Northwest Hills
Hill Country views, wooded canyon preserves and a quick drive down MoPac. Homes run from Far West condos to hilltop custom builds, and the Austin ISD feeder schools sit in or right next to the neighborhood.
Photos via Wikimedia Commons: Spawnzilla (CC BY-SA 4.0), Larry D. Moore (CC BY 4.0), Eric Hunt (CC BY 2.5).
Where it is & what it feels like
Northwest Hills sits west of MoPac in the limestone hills of the Balcones Escarpment, roughly between MoPac and Loop 360, with RM 2222 to the south and the Spicewood Springs Road area to the north. The Barrow family started developing it in the early 1950s, building outward from Balcones Drive into the hills. The main corridors are Far West Boulevard and Mesa Drive. Most of it is ZIP 78731; a few northern streets fall in 78759.
Directly south, between 2222 and West 35th Street, is Highland Park West / Balcones, which runs from MoPac west to Mount Bonnell Road. It's a separate neighborhood with pricier housing, but buyers often shop the two together. The area is hilly, heavily treed and mostly residential, with shops and restaurants along Far West and Mesa and nature preserves tucked into the canyons.
What you'll find here
The housing stock
The core housing is 1960s–1980s single-family homes: brick and limestone ranches, split-levels and two-stories on sloping, tree-covered lots. Many have been remodeled, and on view lots some have been replaced with modern custom homes. Lots are generally larger than in neighborhoods closer to downtown.
The Far West Blvd, Greystone and Wood Hollow areas add condos and townhomes, the lower-priced entry point (with HOA dues). Single-family sales typically run about $650K to $2.5M, with Cat Mountain and view properties above that.
Typical home
- Price range
- ~$650K–$2.5M single-family; condos lower
- Typical home
- 3–4 bd, ~2,800 sq ft, sloped wooded lot
- Built
- Mostly 1960s–1980s, plus custom rebuilds
- ZIP
- 78731 (a few northern streets in 78759)
- HOA
- None on most houses; condo/townhome HOAs
Kien's tip: Hills are the draw here, and also the homework. On a sloped lot I check drainage, foundation history, retaining walls and protected trees before we write an offer. Sold comps on the same street matter more than the ZIP median.
Market snapshot
Snapshot for single-family homes, trailing 12 months to October 2026, from Austin MLS data published by local brokerages. Year-over-year change is roughly flat (sources disagree on small samples). Estimates only.
Want the actual sold comps, with photos, for the street you like?
Schools
Austin ISD. Under the district's 2026–27 feeder pattern, Doss and Hill elementaries both feed Murchison Middle, which feeds Anderson High.
| Level | School(s) | Note |
|---|---|---|
| Elementary | Doss ES / Hill ES | By address. TEA 2026: Doss B, Hill A |
| Middle | Murchison Middle | TEA 2026: A |
| High | Anderson High | TEA 2026: B |
Ratings from the 2026 TEA release as compiled by a local title company; verify at TXSchools.gov. Highland Park West / Balcones streets may be zoned to different campuses. Confirm any address with Austin ISD's school finder.
What would I pay each month?
Property taxes are the largest cost beyond the mortgage: about 2.05% combined for 2025 (City, Travis County, Austin ISD, ACC and Central Health) before homestead exemptions.
Estimate only. Rate default reflects the ~7% national 30-yr average (Freddie Mac, Sept 2026). Tax rate is the 2025 combined Austin/Travis County/Austin ISD rate (~2.05%) before exemptions. Condos and townhomes carry HOA dues. Insurance is a rough estimate; get a quote. PMI not included.
Lookouts, creeks & Far West
Outdoors
Food & drink
Everyday
Getting around
MoPac is the main route: downtown and The Domain are close, and Loop 360 reaches the west side. Trips east to the airport, Tesla and Taylor cross the whole metro.
Approximate drive times: bright bar = off-peak, faded bar = weekday rush hour. Estimates only; actual times vary with traffic and construction.
The honest pros & cons
Why buyers love it
- Hill Country setting in the cityWooded hills, canyon preserves and Mount Bonnell nearby
- Neighborhood feeder patternDoss/Hill → Murchison → Anderson, all close by
- Central-west locationAbout 15 minutes to downtown and 10 to The Domain
- Range of home typesCondos on Far West up to view homes on Cat Mountain
What to weigh
- High entry priceSingle-family median around $1.17M
- Aging homesMany 1960s–80s houses need updates; slopes add inspection items
- Taxes on high valuesAbout 2.05% before exemptions
- Car-dependentHilly streets; MoPac and 2222 back up at rush hour
Common questions
How much do homes cost in Northwest Hills?
The single-family median was about $1.17M over the 12 months to October 2026, with most sales between about $650K and $2.5M. Condos and townhomes along Far West sell for less, and view properties for more.
What schools serve Northwest Hills?
Under Austin ISD's 2026–27 feeder pattern, Doss and Hill elementaries feed Murchison Middle and then Anderson High. Zoning depends on the address, so confirm with the AISD school finder.
Where is Northwest Hills?
West of MoPac and east of Loop 360, north of RM 2222, centered on Far West Blvd and Mesa Dr. Mostly ZIP 78731, with Highland Park West / Balcones directly to the south.
Do Northwest Hills homes have HOAs?
Most single-family homes don't have a mandatory HOA; there is a voluntary civic association. Condos and townhomes do have HOA dues.
Northwest Hills vs. Highland Park West / Balcones?
They share the same hills and MoPac access. Highland Park West / Balcones is closer to downtown, includes Mount Bonnell and runs higher in price (about $1.65M median). Its school zoning differs, so check each address.
Nearby neighborhoods
Thinking about Northwest Hills?
I'll pull recent sold comps for the streets you like, flag what to check on a hillside lot, and confirm school zoning for each address.
New to Austin? Read the Moving to Austin relocation guide: commutes to Tesla, Samsung and Downtown, budgets, school districts and Texas property taxes.
Information is gathered from public sources and is deemed reliable but not guaranteed. Prices, HOA dues, tax rates, school assignments and ratings change; verify independently before making decisions. Listing links open a third-party site (Zillow), whose inventory is not controlled by KienWithKeys.
See homes for sale
Tell me where to send new listings and I'll open everything for sale in Northwest Hills right now. I'll also flag the ones worth seeing (and the ones to skip).
Thanks!
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Open Northwest Hills homes for sale ↗ Call/Text Kien · 737-202-7766