Town in Travis County, part of the Austin metro

Living in West Lake Hills, TX

A

39th of 745Texas towns of 1,000 to 10,000 people
Overall score 94 of 100
5th of 58 in the Austin area

West Lake Hills earns a grade of A on our index, 39th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and education levels, and trails on cost of living. It is a strong pick for families, young professionals and retirees.

  • Good for families
  • Good for young professionals
  • Good for retirees
  • Top-rated schools
  • Pricey
  • Short commutes
  • Cost of living scores low (5 of 100)
  • Tornado risk is very high
Map of Texas showing where West Lake Hills isHoustonSan AntonioDallasFort WorthWest Lake Hills
Where West Lake Hills is in Texas.
Population
3,229-6.9% since 2020
Median rent
$3,500+150% higher than Texas
Median home value
$1,664,500487% higher than Texas
Household income
$198,125Median
Average commute
17 minOne way
Violent crime
95Per 100k, 2025

What it's like to live in West Lake Hills

West Lake Hills sits about 3 miles from downtown Austin, in the Austin-Round Rock-San Marcos metro. 3,229 people lived here in 2025, down 6.9% from 2020. It is spread out.

The median age is 50.2, 41% of households have children, 86% of homes are owned by the people living in them and the typical household earns $198,125 a year (152% higher than the Texas median).

Pros of living in West Lake Hills

  • Low violent crime. 95 violent crimes per 100,000 people in 2025, 75% lower than the Texas rate.
  • High incomes. The median household earns $198,125, 152% higher than the Texas median.
  • Short commutes. The average trip to work takes 17 minutes, against 27 across Texas.
  • Healthier population. Only 5.5% of working-age adults lack health insurance.

Cons of living in West Lake Hills

  • Higher rent. Median rent is $3,500+, 150% higher than the Texas median.
  • Homes are pricey for local incomes. The median home costs 8.4 times the median household income, against 3.6 times across Texas.
  • Natural hazard risk. FEMA rates the risk of tornadoes, hail and wildfires as very high here.
  • Long, hot summers. Expect about 123 days a year at 90°F or hotter.

Who West Lake Hills suits

  • FamiliesA reasonable fit: violent crime is 75% lower than the Texas rate. Compared with similar Texas places, it beats 88% for families.
  • Young professionalsA reasonable fit: household income is 152% higher than the Texas median, with 41 restaurants and 4 cafes in town. Compared with similar Texas places, it beats 94% for young professionals.
  • RetireesA reasonable fit: 5.5% of working-age adults are uninsured and violent crime is 75% lower than the Texas rate. Compared with similar Texas places, it beats 84% for retirees.
  • Remote workersA reasonable fit: 95% of homes have broadband and the median rent of $3,500+ is 150% higher than the Texas median. Compared with similar Texas places, it beats 71% for remote workers.
  • People on a budgetNot the best fit: the median rent of $3,500+ is 150% higher than the Texas median. Compared with similar Texas places, it beats 5% for people on a budget.

West Lake Hills report card

Ten grades, one for each part of daily life we measure. Most compare West Lake Hills with other US towns of 1,000 to 10,000 people. Schools, safety and errands compare it with other Texas towns of 1,000 to 10,000 people.

  • Cost of living: grade F

    Median rent $3,500+, homes cost 8.4x income.

    5 of 100 vs US towns

  • Jobs and income: grade B+

    Median household income $198,125, 3.4% unemployed.

    79 of 100 vs US towns

  • Schools: grade A+

    2 rated campuses, 100% rated A or B.

    99 of 100 vs TX towns

  • Safety: grade C

    95 violent crimes per 100k, 3,075 property crimes per 100k.

    46 of 100 vs TX towns

  • Errands and things to do: grade B-

    3 grocery stores, 41 restaurants, 1 park mapped in town.

    63 of 100 vs TX towns

  • Getting around: grade A-

    Average commute 17 min, 42% work from home.

    81 of 100 vs US towns

  • Education levels: grade A+

    81% have a bachelor’s degree.

    99 of 100 vs US towns

  • Health: grade A+

    5.5% of adults uninsured.

    97 of 100 vs US towns

  • Home ownership: grade B-

    86% of homes owner-occupied.

    64 of 100 vs US towns

  • Internet access: grade B+

    95% of homes have broadband.

    78 of 100 vs US towns

Where West Lake Hills stands out compared with Texas

Better than Texas

  • Median household income: $198,125152% higher than Texas ($78,476)
  • Adults with a bachelor's degree or higher: 81%47 points higher than Texas (34%)
  • Homes owned by the people living in them: 86%24 points higher than Texas (63%)

Worse than Texas

  • Median rent: $3,500+150% higher than Texas ($1,403)
  • Home value to income: 8.4x132% higher than Texas (3.6x)
  • Vacant homes: 12%3 points higher than Texas (9.4%)

Cost of living in West Lake Hills

Rent is the cost most newcomers feel first. The median rent in West Lake Hills is $3,500+ a month, 150% higher than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $140,000 a year. Right now 53% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $1,530 for a one-bedroom, $1,817 for a two-bedroom and $2,292 for a three-bedroom (fiscal year 2027). These figures include utilities and describe a modest unit, so newer apartments often ask for more.

The median home is worth $1,664,500, 487% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $9,111 before tax, or $9,944 with property tax. That is $6,443 a month more than the median rent, so renting is the cheaper monthly choice unless you plan to stay for years.

Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in West Lake Hills pays $10,000+ a year, 136% higher than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

Typical rent by apartment size

Fair market rent by bedroom count in West Lake HillsStudio$1,4471 bedroom$1,5302 bedrooms$1,8173 bedrooms$2,2924 bedrooms$2,689
HUD fair market rent for FY2027, Austin-Round Rock-San Marcos, TX MSA. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent150% higher than Texas$3,500+$1,403$1,413
Median home value487% higher than Texas$1,664,500$283,800$332,700
Home value to income132% higher than Texas8.4x3.6x4.1x
Renters paying 30%+ of income on rentAbout the same as Texas53%52%51%
Median property tax per year136% higher than Texas$10,000+$4,232$3,119
Homes owned by the people living in them24 points higher than Texas86%63%65%
Median year homes were builtAbout the same as Texas199219921980

Monthly cost to buy a median home

$9,944
Mortgage payment
$9,111
Property tax
$833
Median rent, for comparison
$3,500+

Based on a $1,664,500 home in West Lake Hills, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median paid locally, or the county median where the local figure is not published. Insurance and fees are not included.

Is West Lake Hills safe?

In 2025, West Lake Hills Police Department reported 3 violent crimes and 97 property crimes. That works out to 95 violent crimes per 100,000 people, 75% lower than the Texas rate of 387, and 3,075 property crimes per 100,000, 47% higher than the state rate.

Violent crime is down about 48% since 2021, based on the yearly rates below.

Crime rates describe the whole area a police department covers. Some streets are much quieter than the average and some are busier, so look at the neighborhood grades and visit at different times of day.

Violent crimes per 100,000 people in West Lake Hills by yearTexas9520212022202320242025

Violent crimes per 100,000 people by year. The dashed line is the Texas rate for 2025.

Violent crime
95
per 100k, Texas 387
Property crime
3,075
per 100k, Texas 2,086
Property crimes per 100,000 people in West Lake Hills by yearTexas3,07520212022202320242025

Property crimes per 100,000 people by year.

Source: FBI Crime Data Explorer, West Lake Hills Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.

Schools in West Lake Hills

West Lake Hills has 2 public school campuses with a 2025 state rating inside the city, and 100% of them earn an A or B. Most students here are served by Eanes ISD.

Top-rated campuses include Eanes Elementary and Forest Trail Elementary. The average rating score across all campuses is 95 out of 100, against a Texas median of 81.

Texas districts usually assign students by attendance zone rather than the closest campus, so check the zone for a specific address with the district before you sign a lease or buy.

Schools grade
99
of 100 vs Texas towns
Average rating
95
Texas median 81

Ratings are the 2025 Texas Education Agency A to F accountability ratings. Always check which school serves a specific address with the district.

Top-rated schools

  • AEanes ElementaryElementary, Eanes ISD95 of 100
  • AForest Trail ElementaryElementary, Eanes ISD94 of 100

Daily life in West Lake Hills

Everyday places mapped inside West Lake Hills, from Overture Maps.

The average one-way commute is 17 minutes, 38% shorter than the Texas average. 42% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

Downtown Austin is about 3 miles away in a straight line. Many people who live in West Lake Hills work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $198,125, income per person is $123,619, unemployment is 3.4% and 81% of adults hold a bachelor's degree.

Grocery stores
3
Pharmacies
3
Restaurants
41
Cafes
4
Bars
3
Parks
1
Gyms
17
Hospitals and urgent care
6
Childcare
6
Libraries
0

Jobs, income and education

MeasureHereTexasUS
Median household income152% higher than Texas$198,125$78,476$80,734
Income per person203% higher than Texas$123,619$40,752$44,673
Unemployment rate2 points lower than Texas3.4%5.3%5.2%
People below the poverty line4 points lower than Texas9.5%14%12%
Adults with a bachelor's degree or higher47 points higher than Texas81%34%36%
Adults with a high school diploma or higher14 points higher than Texas100%86%90%
Adults 18 to 64 without health insurance14 points lower than Texas5.5%20%11%
Homes with broadband internet4 points higher than Texas95%91%91%

Getting to work

MeasureHereTexasUS
Average commute38% lower than Texas17 min27 min26 min
Workers who work from home27 points higher than Texas42%14%15%
Workers who work from home42%
Workers who take transit0%
Workers who walk2.1%
Workers who bike0%

Who lives in West Lake Hills

Under 1825%
18 to 348.4%
35 to 6442%
65 and over25%

Median age 50.2 years. 41% of households have children.

Race and ethnicity
White80%
Hispanic or Latino11%
Black0.6%
Asian6.4%
Other or more than one race2.6%

Shown for information only. It is never part of any grade.

Weather in West Lake Hills

West Lake Hills has a hot Texas climate. July highs average 97°F and January lows about 42°F. There are about 123 days a year at 90°F or above, and about 36 inches of rain a year.

Average monthly high and low temperatures in West Lake Hills40°60°80°100°62J66F73M80A87M93J97J98A91S82O72N64DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Austin-Camp Mabry, 4 mi away. Orange months average 90°F or more.

Natural hazard risk

FEMA's National Risk Index says river flooding risk is moderate, hurricane risk is moderate, tornado risk is very high and hail risk is very high. Even in lower-risk areas, check the FEMA flood map for the exact address before you buy.

  • River floodingModerate
  • HurricanesModerate
  • TornadoesVery high
  • HailVery high
  • Heat wavesModerate
  • WildfiresVery high
  • Winter stormsLow
  • Strong windModerate

Source: FEMA National Risk Index, December 2025, Census tract level averaged for the city. Check the FEMA flood map for any address before you buy.

Places near West Lake Hills

Nearby, Rollingwood gets an A+, Barton Creek gets an A and Austin gets a B-. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

  1. A+RollingwoodTown, 1,316 people2 mi
  2. ABarton CreekTown, 3,440 people3 mi
  3. B-AustinCity, 979,539 people6 mi
  4. A-Steiner RanchSmall city, 18,619 people7 mi
  5. ABee CaveTown, 8,862 people9 mi
  6. BShady HollowTown, 5,709 people9 mi

West Lake Hills in the Austin area

How it ranks among 58 places in the metro.

  1. 1A+The Hills2,516 people14 mito downtown
  2. 2A+Rollingwood1,316 people3 mito downtown
  3. 3A+Brushy Creek19,576 people15 mito downtown
  4. 4ABarton Creek3,440 people7 mito downtown
  5. 5AWest Lake Hills3,285 people3 mito downtown
  6. 6ABelterra6,978 people16 mito downtown
  7. 7ABee Cave8,862 people12 mito downtown
  8. 8ACedar Park78,301 people15 mito downtown

See all of the best suburbs of austin

Living in West Lake Hills: common questions

Is West Lake Hills, TX a good place to live?

West Lake Hills earns a grade of A on our index, 39th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and education levels, and trails on cost of living. It is a strong pick for families, young professionals and retirees.

How much does it cost to live in West Lake Hills?

Median rent in West Lake Hills is $3,500+ a month, 150% higher than the Texas median. The median home is worth $1,664,500, 487% higher than the Texas median. A median home costs 8.4x the median household income, compared with 3.6x across Texas. With 20% down at a 7.28% rate, the monthly payment on a median home is about $9,944, including property tax.

Is West Lake Hills safe?

In 2025, West Lake Hills Police Department reported 95 violent crimes per 100,000 people, 75% lower than the Texas rate. Property crime was 3,075 per 100,000, 47% higher than the Texas rate.

Are the schools good in West Lake Hills?

We found 2 rated public school campuses inside West Lake Hills. 100% are rated A or B by the Texas Education Agency. Its schools score is 99 of 100 compared with other Texas towns of 1,000 to 10,000 people.

Does West Lake Hills flood?

FEMA rates river flooding risk in West Lake Hills as moderate, and coastal flooding as not rated. Hazards rated high or very high here: tornadoes, hail and wildfires. Always check the flood map for a specific address before you buy.

What is the weather like in West Lake Hills?

Summers in West Lake Hills peak at about 97°F in July, and January nights fall to about 42°F. Expect around 123 days a year at 90°F or hotter, and 36 inches of rain.

How long is the commute in West Lake Hills?

The average one-way commute is 17 min, 38% lower than the Texas average. About 42% of workers work from home. It is about 3 miles from downtown Austin.

Sources: US Census Bureau 2020-2024 ACS 5-year and 2025 population estimates, CDC PLACES 2025, Texas Education Agency 2025 ratings, FBI Crime Data Explorer, FEMA National Risk Index, NOAA climate normals, HUD fair market rents, Overture Maps. Updated 2026-10-04. How we grade.