Rollingwood

Welcome to Rollingwood

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 sitting 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.

What Does It Cost to Buy a Home in Rollingwood in 2026?

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. Recent sales have reached $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.

Who Rollingwood Is (and Isn't) Right For

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. 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.

Rollingwood Schools and Eanes ISD

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. For most families buying here, the schools are the first reason and everything else is the bonus.

What It's Like to Live in Rollingwood

Rollingwood feels residential and quiet in a way that surprises people given how close it sits to downtown. Lot sizes are generous for the location, the streets are calm, and the city's own park and pool give it a tight community feel. You are minutes from Zilker Park, Lady Bird Lake, and the restaurants of central Austin without living in the middle of it.

Frequently Asked Questions About Rollingwood

Is Rollingwood part of Austin?

No. Rollingwood is its own incorporated city in Travis County, with its own government, police, and building codes, surrounded by Austin.

Is Rollingwood in Eanes ISD?

Yes. Rollingwood is served by Eanes ISD, one of the highest-rated school districts in Texas.

How much does a home in Rollingwood cost in 2026?

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.

Why is Rollingwood so expensive?

Buyers pay for the combination of Eanes ISD schools, proximity to downtown, incorporated city governance, and large lots. That mix is rare, and demand far outpaces the tiny supply.

Thinking About Buying or Selling in Rollingwood?

I work with a limited number of buyers and sellers in Rollingwood and the rest of Eanes ISD each month, by design. If you want a hands-on agent who will tell you when a deal does not make sense, even when it costs me a commission, reach out directly. Brandon Galia, Lujo Realty.