Neighbourhoods
Tarrytown or Westlake? A buyer's comparison
Two of Austin's most sought-after neighbourhoods, and two very different ways of living. Here is how they compare on the things that matter.
Naomi Fairchild5 min read
When families relocate to Austin with a generous budget, the shortlist almost always includes Tarrytown and Westlake. Both are leafy, safe and close to downtown. But they offer very different daily lives, and the right choice usually becomes obvious once you know what each is really like.
Tarrytown: established and walkable
Tarrytown sits just west of downtown, bordered by Lake Austin and MoPac. Its streets are lined with heritage live oaks and a mix of 1930s cottages, mid-century ranches and carefully designed new builds. Lots are generally smaller, typically a quarter to a third of an acre, and homes sit close to the street.
The appeal is proximity. You can bike to Lake Austin, walk to Mozart's or the Tarrytown shopping centre, and reach downtown in under ten minutes. Children attend Austin ISD schools, including Casis Elementary, which is consistently among the most requested in the district.
Westlake: space and hill-country views
Across the river, Westlake offers larger homes on larger lots, often an acre or more, with dramatic hill-country views and more privacy. Neighbourhoods like Rob Roy, Davenport Ranch and Lost Creek are mostly gated or tucked into winding roads. Families are drawn by Eanes ISD, one of the highest-rated districts in Texas.
The trade-off is driving. Most errands require a car, and the bridges across Lady Bird Lake can make the downtown commute slower at peak hours.
Property taxes are broadly similar once you account for the different school district rates, but HOA fees are far more common in Westlake, particularly in gated communities. Budget for them, and read the deed restrictions carefully if you plan to build a pool house, add solar or renovate the facade.
- Typical price range: Tarrytown $1.6M–$6M; Westlake $1.8M–$10M+.
- Lot size: Tarrytown usually under half an acre; Westlake commonly one acre or more.
- Schools: Austin ISD in Tarrytown; Eanes ISD in Westlake.
- Commute to downtown: Tarrytown 8–12 minutes; Westlake 15–30 minutes.
- Character: Tarrytown historic and walkable; Westlake private and expansive.
Tarrytown is for people who want to be in the city. Westlake is for people who want to look at it.
Our advice is to spend a full weekday in each: a morning school run, a midday coffee and an evening drive home. Most families we tour know within a day which one feels like theirs, and it is rarely the one they expected.
If you are torn, consider the edges. Neighbourhoods such as Rollingwood and Westlake Highlands give you Eanes ISD schools within a short drive of downtown, while Pemberton Heights and Old Enfield offer Tarrytown-style charm on slightly larger lots. Ask us for a tour of both.
