Ed Neuhaus 
This is the article that nobody else in Austin publishes, and I think it’s one of the most useful things I can give you. Every major data source talks about “the Austin market” as if it’s one thing. It’s not. The difference between a $3.5M home in Westlake Hills and a $650K home in Dripping Springs is so vast that lumping them into one “Austin median” is almost meaningless.
So here’s what I’ve done. I’ve pulled the community-level pricing data for every major West Austin neighborhood and put it in one place. Medians, price per square foot, days on market, months of supply, and school district. All in one table so you can actually compare.
West Austin Pricing Data: The Full Picture
| Community | Median Price | $/Sq Ft | DOM | Months Supply | School District |
|---|---|---|---|---|---|
| Westlake Hills | $3.5-3.6M | $756 | 54-85 | 9.0 | Eanes (#1 TX) |
| Rollingwood | $2.3-2.9M | $709 | 65 | Low vol. | Eanes (#1 TX) |
| Barton Creek | $2.2-3.1M | Varies | 189 | High | Eanes (#1 TX) |
| Spanish Oaks | $3.47-3.99M | N/A | 109 | N/A | Lake Travis (A) |
| Bee Cave | $924K | $288 | 33 | 18.0 | Lake Travis (A) |
| Falconhead | ~$875K | N/A | N/A | N/A | Lake Travis (A) |
| Lakeway | $690-779K | $258 | 53-75 | 11.0 | Lake Travis (A) |
| Rough Hollow | $825K-1.3M | N/A | 78 | N/A | Lake Travis (A) |
| Dripping Springs | $638-750K | $265 | 24 | 5.9-17.9 | DS ISD (B) |
| Belterra | $629-699K | $262 | 96 | N/A | DS ISD (B) |
| Caliterra | $700K+ | N/A | N/A | N/A | DS ISD (B) |
The Core-to-Periphery Pattern
When you look at this data, one pattern jumps out immediately: the closer to the core (Westlake Hills, Rollingwood) and the higher the price, the more insulated the market is from the correction. The further out (Lakeway, Dripping Springs) and the lower the price, the more the correction bites.
Why? It comes down to seller motivation. In Westlake Hills, sellers overwhelmingly don’t need to sell. They have equity, they have options, and if the market doesn’t meet their price, they simply move to the private market or wait. The public data you see doesn’t capture the significant off-MLS inventory at this level.
In Dripping Springs and Lakeway, sellers are more likely to have a mortgage, more likely to be selling due to job relocation or life changes, and they’re competing against new construction that’s offering aggressive incentives. That’s why you see 60% price cuts in Lakeway and more negotiating room in Dripping Springs.
Price Per Square Foot Tells the Real Story
Median prices can be misleading because they’re affected by the mix of homes that sold in a given period. Price per square foot is a better apples-to-apples comparison.
At $756/sq ft, Westlake Hills commands nearly 3x the per-foot price of Dripping Springs at $265/sq ft. Rollingwood at $709/sq ft is close behind Westlake. Bee Cave at $288/sq ft and Lakeway at $258/sq ft occupy the middle ground.
What’s interesting is that Bee Cave at $288/sq ft is only marginally above Dripping Springs at $265/sq ft, but the median home prices differ more significantly ($924K vs $638-750K). That tells you homes in Bee Cave tend to be larger or on bigger lots, not just more expensive per foot.
Days on Market: Who’s Moving and Who’s Sitting
This is where the data gets really telling:
Fastest: Dripping Springs at 24 days. When homes here are priced right, they move. The demand from young families is real.
Moderate: Bee Cave at 33 days, Lakeway at 53-75 days, Westlake Hills at 54-85 days, Rollingwood at 65 days. These are all within a reasonable range for their price points.
Slowest: Rough Hollow at 78 days, Spanish Oaks at 109 days, Belterra at 96 days, and the outlier: Barton Creek at 189 days. Six months on market for a median-priced home.
The Barton Creek Outlier
Barton Creek deserves its own discussion because it breaks the core-to-periphery pattern. It has premium Westlake-level pricing ($2.2-3.1M) and Eanes ISD schools, but it’s sitting like the outer suburbs at 189 days.
The reason is the buyer pool. Barton Creek is a very specific product: gated country club community, four championship golf courses, Omni Resort lifestyle. The people who want that love it. But the pool of buyers who specifically want country club living at $2M+ is narrower than the pool of buyers who want a luxury home in a non-gated Westlake Hills neighborhood.
For buyers, this means leverage. A motivated Barton Creek seller at 189 days is going to negotiate. For sellers, it means patience and realistic expectations. More on the Bee Cave and Barton Creek market here.
The Private Market Caveat
I want to be transparent about something. The data in this table comes from MLS records, which means it only captures publicly listed transactions. In Westlake Hills and Rollingwood especially, there’s significant inventory in the private market (off-MLS listings shared between agents).
This means the public data likely understates available inventory and may not fully reflect pricing trends in the $2M+ segment. If you’re shopping in that range, working with an agent who has access to these private networks is not a nice-to-have, it’s essential. The best property for you might never appear on any website.
How to Use This Data
If you’re buying, this table tells you where your leverage is strongest (Lakeway, Dripping Springs, Barton Creek) and where it’s weakest (Westlake Hills). It tells you which communities are actively moving (Dripping Springs, Bee Cave) and which require patience (Barton Creek, Spanish Oaks).
If you’re selling, it tells you how to set realistic expectations for your community specifically. Don’t price based on what Westlake is doing if you’re in Lakeway. Don’t expect Dripping Springs velocity if you’re in Barton Creek.
For the detailed community breakdowns, I’ve written dedicated articles for each area:
For the broader market forecast, see my 2026 Austin housing market forecast. For buyer strategy, see my buyer’s guide. For seller strategy, see my seller’s guide. And for the luxury tier specifically, my luxury market analysis has the $1M+ data.
Also check out my comparison of Bee Cave vs Lakeway vs Dripping Springs and the true cost of living comparison for these communities.
Want the Full Picture?
Contact Ed Neuhaus at Neuhaus Realty Group for a personalized market analysis of your specific community and price tier.
