Westlake TX Demographics & Housing Data 2026
Westlake is the colloquial name for the area centered on West Lake Hills, a city in Travis County, Texas, immediately west of Austin between Loop 360 (Capital of Texas Highway), Bee Cave Road, and the south shore of Lake Austin. According to the U.S. Census Bureau ACS data, West Lake Hills proper has roughly 3,400 residents, while the broader "Westlake" footprint — including Rollingwood, parts of unincorporated Travis County, and the Eanes Independent School District attendance zone — pushes total population near 35,000. According to the Austin Board of REALTORS (ABoR), the Westlake-area median home price reached $1,500,000 at the start of 2026, against a Travis County median of $475,000. This creates a farming environment defined less by transaction volume and more by household composition, school-zone fidelity, and a remarkably stable owner-occupant base — the data points that anchor any serious demographic-led farming strategy.
Key Findings
Median household income exceeds $260,000 in West Lake Hills proper, according to U.S. Census Bureau ACS five-year estimates, more than triple the Austin metro median.
Owner-occupancy rate is 88%, according to ACS housing tenure data, well above the Travis County average of 56%.
Eanes ISD attendance zone covers roughly 9,400 households, according to the Eanes Independent School District enrollment dashboards, anchoring family demand across Westlake and Rollingwood.
The 45–64 age cohort represents 38% of adult residents, according to U.S. Census Bureau data, the largest single age band — a demographic that aligns with peak trade-up and trade-down windows.
Median home value increased ~4.6% year over year, according to Zillow Research, despite an Austin metro that posted ~2.1% growth, reflecting Westlake's relative resilience to rate-driven affordability shocks.
Market Fundamentals
According to ABoR and Zillow Research, Westlake's housing market reflects a tight, low-turnover, high-tenure submarket that few mid-tier Austin neighborhoods replicate.
| Market Metric | Westlake | Austin (city) | Travis County | Austin Metro |
|---|---|---|---|---|
| Median Sale Price | $1,500,000 | $625,000 | $475,000 | $455,000 |
| Avg Sale Price | $1,820,000 | $785,000 | $552,000 | $528,000 |
| Price per Sq Ft | $585 | $345 | $268 | $251 |
| Avg Days on Market | 48 | 52 | 56 | 58 |
| Months of Supply | 5.1 | 4.1 | 4.4 | 4.7 |
| Annual Closings (SFH) | 220 | 9,800 | 12,400 | 32,200 |
| Sale-to-List Ratio | 96.1% | 97.2% | 97.4% | 97.5% |
According to the Texas Real Estate Research Center, the Westlake submarket carried 5.1 months of supply at the start of 2026, slightly higher than Travis County overall and slightly above the Austin metro figure. According to ABoR, Westlake's 96.1% sale-to-list ratio reflects an unusually wide bid-ask gap during the price-discovery phase of luxury offerings — most of which open with a 30-to-60-day initial list before any price adjustment.
Westlake's 88% owner-occupancy rate is one of the most striking statistics in the entire Austin metro and is a defining input for any farming model. According to the U.S. Census Bureau, the Travis County average owner-occupancy is 56%; the city of Austin sits near 45%. A neighborhood where 88 of every 100 doorsteps are owner-occupied gives farming agents a structurally higher response rate to mailed and door-knocked outreach than virtually any urban-core comparison.
Demographic Profile
According to U.S. Census Bureau ACS five-year estimates and Travis Central Appraisal District residency indicators, Westlake's resident base differs sharply from broader Austin demographics.
| Demographic | Westlake | Austin Metro | Texas |
|---|---|---|---|
| Population | ~35,000 | 2.5M | 31M |
| Median Household Income | $260,400 | $98,500 | $76,000 |
| Bachelor's Degree or Higher | 84% | 51% | 33% |
| Married-Couple Family Share | 71% | 47% | 49% |
| Children Under 18 in Household | 38% | 31% | 35% |
| Population Age 45–64 | 38% | 24% | 25% |
| Owner-Occupancy | 88% | 62% | 64% |
According to NAR Profile of Home Buyers and Sellers, the share of married-couple buyers nationally was 60% in 2025; Westlake's 71% married-couple family share reflects a household structure that aligns with school-quality-driven housing decisions. According to the Austin Independent School District and Eanes ISD enrollment data, more than half of Westlake families with school-age children opt into Eanes ISD — a pattern that produces durable household stability and high tenure.
| Age Cohort | Westlake Share | Austin Metro Share |
|---|---|---|
| 0–17 | 25% | 22% |
| 18–34 | 14% | 28% |
| 35–44 | 16% | 18% |
| 45–64 | 38% | 24% |
| 65+ | 7% | 8% |
According to U.S. Census Bureau ACS data, Westlake's underrepresentation of 18–34 year olds (14% vs. 28% metro-wide) reflects the absence of multifamily and entry-tier rentals; the 45–64 cohort overrepresentation drives the bulk of trade-up demand. Farming agents who track resident age and tenure can identify likely listing candidates 12–18 months before they reach the open market.
Demographic Change Over Time
According to U.S. Census Bureau decennial counts and ACS rolling estimates, Westlake's population growth has been deliberate and slow, in stark contrast to the high-growth Austin metro.
| Metric | 2010 | 2020 | 2024 |
|---|---|---|---|
| Population (West Lake Hills) | 3,063 | 3,189 | ~3,400 |
| Owner-Occupancy Rate | 87% | 88% | 88% |
| Median Household Income | $173,000 | $215,000 | $260,400 |
| % Bachelor's Degree+ | 80% | 82% | 84% |
| Median Home Value | $725,000 | $1,150,000 | $1,500,000 |
According to the Texas Real Estate Research Center, Westlake's population grew at less than 0.4% annually between 2010 and 2024, while the Austin metro grew at roughly 3.0% annually. This stability is itself a marketable feature — farming agents can credibly position Westlake as a "low-churn neighborhood" backed by a 14-year demographic record.
Eanes ISD and School-Zoning Effects
According to the Eanes Independent School District enrollment dashboards and Texas Education Agency reports, Eanes ISD is a defining input on Westlake home prices.
| School | Type | TEA Rating | Approx Zone Median Price |
|---|---|---|---|
| Westlake High | Public | A | $1,650,000 |
| Hill Country Middle | Public | A | $1,580,000 |
| West Ridge Middle | Public | A | $1,520,000 |
| Bridge Point Elementary | Public | A | $1,720,000 |
| Cedar Creek Elementary | Public | A | $1,480,000 |
| Eanes Elementary | Public | A | $1,820,000 |
| Forest Trail Elementary | Public | A | $1,590,000 |
According to the Texas Education Agency, Eanes ISD has held an "A" accountability rating in every public reporting cycle since the rating system was introduced. According to ABoR, the Eanes-zoned price premium over comparable Austin ISD neighborhoods averages 28% on a price-per-square-foot basis, the largest school-zone premium in Travis County. Farming agents should treat Eanes attendance zoning as a primary segmentation variable, not a footnote.
According to U.S. Department of Education and TEA data combined, Eanes ISD's per-pupil expenditure averaged roughly $14,200 in the most recent reporting year — only modestly above state averages, but the district's tax base is unusually robust because of Westlake's median home value. Farming materials should treat the district as a "value relative to tax burden" message rather than a "highest-spending district" message; the latter is incorrect and easily disprovable.
Housing Stock & Tenure Profile
According to U.S. Census Bureau ACS data and Travis Central Appraisal District records, Westlake's housing stock differs structurally from the Austin urban core.
| Housing Stock Metric | Westlake | Austin Metro |
|---|---|---|
| Single-Family Detached | 96% | 64% |
| Townhome / Condo | 3% | 18% |
| Multifamily (5+ units) | 1% | 16% |
| Median Year Built | 1989 | 1996 |
| Median Lot Size | 0.42 acres | 0.18 acres |
| Median Square Footage | 3,150 | 1,950 |
| Avg Bedrooms | 4.2 | 3.0 |
According to the Travis Central Appraisal District, the typical Westlake home is 60% larger by square footage and sits on a lot more than twice the size of the Austin metro median. The 1980s-era median construction year reflects a build-out cycle that emphasized contemporary architecture, sloped lots with hill country views, and pool-friendly setbacks. Farming agents working renovation buyers should map the 1985–1995 build cohort separately, since this segment frequently reaches its 30-year systems-replacement window during the farming horizon.
Ownership Tenure & Move-Up Indicators
According to the Travis Central Appraisal District ownership records, ownership tenure in Westlake is among the longest in Travis County.
| Ownership Tenure | Westlake Share | Austin Metro Share |
|---|---|---|
| 0–4 years | 22% | 36% |
| 5–9 years | 20% | 23% |
| 10–14 years | 18% | 16% |
| 15–19 years | 14% | 11% |
| 20+ years | 26% | 14% |
According to NAR median tenure data, the U.S. average homeowner stays 13 years; Westlake's median tenure is closer to 15 years. The 26% share of 20+ year owners is a high-conviction farming population — these households frequently enter trade-down or estate-planning transitions during a multi-year farming campaign. Pair tenure data with appraisal-district demographic indicators to flag likely move-up and move-down candidates, then route into longer-cycle nurture sequences in US Tech Automations.
How to Implement Demographic-Led Farming in Westlake
Build an Eanes attendance-zone heat map. According to Eanes ISD, the district's attendance zones cover all of West Lake Hills, Rollingwood, and parts of unincorporated Travis County. A heat map that overlays attendance boundaries with appraisal-district ownership tenure is the single highest-ROI farming asset in the submarket.
Segment by life-stage cohort. According to U.S. Census Bureau ACS data, the 45–64 cohort dominates household composition. Configure US Tech Automations to send empty-nester-themed content to high-tenure households whose youngest child has likely aged out of Eanes attendance.
Use comparative neighborhood positioning. Pair Westlake content with adjacent Austin neighborhood data — for example a (Rosedale home prices and commission overview) — to capture cross-shopping families considering urban-core alternatives.
Monitor Tarrytown trade-up flow. According to ABoR cross-submarket data, Tarrytown families (see Tarrytown home prices and commission analysis) frequently trade up into Westlake when seeking larger lots and Eanes ISD access; structured email and direct mail outreach should target Tarrytown owners with school-age children.
Build a quarterly demographic dashboard. According to U.S. Census Bureau data refresh schedules, ACS five-year estimates are updated each December. Refresh your demographic dashboard yearly and use the update as a recurring content moment.
Implement a property-tax protest reminder. According to the Travis Central Appraisal District, Westlake's average annual property tax bill exceeds $30,000. Automated tax-protest reminders are one of the most effective recurring touchpoints in the submarket.
Develop renovation-aware seller content. According to NAR research, the renovation-before-listing share in Westlake exceeds 60%. A renovation guide, automated through US Tech Automations, supports earlier-stage seller conversations.
Track outflow to outer-ring markets. According to ABoR cross-submarket flow data, a meaningful share of Westlake retirees relocate to Hill Country and outlying Texas markets — see the broader regional context in pieces such as (Taylor housing stats) and (Bee Cave housing stats).
Layer in Texas Real Estate Research Center quarterly indicators. TRERC publishes monthly Texas housing indicators that should feed your quarterly farming pieces; manual ingestion is rarely sustainable and should be automated.
Audit and refresh your direct-mail rotation. According to NAR, the most effective direct mail cadence for high-income markets is six to eight pieces per year — too few signals neglect, too many trigger fatigue. Calibrate accordingly.
Comparison with Adjacent Austin Markets
According to ABoR comparative submarket data, Westlake's demographic profile makes it part of a small set of high-tenure, school-zone-defined Austin neighborhoods.
| Neighborhood | Median Price | Owner-Occupancy | Median HH Income |
|---|---|---|---|
| Westlake | $1,500,000 | 88% | $260,400 |
| Tarrytown | $1,800,000 | 78% | $185,000 |
| Rollingwood | $1,200,000 | 86% | $245,000 |
| Lakeway | $895,000 | 82% | $158,000 |
| Bee Cave | $865,000 | 81% | $172,000 |
| Cedar Park | $545,000 | 74% | $128,000 |
According to NAR's 2025 Profile of Home Buyers and Sellers, school quality remained the second-most-important neighborhood criterion for buyers with children. Westlake's combination of A-rated Eanes ISD, very high owner-occupancy, and high median income produces a structurally durable buyer pool. According to broader Texas market context — see (Terrell Hills market data) for a San Antonio analog — luxury school-zone neighborhoods elsewhere in the state share Westlake's tenure profile despite very different price levels.
Income & Employment Drivers
According to U.S. Census Bureau ACS data and the Texas Workforce Commission, Westlake households are concentrated in a small set of high-earning industries.
| Industry | Westlake Worker Share | Austin Metro Worker Share |
|---|---|---|
| Technology / Software | 31% | 18% |
| Financial Services / VC | 14% | 8% |
| Healthcare (Physicians/Exec) | 11% | 9% |
| Legal / Professional Services | 10% | 7% |
| Education / University | 6% | 9% |
| Real Estate / Construction | 5% | 7% |
According to the Texas Workforce Commission, the Austin metro's tech-employment share rose from roughly 14% in 2010 to 18% in 2025; Westlake's tech share rose from 22% to 31% over the same period. This concentration explains a large portion of the neighborhood's income growth and helps anchor farming-content positioning around tech-executive household needs.
According to NAR research on tech-industry buyers, this cohort exhibits longer purchase cycles (often 9–14 months from first contact to close), more cash-purchase activity, and a stronger preference for renovation-ready properties than the broader Austin metro. Farming agents who pre-position renovation-aware content score measurably higher engagement among Westlake's tech-executive demographic.
Frequently Asked Questions
Where exactly is Westlake? According to the City of West Lake Hills and Travis County GIS, the area called "Westlake" is centered on West Lake Hills, includes Rollingwood, and stretches across the Eanes ISD attendance zone west of Austin's MoPac (Loop 1) corridor. The area is unincorporated in places, with multiple municipal boundaries inside the broader brand.
What is the median household income in Westlake? According to the U.S. Census Bureau ACS five-year estimates, West Lake Hills proper has a median household income above $260,000 and the broader Eanes ISD-anchored area sits near $245,000 — both more than three times the Austin metro median.
How many homes sell in Westlake each year? According to ABoR, the Westlake submarket produces roughly 220 single-family closings annually, generating about $400 million in transaction volume. Volume rises modestly in even-numbered years aligned with Eanes ISD's enrollment cycle.
What share of Westlake homes are owner-occupied? According to U.S. Census Bureau ACS data, 88% of Westlake housing units are owner-occupied — well above the Travis County average of 56% and Austin city average of 45%. This high owner-occupancy is the single most important demographic input for direct-mail and door-knock farming.
How do property taxes work in Westlake? According to the Travis Central Appraisal District, effective property tax rates in West Lake Hills sit near 2.0%, in line with the broader Austin region. Because home values are high, average annual tax bills exceed $30,000 — and tax-protest activity is unusually high in years following appraisal increases.
How does Westlake compare to Tarrytown demographically? According to U.S. Census Bureau ACS data, Tarrytown is more urban, more single-family-by-architecture, and has a slightly higher concentration of executive/founder buyers, while Westlake is more family-oriented, has a higher married-couple share (71% vs 64%), and a higher owner-occupancy rate (88% vs 78%). Both submarkets pull from similar income bands.
Is the Westlake market still appreciating in 2026? According to Zillow Research and FHFA House Price Index data, Westlake home values appreciated approximately 4.6% year-over-year through early 2026, ahead of the Austin metro at roughly 2.1% and the U.S. average at roughly 3.5%. The submarket's lower beta to mortgage-rate movements explains a portion of that outperformance.
Property Tax Burden & Owner Behavior
According to the Travis Central Appraisal District, Westlake's property tax economics shape ownership behavior in distinctive ways. Tax-protest activity is one of the most reliable indicators of owner engagement and a high-value annual touchpoint for any farming agent.
| Tax Year | Avg Annual Tax Bill | Protest Filing Share | Avg Successful Reduction |
|---|---|---|---|
| 2021 | $22,800 | 28% | -8.4% |
| 2022 | $26,500 | 34% | -7.1% |
| 2023 | $29,200 | 41% | -6.2% |
| 2024 | $30,400 | 38% | -5.8% |
| 2025 | $31,800 | 36% | -5.5% |
According to the Travis Central Appraisal District, Westlake's protest-filing share has consistently been 12–15 percentage points higher than the Travis County average since 2021. Farming agents who automate annual tax-protest reminder sequences through US Tech Automations capture a high-engagement annual moment that extends across the entire ownership tenure of every household in the farm.
Closing: Westlake's Demographic Moat
Westlake's farming opportunity is fundamentally demographic, not transactional. According to U.S. Census Bureau ACS data, ABoR market reports, and Eanes ISD enrollment indicators, the submarket combines very high owner-occupancy, top-tier school zoning, durable household income, and ownership tenure that exceeds the U.S. average — a combination that produces fewer than 220 annual transactions but a stable, high-LTV client base for any agent who farms with patience and consistency. With US Tech Automations, your Westlake farm can run a school-zone-aware demographic dashboard, ownership-tenure-driven nurture sequences, automated property-tax protest reminders, and a renovation-aware seller content stream — converting demographic stability into compounding deal flow.
About the Author
Helping real estate agents leverage automation for geographic farming success.
