You want a Westlake home that fits your schedule, not the other way around. If long days, frequent flights, or a second home keep you on the move, the right lock-and-leave setup can give you big Westlake lifestyle with low daily upkeep. In this guide, you’ll learn where to find lock-and-leave options in 78746, what typical price ranges and HOA fees look like, how local short-term rental rules differ by city, and a practical checklist to buy with confidence. Let’s dive in.
What “lock-and-leave” means in Westlake
In Westlake, lock-and-leave living usually means a condo, townhome, or small gated enclave where exterior maintenance and many routine services are handled for you. The 78746 corridor includes West Lake Hills, Rollingwood, and pockets of Austin and unincorporated Travis County. You’ll see condo clusters along Lake Austin, gated townhome projects, and boutique enclaves built for low-maintenance living. You secure the home, hand off the yard and exterior to the association, and go.
Westlake is one of Austin’s higher-priced ZIP codes with a wide range of property types. The area includes very large estates and lakefront homes along with smaller townhome and condo developments that appeal if you want less maintenance. The Eanes Independent School District serves the area, and boundaries vary, so verify the specific address for schools and services.
Where to find it and price bands
Lock-and-leave options in 78746 span several formats. Your choice comes down to location, size, and amenity level.
Common property types
- Lakefront or near-lake condominiums with shared docks or marina access. Names you may see include St. Tropez and Orleans Harbor, which are often marketed for boat access and resort-style amenities.
- Gated townhome and courtyard-style communities that offer garages, three-story plans, elevator options in some cases, and convenient access to shops and downtown.
- Small, boutique enclaves, often 8 to 20 units, with gated entries, pool or fitness options, and a concierge-style management setup tailored for low-touch living.
Typical price ranges in 78746
- Entry to smaller condos and townhomes: roughly mid-$600s to low-$900s for many 1 to 3 bedroom units, depending on age, size, and finishes.
- Mid-segment townhomes and lake-view units: commonly around $900k to $1.8M, with size, finish level, and any boat slip rights driving value.
- Upper luxury waterfront condos: about $1.5M to $3M or more for prime lakefront locations, larger footprints, or combined units with larger slips.
These ranges reflect patterns seen in recent listings. Pricing shifts with market activity, floor plan, view, and the specifics that transfer with the unit, like a slip. Because Westlake’s overall medians are pulled up by large estates, it helps to focus on townhome and condo comparables when judging value in the lock-and-leave segment.
HOA dues and what they cover
- Smaller condo associations in central Westlake often show monthly dues around the $400 to $550 range, commonly covering water, sewer, trash, and exterior and common-area maintenance.
- Gated waterfront associations with marina components frequently run about $600 to $1,100 per month or higher, reflecting dock and boat lift costs, added security, and amenity upkeep.
- Townhome enclaves can run several hundred dollars monthly, sometimes $700 to $900 or more, depending on whether they include pool, fitness, or greenbelt access.
Confirm the exact line items for any specific property. In condos, the association usually covers exterior building components and common systems, while you insure the interior. In townhomes, responsibilities vary by community.
Lifestyle and location advantages
Westlake sits minutes west of downtown Austin. Many buyers cite a 10 to 15 minute drive to central Austin depending on route and traffic. You get Hill Country views, Lake Austin access, and a slate of nearby restaurants and coffee spots that make it easy to enjoy the area with minimal home maintenance. For busy professionals, the time saved on yard and exterior upkeep is often the main benefit.
Know your jurisdiction and STR rules
The 78746 area crosses several jurisdictions, and rules are not the same everywhere. Before you buy, confirm the exact city for the address because short-term rental policy, permitting, and utilities can differ.
- City of Austin addresses in Westlake must follow the city’s short-term rental licensing and compliance process. The program has been updated over time, including revisions noted in 2025. You can review current guidance on the city’s site for short-term rentals in Austin.
- The City of Rollingwood has historically prohibited short-term rentals. Local reporting offers a clear overview of area differences. See this summary of short-term rental laws in Lake Travis–Westlake.
- The City of West Lake Hills allows STRs through a permit or special-use process with specific criteria and neighbor notification. Rules can differ from Austin and are subject to change. The same coverage above outlines West Lake Hills’ approach to STR permits.
To confirm where a property sits and which rules apply, consult the relevant municipality. Start with the City of West Lake Hills for boundary and city information, then verify parcel-level jurisdiction before assuming rental options.
HOA governance, insurance, and reserves
Lock-and-leave living works best when the association is well run and well funded. In Texas, associations operate under state law that outlines owner rights and transparency standards. The Texas Residential Property Owners Protection Act details meeting, record, and disclosure requirements. You can review the framework in Texas Property Code Chapter 209.
Insurance is different for condos than single-family homes. Most condo owners will need an HO-6 policy to cover interior finishes, personal property, and loss assessment. The association’s master policy can be bare-walls, single-entity, or all-in, and that determines your coverage needs. For a plain-English overview of condo insurance, read this guide to decoding HO-6 coverage.
Ask the association for its budget, reserve balance, and any reserve study. Review the last 12 to 24 months of meeting minutes to check for planned projects and potential special assessments. A healthy reserve reduces surprises and helps keep your monthly experience low-friction.
Lock-and-leave vs. large estates
- Maintenance and time: Large estates require hands-on coordination of landscaping, pool care, exterior systems, and security. Lock-and-leave living shifts most exterior burden to the HOA or management, which saves time.
- Space and privacy: Estates offer larger lots and more personalization. Lock-and-leave homes trade lot size for amenities, security, and easy-to-manage footprints.
- Price context: In 78746, top-tier estates often sit in the multi-million range. Lock-and-leave condos and townhomes can be more accessible on absolute price, especially away from the water, while still delivering premium location and amenities.
If your schedule rewards simplicity, the lock-and-leave model is usually the better fit. If you want acreage, maximum privacy, and custom outdoor spaces, a larger home may still be the right call.
A smart buyer’s checklist
Use this list to confirm fit, cost, and compliance before you write an offer in Westlake:
Confirm the exact jurisdiction. Determine if the address is in Austin, West Lake Hills, Rollingwood, or unincorporated Travis County, since rules differ. Start with the City of West Lake Hills and verify at the parcel level.
Pull HOA or COA records. Request the management certificate, CC&Rs, bylaws, rules, current budget, reserve study, and 12 to 24 months of minutes. Texas owner rights are outlined in Chapter 209 of the Property Code.
Verify what dues cover. Confirm trash, water, sewer, grounds, roof and structure, elevator, pool, and marina maintenance. Do not rely only on listing notes.
Waterfront due diligence. If a boat slip is involved, confirm transfer rules, maintenance, dock insurance, and separate marina fees in writing.
Insurance setup. Get the association’s master policy summary and deductibles. Work with your carrier to set HO-6 limits and include loss assessment, then review this HO-6 overview for context.
Rental viability. Confirm short-term rental rules at both the association and municipal levels. If the property sits in Austin, review the city’s STR program. For Rollingwood and West Lake Hills, see this local STR policy roundup.
Security and management. If you travel often, ask if there is on-site management, concierge, or a recommended keyholding service. Clarify emergency response procedures.
Mechanical access and vacancy plans. Know where shutoffs are and how to winterize. Ask if the association offers long-vacancy checks.
Parking and EV policies. Confirm assigned spaces, guest parking limits, and EV charging rules for both owners and visitors.
Resale outlook. Note whether the community appeals to both primary residents and second-home buyers. In Westlake, lake access, gated entries, and low-maintenance design tend to sustain demand among busy professionals.
Ready to explore 78746 lock-and-leave options?
If you want low-maintenance living with quick access to downtown and the lake, Westlake offers strong choices across several price points. Your best move is to pair location and amenities you love with clear HOA, insurance, and STR due diligence up front. That approach protects your time and your investment when you travel.
When you are ready, our boutique team can help you target the right communities, review the association details that matter, and negotiate a clean, confident purchase. Start a conversation with VIBE Real Estate Group to explore the best lock-and-leave options in Westlake.
FAQs
What is lock-and-leave living in Westlake 78746?
- It refers to condos, townhomes, and gated enclaves where exterior upkeep and many routine services are handled by an HOA or management so you can secure the home and go.
How much are typical HOA dues for Westlake condos and townhomes?
- Many central Westlake condos show about $400 to $550 per month, townhome enclaves often run several hundred dollars to $700 to $900 or more, and waterfront communities with marina components can reach $600 to $1,100 or higher.
Can I run a short-term rental in Westlake?
- It depends on both the city and the HOA: Austin requires licensing under its STR program, Rollingwood has prohibited STRs, and West Lake Hills allows them with permits per local reporting.
What insurance do I need for a Westlake condo purchase?
- Most condo owners need an HO-6 policy for interiors, personal property, and loss assessment; coverage depends on the association’s master policy type, so confirm details and review this HO-6 explainer.
How does lock-and-leave compare to a large Westlake estate?
- Lock-and-leave saves time by outsourcing exterior care and often costs less on an absolute basis, while estates offer more land, privacy, and customization but require more hands-on coordination.
