City of West Lake Hills

Area Description:

Preface:  This discussion is solely about properties in the City of West Lake Hills vs. “Westlake” which is often synonymous with all of the Eanes ISD area.

The City of West Lake Hills, like the city of Rollingwood, is a separate municipality and located in the Eanes School District.  The City of West Lake Hills is larger than the city of Rollingwood both in area (3.62 square miles vs. .7 square miles) and in population (3,400 vs. less than 2,000).  A rough description of its location would be that it borders Rollingwood to the east, Bee Creek to the North, Loop 360 to the West and Bee Cave Road to the south with a few areas south of Bee Cave Road including Westlake High School, Eanes Elementary, Valley View Elementary, and Forest Trail Elementary.

There is great diversity in style, age and price in West Lake Hills.  Properties can be very rustic and older or they can be new and have a contemporary look. Everything in between can also be found.  Within the City, there are a few small subdivisions with a more consistent look and neighborhood feel such as Blackacre Estates, Las Lomas, and the Cortona subdivision.  In general, you will note these characteristics about properties in West Lake Hills:

• Close-in location: driving to downtown would not require driving on a major freeway.
• Most properties are situated on lots of an acre or more (some older properties are grandfathered and are less than an acre). Any new construction/purchases of lots must be a minimum of one acre unless an exemption is made.
• With the exception of the separate subdivisions such as those noted above, the roads tend to be narrow and tree-lined. If you are inclined to have large parties, you will need to have a large parking area on your property or ask your guests to carpool, use ride-sharing, or provide a shuttle.
• As indicated by its name, West Lake Hills is largely hilly, with some hills quite steep; this can create some magnificent views of the hills and the city. However, it is a rare property that offers views and a level yard for play or entertaining.
• The large lots of an acre or more are conducive to privacy and a more native/natural landscape look as opposed to manicured lawns and a more “neighborhood feel”; there are no sidewalks or street lights.
• Nearly all of the properties in West Lake Hills are on septic vs. sewer; sewer may be available in some of the areas on the eastern side of the city; the city has its own septic inspector, and all septic systems are required to be inspected a minimum of every three years.
• Children attend schools in the highly-acclaimed Eanes Independent School District (“Westlake”): Eanes Elementary, Hill Country Middle School and Westlake High School. The schools are not in a walkable distance—children take the bus or are driven to school.
• It is a separate small municipality (not part of the City of Austin) which provides:
  • a city property tax rate that is less than ¼ that of the City of Austin property tax rate (other taxing entities’ rates are identical)
  • a separate police force that has a relatively small area to patrol so that response times are often faster
  • a smaller jurisdiction which means that city officials can be more attuned to violations of city ordinances such as unauthorized tree trimming/removal, additions to a property without proper permits, etc.
  • a better chance to know your elected officials personally

Homes in West Lake Hills can vary from barely visible rustic homes with livestock (yes, livestock are permitted—check with the City) to multi-million dollar estates with magnificent views of the hill country, city and lake.  This mix can deter some buyers who seek a consistent high-end look.  I value West Lake Hills for my clients who want space and privacy and want to escape a “cookie-cutter” neighborhood.