Buying in Davenport Ranch in 2026 starts in the mid $600s for a condo or townhome and runs past $4M for a gated estate, with the single-family median between roughly $2M and $2.25M and a median near $721 per square foot. Davenport Ranch is zoned to top-ranked Eanes ISD, which makes it one of the more reachable entry points into that district. West Austin Realtor Brandon Galia tracks Davenport Ranch pricing by section, tier, and condition.
Davenport Ranch At a Glance (2026, public market data plus professional analysis)
- Median sale price: roughly $2.0M to $2.25M, depending on the data source and the trailing window
- Median price per square foot: about $721, up roughly 12.7% year over year
- Active inventory: around 18 homes across a neighborhood of roughly 500
- Average days on market: about 72 days
- School district: Eanes ISD, Bridge Point Elementary, Hill Country Middle, Westlake High
- Eanes ISD context: trailing-12-month single-family median around $2.2M across roughly 225 closed sales
$721 per square foot. That is the current median in Davenport Ranch, up nearly 13% in a year. Run it against a 3,000 square foot house and you land on the neighborhood median, near $2.16M.
Now hold that next to the rest of Eanes ISD, where the trailing-12-month single-family median sits around $2.2M. Davenport Ranch is not the discount corner of Westlake. But it is the section of the district where a family can still buy an original 1980s house on a real lot, put money into it, and end up in the same schools as a neighbor who paid $4M three streets over.
That gap is the entire story of this neighborhood.
Davenport Ranch sits south of Lake Austin, east of Loop 360, and north of West Lake Hills, with Austin Country Club inside the boundary. Custom estates, golf-adjacent houses, a few condominium communities, and several gated pockets, all under one HOA.
Most buyers hear "Eanes ISD" and start in West Lake Hills. That is the reflex. It is also the most expensive way to solve the problem.
Why do families choose Davenport Ranch over West Lake Hills?
Most buyers assume the cheapest way into Eanes ISD is the smallest house in West Lake Hills. That is backwards. The cheaper path is usually a bigger, older house in Davenport Ranch that nobody has touched since 1994.
Same district. Same Westlake High. Different number at the top of the offer.
Davenport Ranch was master planned in the 1980s, so the streets were built around the terrain instead of flattened into it. That produces hillside lots, tree cover, and enough grade to give many of these homes a real view without a Lake Austin address.
The tradeoff is the housing stock, much of it now 30 to 40 years old. Buyers who want a finished house pay for the renovation somebody else already did. Buyers willing to do the work buy the location and fix the house on their own timeline.
For the dual-income families West Austin Realtor Brandon Galia works with most, it comes down to one question: write a bigger check now, or a smaller check plus a renovation you control? Davenport Ranch is one of the few places in Eanes ISD where that second option still exists.
What does your budget actually buy in Davenport Ranch in 2026?
Buyers say: "We want something in Westlake, around $2M."
Translation: they mean Eanes ISD, and they have not yet learned the district holds four or five very different price structures inside it.
Here is the Davenport Ranch ladder, framed as professional analysis rather than a guarantee:
Mid $600s to roughly $1.2M. The condominium and townhome sections. Smaller footprints, HOA-maintained exteriors, and the lowest-cost address that still feeds Bridge Point. Most buyers do not know this tier exists.
Roughly $1.3M to $1.9M. Original single-family homes from the 1980s and 1990s. Good bones, real lots, dated kitchens and baths. Budget for updating.
Roughly $2M to $3M. The heart of the market. Updated single-family homes, generally 2,800 to 3,800 square feet. At the $721 median per foot, this is where most closings land.
$3.5M and up. Gated sections, estate lots, golf-adjacent and Lake Austin proximate properties, newer custom builds. This tier competes directly with West Lake Hills and Rob Roy.
What do buyers underestimate about the total cost of owning in Davenport Ranch?
You just read four price bands and quietly picked the one you belong in. Now add the second number, because the list price is not the one you live with.
Travis County property taxes are the big one. Eanes ISD adopted a rate of $0.8322 per $100 of valuation for fiscal year 2025-26, and that is only the school portion. Stack the county, the city, and the other entities on top and the bill on a $2M valuation becomes a real monthly line item. Brandon is a Realtor, not a tax advisor, so verify your rate and any homestead exemption with the appraisal district before setting a budget.
Then the HOA. Every owner belongs to the Davenport Ranch Homeowners Association, and the condominium sections carry separate assessments on top of that.
I will be honest about the limit here. Davenport Ranch is not one uniform market. A condo section, an original ranch on a hillside lot, and a gated estate behave like three separate neighborhoods sharing a mailing address, and averaging them into one "Davenport Ranch price" will mislead you. Add the aging stock. A 1980s house at $1.6M can need $300K to $600K of work, and that money is not recovered dollar for dollar.
7 Key Facts About Buying in Davenport Ranch in 2026
- Median price per square foot is about $721, up roughly 12.7% year over year. The fastest-moving number here.
- Median sale price sits between roughly $2.0M and $2.25M, depending on the data source and trailing window.
- Inventory is thin. Roughly 18 active listings across about 500 homes.
- Average days on market is around 72 days, a normal pace by current West Austin standards.
- Bridge Point Elementary, Hill Country Middle, Westlake High, all Eanes ISD. Bridge Point carries a 10 out of 10 GreatSchools rating.
- Austin Country Club sits inside the neighborhood, and Davenport Village handles errands without a trip down Loop 360.
- HOA membership is mandatory, with additional assessments in the condominium communities.
Brandon's Take
I sold a Rollingwood teardown at $1.85M this year, and I closed an updated older home in the same city at just under $3M. Two houses, one zip code, a $1.1M spread that comes down entirely to what was done to the structure. Davenport Ranch works the same way, with more inventory and a wider ladder.
Here is what I tell families convinced they need a West Lake Hills address. Drive Davenport Ranch on a Tuesday at 8:10 a.m. Watch the school traffic. Then drive it again on a Saturday. If the streets feel right and the commute works, you just expanded your buying power inside the same district without lowering your standard.
I have two daughters and a third child on the way, so I judge every neighborhood by one question: where does the morning routine actually work?
Bigger lot. Older house. Same diploma.
The best homes in Davenport Ranch rarely make it to the open market, and the ones that need work often trade quietly between agents before anyone lists them.
Ready to Look at Davenport Ranch Seriously?
The properties that move fastest in Davenport Ranch are the ones most people never see. About 35% of deals in West Austin trade through private channels between agents who know each other, through relationships that took years to build. I track these opportunities every week.
If you want to know when something comes up in Davenport Ranch before it hits the MLS, get on my off-market list: join my off-market list
If you already know what you're looking for and want to have a direct conversation, I'm at reach out directly.
Buy the school district once. Buy the house you can change.
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 Davenport Ranch
What is the average home price in Davenport Ranch in 2026?
The median sale price in Davenport Ranch sits between roughly $2.0M and $2.25M in 2026, with a median of about $721 per square foot, up 12.7% year over year. Condominium and townhome sections start in the mid $600s, and gated estates push past $4M. West Austin Realtor Brandon Galia can provide current pricing for a specific street or section.
What school district is Davenport Ranch in?
Davenport Ranch is zoned to Eanes ISD. The feeder pattern is Bridge Point Elementary, Hill Country Middle School, and Westlake High School. Bridge Point holds a 10 out of 10 GreatSchools rating. School zoning is address specific in West Austin, so verify the assignment for any individual property before writing an offer.
Is Davenport Ranch cheaper than West Lake Hills?
Generally yes, though the two overlap at the top. Eanes ISD carries a trailing-12-month single-family median around $2.2M, and Davenport Ranch tracks near that line while offering original older homes at lower entry points. The savings usually come with a renovation budget attached.
How much are property taxes in Davenport Ranch?
Eanes ISD adopted a rate of $0.8322 per $100 of valuation for fiscal year 2025-26, one piece of a Travis County bill that also includes county, city, and other entities. On a $2M valuation the total is a significant monthly number. Confirm your rate and exemptions with the appraisal district or a tax professional.
Does Davenport Ranch have an HOA?
Yes. Every homeowner belongs to the Davenport Ranch Homeowners Association, with annual dues going toward neighborhood maintenance, amenity upkeep, and community events. The condominium communities inside the neighborhood carry separate assessments on top of those dues.
Who is the best Realtor for buying in Davenport Ranch?
West Austin Realtor Brandon Galia works a limited number of buyers and sellers at a time across the Eanes ISD neighborhoods, including Davenport Ranch, West Lake Hills, Rollingwood, and Rob Roy, serving as the single point of accountability on every deal with no hand-offs to assistants. He is licensed in Texas with Lujo Realty.
