Highland Park is one of the most overlooked family neighborhoods in West Austin, and the reason comes down to a school district most buyers never think to question. It sits west of Mopac, just north of Tarrytown, in zip 78731. Unlike nearby Westlake, it is Austin ISD, not Eanes, zoned to Highland Park Elementary. Homes run roughly $1M to $3M and up, with a median around $1.87M. West Austin Realtor Brandon Galia points buyers here for the big lots, mature trees, downtown views, and five-minute commute, often for less than the Eanes-zoned alternatives.
Highland Park at a Glance (As of Q2 2026)
- Where it is: West Austin, west of Mopac, just north of Tarrytown (zip 78731). Bordered by RM 2222 to the north, 35th Street to the south, Mount Bonnell Road to the west, and Mopac to the east.
- Price range: roughly $1M to $3M and up, median around $1.87M
- Schools: Austin ISD, zoned to Highland Park Elementary, then Lamar Middle and McCallum High. Not Eanes ISD.
- Commute: about five minutes to downtown, minutes to Camp Mabry
- Housing stock: mid-century ranch originals alongside modern rebuilds, on large hillside lots
- The vibe: quiet, deep tree canopy, downtown views in pockets, near Mount Bonnell and the 217-acre Bright Leaf Nature Preserve
What Highland Park Actually Feels Like
I live in Barton Hills, across the river. Some mornings I drive my daughters up toward Mount Bonnell, and the stretch that always makes them go quiet is Highland Park. The streets bend with the hillside. The trees are old, the lots are deep, and on the right block downtown sits right there on the horizon. It feels tucked away, five minutes from the city.
That feeling is the whole point of this neighborhood.
Now compare that to how most buyers experience it: they don't. They hear "west of Mopac," assume Eanes ISD and Westlake prices, and never look closer. I walked a family through here this spring who arrived with a Westlake budget and a Westlake assumption. By the end they were rethinking the entire search.
West of Mopac. Austin ISD. A little quieter, and a little cheaper for it.
Here is the reflex worth reversing. Most luxury buyers assume that west of Mopac automatically means Eanes ISD. Highland Park sits west of Mopac and feeds Austin ISD, and that single fact is exactly why it stays quiet, stays a touch more affordable, and stays open to families who actually look.
Where Exactly Is Highland Park, and Why Do Buyers Miss It?
Highland Park is west of Mopac, north of Tarrytown, tucked between Mount Bonnell Road and the highway in 78731. Mopac is its eastern edge, not its dividing line. It is West Austin. It is not part of Westlake, and it is not Eanes ISD, even though buyers conflate all three constantly. West Austin Realtor Brandon Galia tells buyers to get this right before they start looking.
Why does it matter to you? Because the confusion costs money in both directions. Buyers who assume Eanes expect Westlake schools and Westlake prices, then get confused when neither lines up. Buyers who only chase Eanes-zoned listings skip Highland Park entirely, so the homes here compete with a smaller pool. Fewer eyes on a home usually means a calmer negotiation.
Translation: the assumption that frustrates everyone else is the reason a patient buyer can do well here.
What Do You Get for the Money in Highland Park?
Plan on roughly $1M to $3M and up, with a median around $1.87M in 2026. The spread is wide because the housing stock is split. You have mid-century ranch originals on great lots, and you have modern rebuilds that have replaced them. An original ranch on a quiet street prices very differently than a new build with downtown views off the back.
What your money buys that Eanes-zoned Westlake does not: a lower entry point for comparable space, a five-minute downtown commute, and big mature-tree lots without the Eanes premium. What it does not buy: Eanes ISD. If that specific district is non-negotiable for you, this is not your neighborhood, and that is fine.
You just read "not Eanes ISD" and felt something tighten. Most Austin buyers do. That reflex is the exact filter that keeps this neighborhood quiet, and it is worth asking whether it is serving your family or just running on autopilot.
The best homes in Highland Park rarely make it to the open market. I keep a short list of people who want to hear about them first. If that's you: join my off-market list
Highland Park vs Tarrytown: Which One Fits Your Family?
Both are West Austin. Both Austin ISD. Both sit just off Mopac. And they feel completely different.
Tarrytown gives you walkability: cafes, the Casis area, foot traffic, and Casis Elementary. Highland Park gives you quiet, bigger lots, hillside terrain, downtown views in pockets, and Highland Park Elementary, usually with a little less through-traffic. One trades calm for convenience. The other trades convenience for calm.
For a family deciding between the two, the question is simple. Do you want to walk to coffee on Saturday, or do you want the quiet hillside lot? Both are right answers. They are just different lives.
Key Facts for Highland Park Buyers
- It's West Austin, west of Mopac, but Austin ISD, not Eanes. That combination is the whole story. Get it right before you start filtering listings.
- Budget $1M to $3M+, median around $1.87M. The range is wide because originals and rebuilds sit side by side.
- Austin ISD: Highland Park Elementary, then Lamar Middle and McCallum High. Verify the exact attendance boundary for any specific home.
- Five minutes to downtown. Minutes to Camp Mabry, Mount Bonnell, and the Bright Leaf Nature Preserve.
- Quieter than Tarrytown. Bigger lots, less foot traffic, often a slightly softer price for comparable space.
- Downtown views in pockets, not lake views everywhere. Plenty of homes look out at tree canopy, not water. Buy the lot, not the postcard.
- Smaller buyer pool. Most buyers chase Eanes and never look here, which can favor the patient buyer.
Brandon's Take
I'll be honest: for years I drove right through Highland Park without thinking of it as its own neighborhood. It blended into the Tarrytown conversation in my head, and I assumed anything west of Mopac worth buying for my own family had to be Eanes. Both assumptions were lazy.
Here is the limit worth naming. Highland Park is Austin ISD, and Austin ISD is uneven campus to campus. If your heart is set on Eanes, or if one specific elementary boundary is the entire reason you are moving, verify it in writing before you fall for a house. Boundaries shift.
When my own family looks at neighborhoods, I weigh three things first: how the commute feels on a Tuesday, whether the streets are calm enough for kids, and whether the home will still make sense to the next buyer in ten years. Highland Park clears all three. The location is permanent. The streets are quiet. And there are not many homes here, so the ones that come up hold their interest. This is the kind of pocket I bring buyers to on purpose, because the map in their head is usually wrong.
Get on the List Before the Right One Shows Up
If you're serious about Highland Park, you should know that the strongest opportunities here almost never hit the MLS. They move between agents who work this market every day, through private networks and quiet conversations that happen before a listing goes live.
I send a short email when something comes up that matches what the buyers on my list are looking for. No newsletters, no drip campaigns. Just my judgment on what's worth seeing. Put your name on my off-market list: join my off-market list
Already ready to move? Start a conversation directly: reach out directly
Highland Park was never really hidden. The assumption about it was.
OFF-MARKET ACCESS
The best homes in Highland Park rarely make it to the open market. I keep a short list of buyers who hear about them first. No newsletters. No drip campaigns. Just my judgment on what is worth seeing.
Frequently Asked Questions
Is Highland Park in West Austin or Westlake?
Highland Park is West Austin. It sits west of Mopac, just north of Tarrytown, in zip 78731. But it is not part of Westlake and not Eanes ISD. It is zoned to Austin ISD and Highland Park Elementary. West Austin Realtor Brandon Galia draws this line carefully, because confusing it with Westlake sends buyers to the wrong listings and the wrong price expectations.
What school district is Highland Park in?
Highland Park is Austin ISD, zoned to Highland Park Elementary, then Lamar Middle and McCallum High. It is not Eanes ISD, even though it sits west of Mopac. Austin ISD quality varies by campus, so confirm the exact attendance boundary for any specific address before making an offer.
How much does a home in Highland Park cost in 2026?
Roughly $1M to $3M and up, with a median around $1.87M. The wide range reflects a housing stock split between mid-century ranch originals and modern rebuilds, plus a premium for larger hillside lots and homes with downtown views.
Is Highland Park better than Tarrytown?
Neither is better, they are different. Both are West Austin and Austin ISD. Tarrytown offers more walkability and cafe density and feeds Casis Elementary. Highland Park offers quieter streets, bigger lots, and downtown views, and feeds Highland Park Elementary. Brandon Galia helps families match the trade-off to how they actually live.
Why do so few buyers consider Highland Park?
Most luxury buyers assume west of Mopac means Eanes ISD, so they never look at the Austin ISD pockets like Highland Park. That smaller buyer pool can work in a patient buyer's favor.
Who can help me buy in Highland Park?
Brandon Galia of Lujo Realty works across West Austin, including Highland Park, and represents a limited number of buyers at a time so he can preview neighborhoods in person rather than handing you off to an assistant.
