Ed Neuhaus 
When families move to West Austin, the school district decision drives the real estate decision more than anything else. More than commute times. More than price per square foot. More than whether you want a pool. The school district determines where you look, and in some cases, it determines what you pay by hundreds of thousands of dollars.
West Austin is served by three districts: Eanes ISD, Lake Travis ISD, and Dripping Springs ISD. Each has a different personality, different strengths, and a very different price tag attached. I already have a detailed comparison of Lake Travis ISD vs Dripping Springs ISD, but this article expands the picture to include Eanes ISD and frames the whole thing as a real estate decision. Because that’s ultimately what it is.
The Three Districts at a Glance
| Metric | Eanes ISD | Lake Travis ISD | Dripping Springs ISD |
|---|---|---|---|
| State Ranking | #1 in Texas, #7 nationally | #2 in Travis County | Top 35 in Texas |
| TEA Rating | A | A (90/100) | B (89/100) |
| Graduation Rate | 97.8% | Strong | 96.3% |
| AP Participation | 74% take AP, 92% score 3+ | Competitive | Growing |
| National Merit Finalists | 33 | Several | Growing |
| Tax Rate | Standard | $1.0397 (lowest in history) | Standard |
| Flagship HS | Westlake HS (19th nationally) | Lake Travis HS | Dripping Springs HS |
| Median Home Price | $2.3-3.6M | $690K-924K | $638-750K |
Eanes ISD: The Crown Jewel
There’s no way to talk about this without being direct: Eanes ISD is the best public school district in Texas and one of the best in the country. That’s not my opinion. That’s what the rankings, test scores, graduation rates, and college placement data all say.
Westlake High School is ranked 19th among all public high schools in the nation. 97.8% graduation rate. 74% of students take AP courses and 92% of those students score 3 or higher. 33 National Merit Finalists. The college placement outcomes are consistently elite.
The communities served by Eanes ISD include Westlake Hills, Rollingwood, and parts of Barton Creek. The price tag reflects the district: you’re looking at $2.3M minimum in Rollingwood, $3.5M+ in Westlake Hills.
The premium is real and measurable. I’ve seen identical homes on either side of the Eanes ISD boundary differ by hundreds of thousands of dollars. Is it worth it? If top-tier academic performance and college readiness are your priority, and you have the budget, the answer for most families is yes.
Lake Travis ISD: The Balanced Choice
Lake Travis ISD is an excellent district that sometimes gets overshadowed by Eanes simply because Eanes exists. But on its own merits, Lake Travis ISD is outstanding.
TEA “A” rating at 90/100. Ranked #2 in Travis County. Strong academics combined with a nationally recognized athletics program. Lake Travis High School has produced NFL-caliber athletes alongside strong academic outcomes. And the district just hit its lowest tax rate in history at $1.0397 per $100 valuation, which means lower property tax bills for homeowners.
Communities served include Lakeway, Bee Cave, and parts of Spicewood. Home prices range from $690K in Lakeway to $924K in Bee Cave to $3.99M in Spanish Oaks. That’s a much wider price range than Eanes ISD, which means Lake Travis ISD families have more options at different budget levels.
I wrote about what makes Lake Travis schools special in more detail, and the elementary school comparison helps families understand the differences within the district.
Dripping Springs ISD: Best Value and Growing Fast
Dripping Springs ISD carries a TEA “B” rating at 89/100, just one point below Lake Travis ISD’s “A.” With a 96.3% graduation rate and rapidly improving metrics across the board, this is a district on the upswing.
And the value proposition is compelling. The median home price in Dripping Springs ranges from $638K to $750K. That’s less than half of what you’d pay for Eanes ISD and a significant discount to Lake Travis ISD. For families who want a strong school district without the $2M+ price tag, Dripping Springs ISD is the answer.
The demographic tells the story: Dripping Springs has the youngest family profile in West Austin with a median age of 37.3. Young families are choosing this district intentionally. They’re betting on the trajectory, and the trajectory is pointing up.
Matching Families to Districts
Here’s how I think about the district choice when working with families:
Ultra-academic focus, budget not a constraint: Eanes ISD. If top-5 national rankings, AP participation rates above 90%, and 33 National Merit Finalists matter to your family, this is the district. The premium is real but so are the outcomes.
Balanced academics and athletics, moderate budget: Lake Travis ISD. Strong academics with a nationally competitive athletics program. Lowest tax rate in district history. And a range of housing options from $690K to $3M+ means you can find your level.
Best value, growing family, long-term bet: Dripping Springs ISD. Rapidly improving district with the youngest family demographic. If your kids are in elementary school and you’re thinking about the next 10 years, Dripping Springs is investing heavily and the results are showing. At 60-70% less than Eanes ISD home prices, the value can’t be ignored.
The Real Estate Premium: What Districts Cost
To put it bluntly: your school district choice is also a real estate investment decision. An identical 3,000 square foot home might cost:
- $2.2M+ inside Eanes ISD (Barton Creek, Rollingwood)
- $850K-$1M inside Lake Travis ISD (Bee Cave, Lakeway)
- $700K-$800K inside Dripping Springs ISD (Headwaters, Caliterra)
The Eanes ISD premium protects your investment because demand for that district never really softens. But the tradeoff is a much higher entry point and property tax bill. For a full look at how school districts influence home values, I wrote about that in detail.
The Bottom Line
There’s no wrong choice among these three districts. They’re all good. The question is what your family prioritizes: elite academic outcomes (Eanes), balanced excellence (Lake Travis), or best value on an upward trajectory (Dripping Springs).
For the full community breakdown behind each district:
- Westlake Hills and Rollingwood (Eanes ISD)
- Lakeway and Lake Travis (Lake Travis ISD)
- Bee Cave and Barton Creek (both districts)
- Dripping Springs (Dripping Springs ISD)
For the full market context, see my 2026 Austin market forecast. And if you’re relocating from out of state, my relocation guide covers schools alongside neighborhoods, commutes, and cost of living.
Need Help Choosing?
Contact Ed Neuhaus at Neuhaus Realty Group to talk through the school district decision and find the right community for your family.
