What $2 Million Buys You in Westlake Right Now

What $2 Million Buys You in Westlake Right Now

If you’re considering buying in Westlake at the $2M price point, here’s what you need to know: this budget typically secures a 3,500–5,000 sq ft home with updated interiors, strong school zoning, and either Hill Country views or a private lot.

In Westlake, median luxury pricing currently sits between $1.8M and $3.5M.

At Schmitz & Smith Group, we’re seeing increased negotiation leverage compared to peak 2021 conditions.

Why This Matters in Austin Right Now

• Westlake median luxury price: ~$2.4M
  
  
• Days on market: 65–90 days
  
  
• Inventory: Expanded year-over-year
  
  
• Highly rated Eanes ISD continues driving demand
  
  

Buyers relocating from California and New York still view Westlake as relative value.

What Buyers Should Consider

• Renovation vs move-in ready
  
  
• Lot topography and foundation type
  
  
• Property tax expectations (approx. 1.6–1.9%)
  
  
• School boundary confirmation
  
  
• Long-term resale desirability
  
  

Neighborhood Spotlight

Westlake Hills

• Elevated estates
  
  
• Panoramic views
  
  
• Strong appreciation history
  
  

Rollingwood

• Walkable, family-focused
  
  
• Close to Zilker
  
  
• Smaller lot luxury
  
  

Davenport Ranch

• Gated options
  
  
• Golf course access
  
  
• Larger homes
  
  

Real Client Insight

We recently negotiated $115,000 below list on a view property that had sat 74 days. Strategic offer timing made the difference.

Related Reading

• Luxury Pocket Listings in Westlake
  
  
• Living in Westlake Hills
  
  
• North vs South Austin: Which Is Right for You?
  
  

Frequently Asked Questions About Buying in Westlake

❓ Is Westlake still competitive?
Yes—but bidding wars are less common than 2021.

❓ What makes Westlake so desirable?
Eanes ISD, views, proximity to downtown.

❓ What’s most competitive under $2.5M?
Updated homes zoned to top elementary schools.

❓ Are luxury buyers negotiating?
Yes—especially on properties over 60 days on market.

❓ Biggest mistake?
Ignoring resale school zoning impact.

If you're thinking about buying in Westlake, we’d love to help you think strategically. The Schmitz & Smith Group works with buyers and sellers across Central Texas, including Hyde Park, Westlake, Barton Creek, Tarrytown, Dripping Springs, and beyond. Reach out anytime to start the conversation. 512-466-5224 | https://www.schmitzandsmith.com/