Rollingwood Custom Home Builder
Building a custom home in Rollingwood means navigating an independent city's unique building codes and regulations separate from Austin. From strict construction hour restrictions to designated construction vehicle routes and specific setback requirements, this exclusive 0.7 square mile enclave demands specialized knowledge of its municipal process. Mission Home Builders brings building expertise and understanding of Rollingwood's permitting requirements to help you successfully build in this prestigious neighborhood.
Why Rollingwood Attracts Custom Home Buyers
Austin's Most Exclusive Independent City
Rollingwood sits just 3 miles west of downtown Austin, offering something truly rare: a self-governing municipality of only 1,500 residents with its own fire department, police, and municipal services. You get small-town community feel (neighbors know each other, kids play in the streets) combined with urban proximity that's unmatched in Central Texas.
Location advantages:
6-10 minute drive to downtown Austin
Direct access via MoPac Expressway
Walking distance to Zilker Park (borders the neighborhood)
Minutes to Barton Springs Pool and Lady Bird Lake
Top-Ranked Schools Drive Demand
Eanes Independent School District ranks #1 in Texas and #10 nationally. This is the primary reason affluent families choose Rollingwood.
Schools serving Rollingwood:
Eanes Elementary School (A+ rating, on-site in neighborhood)
Hill Country Middle School (A+ rating)
Westlake High School (A+ rating, #2 best public high school in Austin area)
Westlake High's renowned football program has produced NFL players Drew Brees, Nick Foles, Justin Tucker, and Sam Ehlinger. The entire community attends Friday night games, creating exceptional school spirit.
Affluent, Family-Oriented Community
The demographics tell the story of who lives in Rollingwood:
Median household income: $236,964 (2023)
Median age: 46.2 years (established professionals and families)
Homeownership: 90.7% owner-occupied
Character: Close-knit small town where everyone knows their neighbors
Residents call it "the Beverly Hills of Austin" due to proximity to the city combined with premium cost per square foot. The active neighborhood association sponsors regular events including Easter egg hunts, annual barbecue, and National Neighborhood Night Out.
Premium Outdoor Amenities
Exclusive neighborhood amenities:
Western Hills Athletic Club (private, residents only): Heated year-round pool, tennis courts, playground, basketball, sand volleyball
Rollingwood Park: Ball fields, playgrounds, walking trails
Walkable streets throughout the community
Adjacent Austin attractions (minutes away):
Zilker Metropolitan Park (351 acres, borders Rollingwood)
Barton Springs Pool (natural spring-fed swimming)
Lady Bird Lake (kayaking, paddleboarding)
Barton Creek Greenbelt (7.9 miles of trails)
Bee Caves Road (high-end shopping and dining)
Custom Home Opportunities
Rollingwood offers what few Austin neighborhoods can: large, relatively flat lots with mature trees just 3 miles from downtown.
Property characteristics:
Lot sizes: 0.5 to 1+ acres (some multi-acre parcels available)
Flatter terrain than neighboring West Lake Hills (easier building conditions)
Some waterfront properties on Lake Austin's South Shore
Mature oak tree canopy throughout
Downtown Austin skyline views from elevated properties
Mix of 1950s-era homes (teardown opportunities) and modern custom estates
Home values: $1.5 million to $10 million+, with luxury estates featuring 5,000-6,500+ square feet on premium lots.
Building in Rollingwood: What You Need to Know
Building a custom home in Rollingwood means working with an independent city government that maintains its own building codes and permitting process separate from Austin. The same exclusivity that makes Rollingwood desirable (only 1,500 residents in 0.7 square miles) creates specific municipal requirements you'll need to navigate. From stricter construction hour restrictions than Austin to designated construction vehicle routes and city-specific zoning standards, Rollingwood's regulations reflect the community's commitment to preserving its character. Understanding these requirements upfront helps you plan realistic timelines, work smoothly with the city, and design a home that meets all standards while maximizing your investment in this premier location.
Municipal Governance and Permitting
City of Rollingwood Planning and Development Department:
Important: Rollingwood has its own Code of Ordinances, separate from Austin's Land Development Code. You're working with a small city government with different processes and expectations than Austin proper.
Our approach: We understand the difference between building in Rollingwood versus Austin. Our team knows the city's specific codes, works directly with Rollingwood's Planning Department, and builds relationships with the local review process to ensure smooth permitting.
Zoning Requirements and Setbacks
Residential Zoning District (R) standards:
| Requirement | Standard |
|---|---|
| Front setback | 30 feet minimum |
| Rear setback | 20 feet minimum |
| Side setbacks | 10 feet each side, 25 feet combined total |
| Maximum height | 30–35 feet above natural grade |
| Accessory buildings | Maximum 1 per lot, 500 sq ft max, one story only |
Additional requirements:
Easements: Minimum 10 feet retained in rear; 10 feet along sides where necessary
Corner lots: Different setback requirements apply
Front yard fences: Maximum 36 inches tall, within 15 feet of curb, 80%+ visibility required
Survey control network: City requires use of established survey control system for consistent data
Our approach: Mission Home Builders designs within Rollingwood's specific dimensional requirements from day one. We use the city's survey control network and ensure all setbacks and easements are properly documented before submitting for permits.
Soil Conditions and Foundation Requirements
Rollingwood benefits from relatively favorable geology compared to many Austin-area neighborhoods. Located at the transition between Hill Country limestone and Blackland Prairie clay, the area is positioned on the more stable western side.
Key characteristics:
Many properties feature large, flat lots uncommon to the hills of West Lake Hills
Mature tree coverage throughout
Some waterfront properties along Lake Austin's South Shore
Rolling hills in certain sections with downtown views
Foundation considerations:
Flatter lots: Often allow slab-on-grade foundations
Hillside properties: May require pier-and-beam or engineered retaining walls
Waterfront lots: Require special engineering for proximity to lake
Geotechnical studies: Recommended for hillside or waterfront sites
Our approach: We conduct geotechnical investigations before finalizing foundation designs. Our engineering background allows us to select the right foundation system for your specific lot conditions, whether that's slab-on-grade for flat terrain or engineered solutions for hillside or waterfront properties.
Topography and Drainage
Rollingwood's terrain varies from flat, buildable lots to rolling hills with elevation changes.
Advantages:
Flatter lots provide easier building conditions than steep West Lake Hills terrain
Elevated properties offer downtown Austin skyline views
Walkable streets throughout the neighborhood
Natural drainage toward Lady Bird Lake
Considerations:
Some properties may require retaining walls (permits required for walls over 4 feet)
Drainage systems must be properly engineered
Flood risk: 15% of properties have severe flood risk over next 30 years (70 properties near Lady Bird Lake)
Our approach: We verify flood zone designation early and design drainage solutions appropriate for your lot's topography and proximity to waterways.
Tree Preservation and Landscaping
Mature trees and landscaping define Rollingwood's character. The neighborhood values its established tree canopy.
Requirements:
Tree removal may require permits depending on size and species
Verify specific requirements with City Planning Department
Mature oak canopy is a defining neighborhood feature
Tree protection during construction expected
Our approach: We design around existing mature trees and coordinate with certified arborists when tree work is necessary. Our construction teams use proper tree protection measures during building.
Construction Costs in Rollingwood
Custom home construction in Rollingwood reflects the neighborhood's premium status and independent city requirements.
Typical cost ranges:
Lot acquisition: $1.5 million to $5 million+ (depending on size, location, waterfront)
Construction costs: $300-$800+ per square foot (varies with finishes, site complexity)
Total project: $2.5 million to $10 million+ for luxury custom estates
What drives Rollingwood-specific costs:
Premium finishes expected in this affluent community
Independent city permitting and review process
Weekday-only construction hours (extends timelines vs. Saturday work)
Construction vehicle route restrictions (logistics planning)
Large lot development (longer utility runs, more site work)
Waterfront properties require specialized engineering
HOA and Deed Restrictions
No mandatory city-wide HOA for Rollingwood, but some individual subdivisions or gated communities may have their own associations.
Verify before purchasing:
Check deed restrictions recorded with Travis County
Some developments have architectural review requirements
Original 1950s-era subdivisions may have recorded restrictions
Our approach: We conduct title research to identify any applicable deed restrictions or HOA requirements before finalizing lot purchases.
Rollingwood Quick Facts
| Category | Details |
|---|---|
| School District | Eanes ISD (#1 in Texas, #10 nationally) |
| Elementary | Eanes Elementary (A+ rating, in neighborhood) |
| Middle | Hill Country Middle School (A+ rating) |
| High | Westlake High School (A+ rating, #2 in Austin) |
| Median Home Value | $2,257,398 (2025) |
| Price per Sq Ft | $824 (August 2024) |
| Typical Lot Sizes | 0.5 to 1+ acres |
| Zip Code | 78746 |
| Distance to Downtown | 3 miles (6–10 minutes) |
| Population | ~1,500 residents |
Sources: Zillow, Redfin, Niche (updated 2025)
Why Choose Mission Home Builders for Your Rollingwood Home
We Navigate Independent City Requirements
Rollingwood isn't Austin. It's an independent municipality with its own codes, processes, and expectations. We understand the difference and will work directly with the City of Rollingwood Planning Department to ensure smooth permitting.
What this means for you:
Realistic timelines that account for weekday-only construction
Logistics planned around designated construction routes
Applications that meet city-specific requirements the first time
Coordination with a small city government that values relationships
Engineering Meets Real Estate Expertise
Our founders bring complementary skills that matter in Rollingwood. Nic Andreani is a licensed Professional Engineer with 20+ years managing complex projects. Schuyler Williamson is a top 1% Austin realtor and MBA.
This combination helps you:
Select the right lot (flat vs. hillside, waterfront vs. views)
Coordinate specialists who understand Rollingwood's geology and codes
Make design decisions that enhance long-term value
Navigate market opportunities in an exclusive community
Engineering discipline ensures technical precision. Real estate insight ensures smart investment decisions.
Experienced Team, Personal Service
Our 50+ years of combined construction experience means we've navigated municipal permitting, managed challenging sites, and coordinated complex builds. But we're a boutique builder, not a production company.
You work directly with Nic or Schuyler from site evaluation through final walkthrough. Text our CEO if a question pops up. Your project gets the same attention we'd give our own homes.
Our approach for Rollingwood:
Design-build integration from day one
Complete applications that address city requirements upfront
Field team experienced with strict construction hour compliance
Transparent communication with no surprises
We understand what it takes to build successfully in this independent city, and we guide you through every step.
Ready to Build Your Dream Home in Rollingwood?
Building a custom home in Rollingwood requires navigating an independent city's unique building codes, strict construction hour restrictions, and the expectations of one of Austin's most exclusive communities. Mission Home Builders brings the building expertise, permitting knowledge, and design excellence this neighborhood demands.
Whether you already own a lot in Rollingwood or you're exploring opportunities in this buyer's market, we'd welcome the opportunity to discuss your vision and walk you through what's required to build successfully.
Schedule a free consultation to explore what's possible on your site.
