Trying to choose between Davenport Ranch and Rollingwood in 78746? You are not alone. Both neighborhoods offer West Austin’s outdoor lifestyle, proximity to Lake Austin, and strong long-term appeal. The right fit comes down to how you want to live day to day, from commute and community feel to HOA rules and remodel potential. In this guide, you will compare both areas side by side, learn what to verify at the parcel level, and get a simple framework to decide. Let’s dive in.
Quick neighborhood snapshots
Davenport Ranch at a glance
Davenport Ranch sits along the west side of Loop 360 near Lake Austin. Development started in the 1980s and continued through the 2000s, with ongoing renovations and some newer infill. You will find a mix of single-family homes, including sections with townhome-style options, and many properties enjoy Hill Country or Lake Austin views. Some subdivisions have HOAs with trails, pools, or greenbelt access.
Governance can vary by street. Parts of Davenport Ranch fall under city or village jurisdictions, while other pockets are in unincorporated Travis County. That affects permitting, utilities, and tax bills. If you are evaluating a specific address, verify the taxing and municipal entities through the Travis County Appraisal District.
Rollingwood at a glance
Rollingwood is an incorporated village with its own municipal government and services. The footprint is small, and the feel is private and residential with mature trees and established lots. You will see a blend of original mid-century homes and newer custom rebuilds. Streets are calm and neighborhood scaled, with limited internal retail.
Permits and codes are handled by the village, so design and construction have local oversight. You can review ordinances and services via the Village of Rollingwood. This small size and municipal control contribute to tight inventory and a strong sense of place.
Housing and lot types
Davenport Ranch offers a wider variety of home ages and product types, from 1980s builds to recent remodels and occasional new construction. Lot sizes range by subsection, and some communities include shared amenities like pools and internal trails. If you want options across different price points, Davenport Ranch generally provides more variety within 78746.
Rollingwood’s housing stock is more limited by geography and the village’s small footprint. Many homes are significantly renovated or replaced with custom builds. That mix, plus limited supply, often leads to a higher price-per-square-foot. If you value an established setting with larger shade trees and a quiet village feel, Rollingwood is a strong match.
Schools and education
Both neighborhoods are commonly served by Eanes Independent School District, which is locally known as high-performing and highly sought after. That said, school assignments can vary by parcel. Some Davenport Ranch addresses may align differently at the district or campus level.
For any home you are considering, confirm current attendance zones directly with the district and verify at the address level during your option period. School boundaries can change and sometimes vary within the same named neighborhood.
Commute and access
You will drive most places from either neighborhood. Access to Loop 360, Bee Cave Road, and Mopac shapes commute time to downtown, The Domain, or Mopac’s tech corridor. Traffic can build near Loop 360 and Bee Cave during peak hours, and weekend traffic near the Pennybacker Bridge can be busy.
Rollingwood sits closer to central Austin, which can be an advantage for downtown and Zilker-area trips. Davenport Ranch gives you immediate proximity to scenic Lake Austin overlooks and can still reach downtown efficiently, depending on your exact subsection and traffic patterns. Public transit is limited across 78746, and routes tend to be infrequent compared with central-city neighborhoods.
Amenities and the outdoors
Both areas put you close to Lake Austin and hill-country scenery. You can hike nearby preserves and greenbelts, enjoy paddling on the lake, and catch sunsets at the 360 Bridge overlook. Davenport Ranch includes pockets with neighborhood trails and community pools. Rollingwood’s smaller footprint means you will use nearby parks and regional amenities rather than internal neighborhood retail.
Grocery, dining, and daily needs are centered along Bee Cave Road, Westlake Drive, and surrounding shopping nodes. Your exact convenience will depend on your subsection and preferred routes.
Rules, HOAs, and permits
Davenport Ranch is made up of multiple subdivisions, each with its own HOA covenants and rules. Architectural controls, amenity fees, and design review can vary. Before you buy, ask for current HOA documents and fee schedules for the section you are considering. If your address falls within a city or village boundary, you will also follow that permitting authority’s rules. For example, parts of West Lake Hills have distinct standards you can explore through the City of West Lake Hills.
Rollingwood is governed by its village ordinances, with permitting and code enforcement managed locally. Review the village’s requirements and plan timelines accordingly through the Village of Rollingwood. If you plan to remodel or rebuild, this step is essential to avoid surprises.
Risks, taxes, and due diligence
Some properties near Lake Austin or area creeks may lie within a FEMA floodplain. Always check the parcel on the FEMA Flood Map Service Center and request documentation such as an elevation certificate when appropriate. Insurance requirements and costs can vary by risk category.
Property taxes in 78746 reflect city or village, county, school district, and any special districts. Because jurisdiction varies at the parcel level, confirm the exact taxing entities and rates for your short list at the Travis County Appraisal District.
Short-term rental rules and other use restrictions can differ by municipality and by HOA. Check village or city ordinances, plus HOA bylaws, before assuming rental options are allowed.
Lifestyle fit: who thrives where
- Families focused on schools: You will likely want addresses within Eanes ISD. Both neighborhoods often qualify, but confirm for each property. Rollingwood’s small, established setting appeals to buyers who want a close-in village feel and are comfortable with limited inventory. Davenport Ranch appeals if you want more product variety and amenity-rich subsections.
- Buyers wanting newer product or amenities: Davenport Ranch often provides more opportunities for newer construction, larger-scale remodels, or access to community pools and trails.
- Buyers prioritizing privacy and a quiet setting: Rollingwood’s mature trees, small footprint, and municipal oversight offer a calm residential environment.
- Downsizers and move-up buyers: Both areas offer single-family options. If you prefer low-maintenance living within a planned subsection, look for community-oriented sections of Davenport Ranch. If you want an established lot and a custom build or high-end remodel, Rollingwood is attractive.
Resale and value drivers
In 78746, several factors tend to drive long-term value:
- School district reputation and confirmed zoning for the specific parcel
- Views of Lake Austin, the 360 Bridge, or protected greenbelts
- Lot size, topography, and outdoor living potential
- Condition and modernization, especially move-in-ready finishes
- Limited inventory, which often supports strong seller outcomes when presented well
Because micro-geography matters, value can shift by block, view corridor, and even by which side of a street you are on. Rely on current MLS data for true market comparisons when you are ready to write an offer or set a list price.
Side-by-side comparison
| Factor | Davenport Ranch | Rollingwood |
|---|---|---|
| Setting | Planned subsections near Loop 360 and Lake Austin | Incorporated village near central Austin |
| Housing mix | 1980s–2000s homes, townhome-style sections, some new builds | Original mid-century homes plus custom rebuilds |
| Inventory | Broader variety and price ranges by subsection | Very limited, high price-per-foot |
| Amenities | Some HOAs with pools, trails, greenbelt access | Village parks and nearby regional amenities |
| Governance | Varies by parcel: HOA plus city/village or county | Village ordinances, permits, and services |
| Schools | Often Eanes ISD; confirm by address | Commonly Eanes ISD; confirm by address |
| Commute | Easy access to Loop 360; time varies by subsection | Closer to downtown and Zilker-area destinations |
| Best fit | Variety, views, community amenities | Privacy, prestige, established lots |
How to choose in three steps
Define your must-haves. List your top five: school assignment, commute, lot size, views, neighborhood amenities, or remodel potential.
Verify the address-level details. For each favorite home, confirm school zoning, taxing entities, HOA rules, permitting authority, and flood status. Use the Travis County Appraisal District for taxing jurisdictions, your district’s attendance maps for schools, and the FEMA Flood Map Service Center for floodplain status.
Align your budget with the micro-location. Price and competition vary by block. Pull current MLS comps specific to your subsection and the home’s condition before you write an offer or set a list price.
Your next step with VIBE
If you are weighing Davenport Ranch against Rollingwood, a precise, address-level plan will save you time and protect your budget. Our team pairs boutique, hospitality-driven service with powerful Compass tools to streamline your move. That includes Concierge for pre-market improvements, Private Exclusives for early exposure, and bridge-financing options that can unlock timing flexibility.
Ready to compare homes, verify details, and see live comps? Reach out to VIBE Real Estate Group for a focused consult.
FAQs
What is the main difference between Davenport Ranch and Rollingwood?
- Davenport Ranch offers more variety in housing types and HOAs across multiple subsections, while Rollingwood is a small incorporated village with tight inventory and strong municipal oversight.
How do I confirm if a 78746 address is in Eanes ISD?
- Do an address-level check with the school district’s current attendance maps and confirm during your option period, since boundaries can change and vary within named neighborhoods.
Who handles permits for a Rollingwood remodel or rebuild?
- The Village of Rollingwood manages local permitting and ordinances, so review requirements and timelines with the village before you plan scope and budget.
Are there HOAs in Rollingwood like in Davenport Ranch?
- Rollingwood relies on village ordinances rather than neighborhood HOAs, while Davenport Ranch includes multiple subdivisions with varying HOA rules, amenities, and fees.
How do I check flood risk near Lake Austin properties?
- Search the property on the FEMA Flood Map Service Center and request documentation such as an elevation certificate if the parcel appears within a mapped flood zone.
