Trying to choose between Westlake and Tarrytown can feel like deciding between two great versions of Austin living. You likely want the right balance of schools, commute, space, and lifestyle without second guessing your decision later. In this guide, you will compare the essentials so you can focus on what matters most to you. Let’s dive in.
Westlake at a glance
Westlake sits on the western edge of central Austin, with rolling hills and a more suburban, estate feel. Many homes take advantage of views and larger lots, which supports privacy and space for amenities. Daily errands often require a short drive, and the topography shapes how homes are placed and designed.
Tarrytown at a glance
Tarrytown is immediately west of downtown along the north shore of Lake Austin and Lady Bird Lake. The streets are flatter and tree lined, with a classic central Austin feel. You get quick access to downtown, cultural venues, and lakeside trails, which supports a more walkable, connected lifestyle.
Schools and zoning
If public schools are a top priority, start here. Most Westlake addresses are served by Eanes Independent School District, which many buyers consider a key reason to live in the area. Tarrytown is in Austin Independent School District, and zoning can vary by block.
Always verify current attendance zones with the district maps for any specific address, since boundaries can change. Many Tarrytown families also consider private options or AISD magnet programs, while Eanes ISD often drives demand and pricing for Westlake.
Commute and access
Tarrytown typically offers the shorter trip to downtown, the University of Texas, and central cultural hubs. You can often bike or take a quick drive to meetings, dining, and events. If you work downtown or near UT, this can be a daily quality-of-life win.
Westlake offers a calmer, hill country approach while still being close in. You will likely use Loop 360 and key arterials to reach central Austin, which can see congestion at peak times. If your office is west of downtown or you want quick access to hill country recreation, Westlake can make sense.
Lot sizes and privacy
A core difference is scale. Westlake commonly offers larger lots, from traditional suburban parcels to multi-acre estates in select pockets. This is ideal if you want a pool, guest house, sport court, or room for expansion.
Tarrytown lots are generally smaller by design, which supports the neighborhood’s walkable, central character. Yards can still be generous by inner-city standards, and mature landscaping is common. If you value proximity over acreage, Tarrytown fits well.
Architecture and character
Westlake is known for hill country modern, contemporary estates, and custom builds that use stone, glass, and metal with terraced designs. You will also see Mediterranean and Spanish-inspired architecture, plus significant renovations and rebuild activity.
Tarrytown features early to mid-20th-century styles such as bungalows, traditional, Colonial Revival, and Tudor-influenced homes. Many properties blend preserved facades with modern interiors. You will also see tasteful infill that respects the existing streetscape.
Lifestyle and amenities
In Westlake, you get privacy, views, and a resort-like feel at home. Nearby clubs, golf, and hill country trails are part of the lifestyle. Most errands and dining are a short drive away.
In Tarrytown, you are close to coffee shops, independent restaurants, parks, and lakeside paths. You can easily access Lady Bird Lake trails and central venues for dining and events. It is a strong fit if you want frequent, easy trips into downtown.
Regulations and building
Governance differs by address. Parts of Westlake are within the City of West Lake Hills, which has its own hillside and tree-protection rules, building-height limits, and permitting standards. Some Westlake addresses sit inside the City of Austin, so it is important to confirm the municipal boundary.
Tarrytown is predominantly within the City of Austin. Zoning and potential historic overlays can influence redevelopment, especially for properties with historic character. In both areas, tree preservation and site conditions can affect your timeline and design choices.
Site risks to review
Both neighborhoods can have site-specific considerations. In Westlake, slope and creek corridors can introduce hillside and environmental constraints. In parts of Tarrytown close to creeks or the lake, floodplain status may affect insurance or design decisions.
Before you write an offer, review FEMA and county maps for flood risk, check tree and topography constraints, and factor in any environmental or hillside rules. Your due diligence should match the value of the property.
Costs beyond the purchase price
Property taxes vary by school district, city, county, and special districts. Eanes ISD and Austin ISD have different tax structures, so calculate the total effective rate for any address. HOA dues are uncommon in many areas, though select Westlake subdivisions or gated communities may have them.
Maintenance can also differ. Westlake’s hills can mean higher site work and driveway or erosion-control costs. Tarrytown’s proximity to lakes and creeks can influence flood insurance needs for certain lots. Confirm these items early to avoid surprises.
A practical decision checklist
Use these questions to clarify your priorities before touring homes:
- Is your nonnegotiable the school district or central proximity to downtown?
- Do you want larger lots and privacy, or walkability and quick access?
- What are your realistic commute expectations during peak hours?
- Is historic character more important than new-construction amenities and views?
- Do you need space for a dedicated office, guest quarters, or staff parking that requires a larger lot?
- What is your hold period, 3 to 5 years or 10 plus years, and how does that affect resale and lifestyle?
Which one is right for you
- Choose Westlake if you want privacy, larger lots, and a calm hill country setting close to the city. Many buyers also target Eanes ISD, which often shapes demand and values.
- Choose Tarrytown if your top priorities are a shorter downtown commute, access to lakeside trails, and a classic central Austin neighborhood feel.
If you are relocating or have limited time, a private consultation can save weeks of research. You will get address-level guidance on school zoning, commute ranges, site risks, and off-market opportunities that fit your brief.
Ready to compare real options without the noise? Schedule a private consultation with Greg Walling for a discreet, step-by-step plan tailored to your goals.
FAQs
Which Austin neighborhood is better for public schools, Westlake or Tarrytown?
- Westlake is typically served by Eanes ISD, which is a major draw for many buyers, while Tarrytown is within Austin ISD, so verify current zoning for any specific address.
How do commute times to downtown compare from Westlake and Tarrytown?
- Tarrytown usually offers a shorter trip to downtown and UT, while Westlake commutes often use Loop 360 and can see peak-hour congestion.
Where will I find larger lots and more privacy, Westlake or Tarrytown?
- Westlake generally offers larger lots and estate-style privacy, while Tarrytown lots are smaller and support a more walkable, central lifestyle.
What building or zoning rules might affect projects in Westlake vs. Tarrytown?
- Parts of Westlake fall under the City of West Lake Hills with hillside and tree rules, while Tarrytown follows City of Austin zoning and may include historic overlays.
Are there flood or hillside risks in Westlake and Tarrytown?
- Yes, Westlake can involve hillside and creek corridor constraints, while some Tarrytown lots near creeks or the lake may have floodplain considerations.
How do ownership costs beyond price differ between Westlake and Tarrytown?
- Total property tax rates can differ by district and city, and site-specific maintenance or insurance needs vary with slopes, trees, and proximity to water.
