4 areas that match your “must-haves”

3. Tour strategically: focus on fit and long-term value, not just finishes

4. Move quickly when it’s right: great homes don’t wait

5. Use the option period well: inspections, surveys, taxes, and negotiation

6. Plan your first-year checklist: homestead exemption, utilities, contractors (if remodeling), and local services

Thinking about making the move?

If you’re considering Westlake and want a realistic, numbers-forward plan (tax estimates, neighborhood fit, and what to expect in the buying process), We are happy to help you map it out. Jenny Walker and Alisa Wells specialize in helping buyers from out of state and have helped many people relocate to the Westlake area.

Reach out and we'll send you:

• A Westlake neighborhood “match” shortlist based on your lifestyle

• A simple property tax snapshot for the areas you’re considering

• A relocation guide to help you get to know the area