Rollingwood is one of Austin’s most exclusive and sought-after neighborhoods, known for its luxurious homes, lush greenery, and close-knit community. Located just west of downtown Austin, this small but prestigious enclave offers a blend of upscale living, top-rated schools, and easy access to the best of the city’s amenities.

Key Features of Rollingwood

• Prime Location: Rollingwood sits just minutes from downtown Austin, offering quick access to Lady Bird Lake, Zilker Park, and Barton Springs.
• Luxury Homes: The neighborhood features sprawling estates, modern custom-built homes, and beautifully renovated mid-century houses.
• Highly Rated Schools: Served by the Eanes Independent School District (Eanes ISD), one of the top-ranked school districts in Texas.
• Strong Community Feel: Rollingwood has a dedicated city government, a police department, and a community-focused atmosphere with events and local initiatives.
• Outdoor & Recreation: Residents enjoy Rollingwood Park, which includes sports fields, playgrounds, and hiking trails.

Real Estate in Rollingwood, Austin, TX

Rollingwood is known for its high-end real estate market, with home prices often exceeding $2 million. Many properties feature large lots, mature trees, and stunning architectural designs. The neighborhood’s proximity to downtown and its exclusivity make it a prime location for luxury buyers.

Rollingwood is one of the most prestigious and sought-after neighborhoods in Austin, known for its luxurious homes, large lots, and prime location just minutes from downtown. With a mix of modern estates, mid-century homes, and high-end renovations, the real estate market in Rollingwood attracts affluent buyers looking for privacy, exclusivity, and a strong sense of community.

Home Styles & Architecture in Rollingwood

Rollingwood features a diverse selection of high-end homes, blending classic and contemporary designs. Common architectural styles include:

• Modern Contemporary – Sleek, minimalist homes with open floor plans, floor-to-ceiling windows, and high-end finishes.
• Mid-Century Modern – Elegant homes with clean lines, large windows, and an emphasis on indoor-outdoor living.
• Traditional Luxury Estates – Expansive properties with Mediterranean, Colonial, or Texas Hill Country influences.
• Custom-Built Homes – Many properties have been rebuilt or extensively renovated to feature high-end amenities and modern designs.

Most homes in Rollingwood sit on large lots (½ to 1 acre or more), providing ample space, mature trees, and privacy—something that’s increasingly rare in Austin.

Real Estate Market & Home Prices

Rollingwood is one of the most expensive neighborhoods in Austin, with home prices typically starting around $2 millionand going up to $10+ million for premium estates.

• Median Home Price: $3.5M – $5M
• Price per Square Foot: $900 – $1,500+
• Lot Sizes: 0.3 – 1.5 acres (some larger estates available)
• Property Tax Rate: Approx. 1.6% – 1.8% (varies by property)

Due to its exclusivity, homes in Rollingwood rarely stay on the market for long, and bidding wars are common.

Why Buyers Choose Rollingwood

1. Prime Location Near Downtown

• Less than 10 minutes to downtown Austin.
• Quick access to Zilker Park, Lady Bird Lake, Barton Springs, and South Congress.

2. Exclusive & Private Community

• Rollingwood is its own incorporated city, with its own mayor, police department, and city council.
• Unlike other Austin neighborhoods, this provides added security, local governance, and community engagement.

3. Top-Rated Schools in Eanes ISD

• Eanes ISD is ranked as one of the best school districts in Texas.
• Nearby schools include:
  • Eanes Elementary School (located within Rollingwood)
  • Hill Country Middle School
  • Westlake High School (nationally recognized for academics and athletics)

4. High Property Values & Strong Investment Potential

• Rollingwood real estate appreciates faster than most Austin neighborhoods due to limited inventory and high demand.
• Large lots and zoning restrictions prevent overdevelopment, preserving exclusivity.

5. Outdoor & Recreational Lifestyle

• Rollingwood Park: Includes sports fields, a playground, and green space.
• Close to Lady Bird Lake & Barton Creek Greenbelt: Ideal for hiking, biking, kayaking, and paddleboarding.
• Many homes feature private pools, outdoor kitchens, and resort-style backyards.

New Construction & Luxury Developments

Rollingwood has seen an increase in custom new builds as older homes get torn down and replaced with multimillion-dollar modern estates. Many of these homes feature:

• Smart home technology
• Expansive glass walls with downtown skyline views
• Infinity pools and spa-like outdoor spaces
• Chef’s kitchens and high-end appliances
• Home theaters, wine cellars, and gym spaces

Because the neighborhood is mostly developed, vacant lots are rare, and new construction is often a teardown-and-rebuild scenario.

Challenges of Buying in Rollingwood

• High price point: A luxury market with few homes under $2M.
• Low inventory: Homes are in high demand, with limited availability.
• Competitive market: Cash buyers and multiple offers are common.
• Strict zoning laws: Preserves neighborhood character but can limit renovation possibilities.

Schools in Rollingwood, Austin, TX

Rollingwood is part of the highly acclaimed Eanes Independent School District (Eanes ISD), which is consistently ranked among the top school districts in Texas and the nation. Families in Rollingwood choose this neighborhood not just for its luxury homes and prime location but also for the exceptional education opportunities provided by Eanes ISD.

Eanes ISD Overview

• Rated as one of the top school districts in Texas
• Small class sizes and a low student-to-teacher ratio
• Recognized for academic excellence, sports, and extracurricular programs
• Highly qualified teachers and strong parental involvement

Eanes ISD schools consistently receive A+ ratings for academics, college readiness, and teacher quality.

Schools Serving Rollingwood Residents

1. Eanes Elementary School (Grades K-5)

📍 4101 Bee Cave Rd, Austin, TX 78746

• The closest elementary school to Rollingwood, located just minutes away.
• Offers strong STEM programs, fine arts, and extracurricular activities.
• High parent involvement and a close-knit community feel.
• Rated 10/10 on GreatSchools

2. Hill Country Middle School (Grades 6-8)

📍 1300 Walsh Tarlton Ln, Austin, TX 78746

• Focuses on advanced coursework, leadership programs, and athletics.
• Offers Pre-AP courses to prepare students for high school success.
• Excellent extracurricular activities, including fine arts, band, orchestra, and theater.

3. Westlake High School (Grades 9-12)

📍 4100 Westbank Dr, Austin, TX 78746

• One of the top high schools in the U.S., consistently ranked among the best public high schools in Texas.
• Offers Advanced Placement (AP) and dual credit courses.
• Known for its championship-winning football team and strong athletics program.
• Exceptional college prep programs, with a high percentage of graduates attending top universities.
• Graduation rate: 99%+

Why Parents Love Eanes ISD

✅ Top Academic Performance – One of the highest-ranked districts in Texas.
✅ Small Class Sizes – More personalized attention for students.
✅ College Readiness – Many students attend UT Austin, Texas A&M, and Ivy League schools.
✅ Highly Involved Community – Strong parental and community support.
✅ Exceptional Extracurriculars – Award-winning fine arts, robotics, athletics, and academic clubs.

Private Schools Near Rollingwood

For families seeking private school options, Rollingwood is close to some of Austin’s top-rated private institutions:

• St. Andrew’s Episcopal School (K-12) – Offers a rigorous college-prep curriculum with a focus on arts and character development.
• St. Stephen’s Episcopal School (6-12) – A top-ranked private school with boarding options.
• Regents School of Austin (K-12) – A classical Christian private school with strong academics.
• Trinity Episcopal School (K-8) – Offers a small, faith-based education with excellent academics.

Rollingwood Offers the Best Education Options

With access to some of the best public and private schools in Texas, Rollingwood is an ideal neighborhood for families prioritizing education. Whether choosing top-tier public schools in Eanes ISD or elite private schools, residents have outstanding options for academic success.

If you’re considering moving to Rollingwood and want more information on schools or real estate, let me know!

Shopping & Dining in Rollingwood, Austin, TX

While Rollingwood itself is a primarily residential neighborhood, its prime location near downtown Austin and Westlake provides easy access to some of the best shopping and dining options in the city. Whether you’re looking for high-end boutiques, casual eateries, or fine dining experiences, Rollingwood residents enjoy proximity to some of Austin’s top destinations.

Shopping Near Rollingwood

Rollingwood doesn’t have major shopping centers within its boundaries, but several nearby areas offer excellent retail options:

1. Barton Creek Square Mall (10 minutes away)

   • One of Austin’s premier shopping destinations with luxury brands, department stores, and specialty shops.
   • Stores like Nordstrom, Apple, Lululemon, and Tesla.

2. South Congress Avenue (SoCo) (10-15 minutes away)

   • A trendy shopping district featuring boutique stores, local designers, and vintage shops.
   • Popular spots include Kendra Scott, Allen’s Boots, and ByGeorge.

3. The Village at Westlake (5 minutes away)

   • A convenient shopping center featuring high-end grocery stores (H-E-B), fitness studios, and boutique retailers.

4. Downtown Austin (5-10 minutes away)

   • High-end shopping at 2nd Street District, featuring luxury brands, home decor, and Austin-based designers.

Dining Near Rollingwood

Rollingwood residents have easy access to a variety of dining options, from casual bites to upscale restaurants:

Casual & Local Favorites

• P. Terry’s Burger Stand – A local Austin burger joint known for its fresh, high-quality ingredients.
• Juiceland – A go-to spot for organic smoothies and fresh juices.
• ThunderCloud Subs – An Austin classic for fresh, made-to-order sandwiches.

Upscale Dining

• Jeffrey’s (Clarksville) – One of Austin’s most famous fine dining steakhouses, just a short drive from Rollingwood.
• Eberly – A stylish eatery with a rooftop bar and a menu focused on contemporary American cuisine.
• Uchi – Austin’s iconic sushi restaurant offering high-end Japanese cuisine.

Outdoor & Family-Friendly Spots

• Zilker Brewing Company & Taproom – A local favorite for craft beer and a laid-back atmosphere.
• Mozart’s Coffee Roasters – Located on Lake Austin, perfect for coffee with a scenic view.
• Terry Black’s BBQ – A must-visit for authentic Texas barbecue, just minutes from Rollingwood.

Why Rollingwood Residents Love the Area

• Close to Everything – Easy access to downtown Austin, Westlake, and Zilker.
• Diverse Dining Options – From casual food trucks to fine dining, there’s something for everyone.
• Boutique & Luxury Shopping Nearby – High-end retail is just a short drive away.
• Local Austin Culture – Many restaurants and shops maintain the unique, local Austin vibe.

Whether you’re looking for a quick coffee, a luxury shopping experience, or a high-end steakhouse, Rollingwood offers premier access to Austin’s best spots.

Why People Love Rollingwood

• Privacy and Tranquility: Despite being near downtown, Rollingwood maintains a peaceful and private atmosphere.
• Proximity to Nature: Access to outdoor activities at Zilker Park, Lady Bird Lake, and Barton Creek Greenbelt.
• Family-Friendly Environment: Safe streets, top-tier schools, and active community engagement.
• Strong Property Values: Rollingwood’s desirability ensures long-term property appreciation.

If you’re looking for a luxury home in Austin with a prime location, strong community, and top-tier amenities, Rollingwood is an ideal choice.