Quick Answer
Lost Creek and Davenport Ranch are both West Austin neighborhoods inside Eanes ISD, and both sit under the West Lake Hills and Rollingwood price premium. Lost Creek is the quieter, lower-entry play, with a 2026 median list price near $1.35M and homes from roughly $800K to $2.5M. Davenport Ranch runs larger and pricier, near a $2M median, closer to Austin Country Club and Lake Austin. West Austin Realtor Brandon Galia helps families decide which of the two actually fits their life.
At a Glance (2026)
- Lost Creek median list price: about $1.35M, roughly $497 per square foot (Realtor.com, March 2026)
- Davenport Ranch median sale price: about $2.0M, with roughly 18 homes active and about 72 days on market (Redfin and Orchard neighborhood data, 2026)
- ZIP 78746 (West Lake Hills and Rollingwood) trailing-12-month median sale price: $2.04M as of July 2026, the premium both neighborhoods sit under
- Both feed the same high school: Westlake High School, Eanes ISD
Everyone chasing an Eanes ISD address starts by typing "West Lake Hills" into their search. The smart money often ends up two neighborhoods over.
Lost Creek and Davenport Ranch are both inside Eanes ISD. Both sit west of Mopac. Both share the same high school as the seven-figure estates in West Lake Hills. And both trade for less, because they are older, further off the marquee streets, and quieter than the corridor's headline names.
That is the whole setup. Same school district, same broad slice of West Austin, meaningfully different price and character. For a family that wants Eanes without paying the West Lake Hills or Rollingwood premium, these two are the real decision, not the aspirational one.
Here is the part most buyers get wrong. They treat "Eanes ISD" as one thing and assume the neighborhoods inside it are interchangeable. They are not. These two share the same diploma and almost nothing else. The school district is the shared trait. Everything else is the choice.
Why do families choose Lost Creek or Davenport Ranch over West Lake Hills?
Because the math is honest. The West Lake Hills and Rollingwood core commands a real premium: the 78746 ZIP that covers both posted a $2.04M trailing-12-month median sale price as of July 2026 (Redfin). Lost Creek's 2026 median list price sits near $1.35M (Realtor.com, March 2026). That gap is not about worse schools. Forest Trail Elementary, West Ridge Middle, and Westlake High School are the same Eanes ISD pipeline the priciest homes in the area feed into.
Davenport Ranch works the same way at a higher tier. Its 2026 median sale price runs near $2.0M with a range from roughly $1M to $4M and up (Redfin neighborhood data, 2026), and it feeds Bridge Point Elementary, Hill Country Middle, and Westlake High School. So a family gets Eanes plus Austin Country Club and Lake Austin proximity, still often below what a comparable West Lake Hills estate would cost.
The premium buys you the marquee street. It does not buy you a better diploma.
What does your money actually buy in Lost Creek vs Davenport Ranch in 2026?
In Lost Creek, the entry tier (roughly $800K to $1.2M) is usually an original 1970s or 1980s home that needs updating, on a mature-tree lot. The middle (around $1.35M, the current median) is typically a renovated or partially updated version of that same stock. The top (toward $2.5M and up) is a larger or fully rebuilt home. It is the lowest honest entry into Eanes ISD you will find with a straight face.
In Davenport Ranch, the ladder starts higher. Entry (around $1M to $1.5M) is often an original 1980s or 1990s home. The middle (roughly $1.5M to $2.5M) buys updated homes and larger lots off Loop 360. The top ($3M to $4M and up) reaches estate-level and near-lake positions.
You just read those two ladders and started sorting your budget against them. That instinct is right, but do not stop at the number. A $1.35M Lost Creek median and a $2M Davenport Ranch median are not the same house at different prices. They are different houses, different lots, and different daily lives.
| Factor | Lost Creek | Davenport Ranch |
|---|---|---|
| 2026 price range | ~$800K to $2.5M+ | ~$1M to $4M+ |
| 2026 median | ~$1.35M list (~$497/sqft) | ~$2.0M sale |
| Housing stock | 1970s-80s originals, many updated | 1980s-90s, original to renovated and estate |
| Feel and terrain | quiet, tucked-away, mature trees, greenbelt | larger, hillside off Loop 360, near the lake |
| Signature amenity | Westlake Country Club (Invited Clubs) | Austin Country Club and Lake Austin proximity |
| Schools (Eanes ISD) | Forest Trail, West Ridge, Westlake High | Bridge Point, Hill Country, Westlake High |
| Best for | lowest honest Eanes entry, peace and quiet | more house, estate options, lake and club life |
Most people searching for homes in West Austin are only seeing what is publicly listed. That is roughly two-thirds of what actually trades. If you want the full picture, get on my off-market list: join my off-market list
Lost Creek vs Davenport Ranch: which one fits your family?
Start with how you want your Tuesday to feel, not your closing statement.
Lost Creek is for the family that wants the quietest, most tucked-away way into Eanes ISD and does not need the biggest house on the block. It is greenbelt trails, mature oaks, and the Westlake Country Club at the edge. The tradeoff is age: a lot of the stock is original, so the entry price often comes with a renovation to follow.
Davenport Ranch is for the family that wants more house, more lot, and the country-club-and-lake orbit, and will pay for it. It sits in the hills off Loop 360 next to Austin Country Club, minutes from Lake Austin.
Buyers say: "We just want good schools and a deal."
Translation: They want Eanes, and they have not yet decided whether they value a lower entry price or more square footage and lake access. Those two goals pull toward different neighborhoods, and naming which one wins is the whole exercise.
Key Facts About Lost Creek vs Davenport Ranch in 2026
- Both neighborhoods are West Austin (west of Mopac) and both are zoned to Eanes ISD, ending at Westlake High School.
- Lost Creek's 2026 median list price is near $1.35M at about $497 per square foot (Realtor.com, March 2026); the range runs roughly $800K to $2.5M and up.
- Davenport Ranch's 2026 median sale price is near $2.0M with a range of roughly $1M to $4M and up (Redfin, 2026); about 18 homes were active at about 72 days on market.
- Lost Creek feeds Forest Trail Elementary and West Ridge Middle; Davenport Ranch feeds Bridge Point Elementary and Hill Country Middle. Both feed Westlake High.
- Lost Creek sits next to Westlake Country Club (Invited Clubs); Davenport Ranch sits next to Austin Country Club with Lake Austin proximity.
- Both trade under the 78746 (West Lake Hills and Rollingwood) $2.04M trailing-12-month median (Redfin, July 2026).
Brandon's Take
I worked with a family this year who wanted Eanes ISD and had quietly ruled out both of these before we ever talked, because they assumed anything in the district meant a West Lake Hills price. It did not. We found their answer in the value tier, not the marquee one.
Here is what I would tell my own family. If your priority is the lowest honest way into Eanes and you do not mind a renovation, Lost Creek is hard to beat. If you want more house, the lake, and the club, Davenport Ranch earns its higher number.
I will be honest about the catch on both. Lost Creek's entry homes are old, and "median" in Lost Creek often means "updated," so a true entry buy usually carries a renovation budget behind it. Davenport Ranch starts higher and its original 1980s and 1990s stock can need work too, at a price where buyers assume it should not. Neither is a turnkey bargain. Both are a district you cannot buy your way into any cheaper with a straight face.
I closed an updated home off-market in Rollingwood this year for just under $3M. That is the premium these two neighborhoods sit beneath. Same schools, less money. That is the trade.
Most buyers look at what is listed on Zillow and the MLS and think that is the market. It is not. A meaningful share of West Austin's best homes, including in Eanes-value pockets like these, trade through private channels before they ever go public. Some never go public at all.
I track off-market opportunities across West Austin every week through a network I have built over years here. When something comes up that fits, I send it directly to the people on my list.
Get on the list: join my off-market list
If you are past the research phase and ready to talk strategy, reach out directly: reach out directly
The school district is the shared trait. The neighborhood is the decision.
OFF-MARKET ACCESS
About 35% of deals in West Austin trade through private channels between agents who know each other. I track these opportunities every week and send them directly to a short list of buyers. No newsletters. No drip campaigns. Just my judgment on what's worth seeing.
Frequently Asked Questions About Lost Creek and Davenport Ranch
Is Lost Creek or Davenport Ranch cheaper in 2026?
Lost Creek is the lower-entry neighborhood. Its 2026 median list price is near $1.35M (Realtor.com, March 2026), while Davenport Ranch's median sale price runs near $2.0M (Redfin, 2026). Both sit under the West Lake Hills and Rollingwood premium. West Austin Realtor Brandon Galia can pull current comps for either before you decide.
Are Lost Creek and Davenport Ranch both in Eanes ISD?
Yes. Both are zoned to Eanes ISD and both feed Westlake High School. Lost Creek feeds Forest Trail Elementary and West Ridge Middle; Davenport Ranch feeds Bridge Point Elementary and Hill Country Middle. Always confirm zoning by specific address, since boundaries can change.
Which neighborhood is better for families?
Both are strong family choices with the same high school. Lost Creek suits families who want a quiet, tucked-away setting and the lowest honest Eanes entry. Davenport Ranch suits families who want more house, larger lots, and Austin Country Club and Lake Austin proximity, and will pay a higher median for it.
Why do these cost less than West Lake Hills if the schools are the same?
Price reflects location, lot, age, and prestige, not school quality. The 78746 core (West Lake Hills and Rollingwood) posted a $2.04M trailing-12-month median as of July 2026 (Redfin). Lost Creek and Davenport Ranch feed the same Eanes ISD pipeline at a lower entry point.
How do I choose between Lost Creek and Davenport Ranch?
Decide whether you value the lowest Eanes entry price and quiet (Lost Creek) or more house plus lake and club access (Davenport Ranch). Then compare real comps and renovation costs side by side. Brandon Galia, a West Austin Realtor with Lujo Realty, walks families through exactly that tradeoff before they commit.
