If you want a Rollingwood realtor, you want a specialist who knows this one square mile, not all of Austin. I am Brandon Galia, a West Austin agent with Lujo Realty, and I work a limited number of buyers and sellers in Rollingwood and the rest of Eanes ISD each month. Rollingwood is small, expensive, and largely an off-market market, so who you know matters as much as what is listed.
Rollingwood is one of the most expensive small cities in all of Austin, and most buyers underestimate it. It is an incorporated city of roughly 1,500 people about three miles from downtown, inside Eanes ISD, with its own city hall, police department, and building rules. That combination is rare, and people with money have figured it out. Here is what most agents will not tell you: Rollingwood is mostly a teardown market right now. Buyers see how close it is to the city, that it feeds the best public schools in Texas, and that it is its own governed city, and they are paying for the lot.
Plan on starting around $1.7M to $2M, and at that number you are usually buying a home that needs significant work. Entry near $1.2M exists but is rare, and it is always a teardown. New construction is trading at $1,000 or more per square foot in 2026, and finished estates run well past $4M, with recent sales reaching $7M to $8M. A teardown on Rollingwood Drive traded this year with multiple offers over $1.7M. If you are coming in expecting a discount to West Lake Hills, adjust your thinking. Rollingwood competes with West Lake Hills on price. The draw is the incorporated city governance, the proximity to downtown, Eanes ISD, and the lots, not a price break.
Rollingwood is served by Eanes ISD, consistently ranked among the top public school districts in Texas. Students attend schools that routinely place Westlake High among the highest-performing public high schools in the country, and the neighborhood elementary, Eanes Elementary, carries a top rating. For most families buying here, the schools are the first reason and everything else is the bonus.
Rollingwood works for buyers who want Eanes ISD schools, a short drive to downtown, and the privacy of a small, self-governed city. Families with young children who plan to stay a decade or more do very well here, and if you are comfortable renovating or building, the location rewards you. It is not the right fit if you want a finished, move-in-ready house at an entry price, or if you need walkable retail at your doorstep. Supply is tight, often fewer than five active listings at once, so a well-priced home draws multiple offers quickly.
What buyers and sellers ask me most about Rollingwood
There is no single official answer, but you want a Rollingwood specialist with off-market access rather than a metro-wide generalist. I am Brandon Galia with Lujo Realty, focused on Rollingwood and the surrounding Eanes ISD communities, working a limited number of clients so each deal gets my full attention.
Expect roughly $1.7M to $2M to start, often for a teardown, with new construction over $1,000 per square foot and finished estates above $4M. Recent sales have reached $7M to $8M. In Rollingwood, the lot drives the price more than the house.
Rollingwood is its own incorporated city in Travis County, with its own government, police, and building codes, surrounded by Austin. It is served by Eanes ISD and feeds Westlake High School, one of the top public school paths in Texas. That mix of self-governance and Eanes schools is the main reason it holds value.
Through an agent with a real local network, since a large share of Rollingwood homes sell quietly before they are publicly listed. Join my off-market list and reach out directly, and I will share what is moving before it reaches the MLS.
Rollingwood, TX at a Glance