West Austin’s appreciation story keeps unfolding
Even as the national market finds its balance, West Austin continues to outperform. With limited land, elite school districts, and consistent relocation demand, these neighborhoods have not only held their value—they’ve surged.
Using Unlock MLS data from late 2024 through Q1 2025, here’s a breakdown of which West Austin communities are leading the appreciation race and why.
1. Westlake (Eanes ISD)
Westlake remains the undisputed leader in long-term value growth. Despite higher entry points (median price above $2.6M), inventory stays historically low, with multiple-offer activity returning in early 2025. The demand from tech executives and relocation buyers far outpaces supply.
Year-over-year appreciation: ~8–10%
Why it’s hot: limited land, elite schools, and proximity to downtown create a permanent value moat.
2. Rollingwood & Treemont
These small but mighty pockets adjacent to Zilker Park continue to climb due to their unbeatable combination of walkability and school access. Many older homes are being rebuilt with luxury modern designs, creating a “refresh cycle” that pushes prices higher.
Year-over-year appreciation: ~7%
Why it’s hot: location, rebuild potential, and long-term neighborhood character.
3. Barton Creek
After a brief cooling period, Barton Creek has reemerged as a favorite among high-net-worth buyers looking for privacy and resort amenities. Amarra Drive and the Cliffs continue to command record prices, particularly for new builds and modern renovations.
Year-over-year appreciation: ~6–8%
Why it’s hot: gated exclusivity, golf access, and newer luxury inventory.
4. Lake Pointe (Vista Pointe section)
Lake Pointe has quietly been one of the strongest performers for families and relocations. With new renovation activity, improved community amenities, and direct access to Hill Country Galleria, appreciation here has been both steady and predictable.
Year-over-year appreciation: ~5–6%
Why it’s hot: family appeal, lake access, and balanced price points under $2M.
5. Bee Cave & Lakeway
As affordability tightens in core West Austin, Bee Cave and Lakeway have absorbed demand. Lakeview homes and golf course communities are seeing rapid turnover as more Austin families move west. Developers continue to improve infrastructure and amenities, reinforcing steady growth.
Year-over-year appreciation: ~4–5%
Why it’s hot: lifestyle value, newer construction, and suburban community appeal.
What’s next for 2025
Analysts expect appreciation in West Austin to remain 2–3x higher than the citywide average. While some markets normalize post-COVID, demand drivers here—school quality, topography, and scarcity—are fixed advantages. Expect price per square foot to keep climbing, especially for move-in-ready homes under 10 years old.
My take
If you’re buying in West Austin, focus less on timing and more on location fundamentals. Land constraints, demographic strength, and lifestyle appeal make these neighborhoods recession-resistant and appreciation-rich. West Austin isn’t just holding steady—it’s compounding value.
Brandon Galia | West Austin Realtor
brandongalia.com
