Real Estate Investing in West Lake Hills, Texas (78746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78746 (West Lake Hills, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 76.4 — hard to cash-flow at these prices.
What’s happening in West Lake Hills, TX (78746)?
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Market Analysis: 78746 West Lake Hills
Put differently, ZIP 78746 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $1.7M median. It rewards specialists, not generalists.
Rent of $1,893/mo on a $1.7M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 78746 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in West Lake Hills have seen price recovery that 78746 has not matched. Travis County data supports the view that the spread is structural rather than temporary.
Turning to rents, 28,268 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 78746 is an operator game, not a passive one. Turning to rents, entry prices of $1.7M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in West Lake Hills:
Property Strategy for 78746
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $586,622 | $2,330 | 2.9% | +3.3% | $293,311 |
| 3BR | $1,256,829 | $2,950 | 1.7% | +8.4% | $418,943 |
| 4BR | $1,723,984 | $3,470 | 1.4% | +9.5% | $430,996 |
| 5BR | $2,843,743 | — | — | +10.2% | $568,749 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78746 Compare?
| Metric | 78746 | West Lake Hills | Austin-Round Rock-Georgetown, TX | Texas |
|---|---|---|---|---|
| Home Value | $1,734,636 | $1,734,636 | N/A | $297,000 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 5.4% |
| Avg Rent | $1,893 | $1,893 | N/A | - |
| Cap Rate | 0.9% | 0.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78746 (West Lake Hills, TX). Anonymous, moderated, never written by AI.
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Property managers serving Travis County
Manage rentals here? List your business →512-Society Property Management provides single-family and multi-family property management services across North Austin and Round Rock since 2005. summary from their website
Darwin Homes offers tech-driven property management services, making renting easy with 24/7 support, smart locks for viewings, and assistance with moving and utility setup. summary from their website
Guest Haus Property Management offers Airbnb and vacation rental management services in Austin. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,734,636 |
| Monthly Rent | $1,893 |
| Price-to-Rent | 76.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.3% |
| Cap Rate | 0.9% |
| 5-Year IRR | 3.5% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | +0.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (0.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78746
Population: 28,268
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 78746
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
CASIS EL
MATHEWS EL
BRYKER WOODS EL
O HENRY MIDDLE
AUSTIN ST HOSPITAL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,732 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for West Lake Hills, TX?
Investors tracking West Lake Hills, TX will find a 2.0/5 rating supported by $1.7M median home values and $1,893/mo rents. That profile suits long-term holders targeting predictable returns.
What real estate strategy is ideal for West Lake Hills, TX?
In West Lake Hills, TX the significant play is typically careful cash-flow rentals with hands-on management. The combination of $1.7M prices and $1,893/mo rents suits that approach.
What is the typical home price in West Lake Hills, TX?
Typical homes in West Lake Hills, TX go for around $1.7M. The 5-year CAGR of 0.0% stable price movement.
Is the tenant base reliable in West Lake Hills, TX?
Expect a solid tenant pool in West Lake Hills, TX. The rental market absorbs $1,893/mo rents without meaningful friction.
How high is vacancy risk in West Lake Hills, TX?
Expect elevated vacancy in West Lake Hills, TX. Rents at $1,893/mo are absorbed by the tenant base without meaningful lag.
You know 78746 now. You don’t know where it ranks.
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How 78746 ranks in Austin-Round Rock-Georgetown, TX
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