The Estates of Westlake is a neighborhood of custom homes on lots of an acre or more in Georgetown, Texas 78633, in Williamson County. It sits outside the Georgetown city limits, so there is no city property tax, and homes are zoned to Georgetown ISD. The neighborhood was platted in phases beginning in 2004 and has about 120 homesites, most just over an acre, with a few as large as 3 to 4 acres.
There is no HOA, so there are no HOA dues. Recorded deed restrictions set minimum home sizes and building rules instead. From January 2021 through October 2026, 23 Estates of Westlake homes sold, from $851,000 to $1,306,000, with a median of $1,050,000. Scroll down for the map, deed restrictions, drive times, sold data and homes for sale, or ask Rebecca for a showing.
In This Guide
Estates of Westlake Homes for Sale
SEARCH ALL ESTATES OF WESTLAKE HOMES FOR SALENo Email Required! Estates of Westlake Neighborhood Map
The Estates of Westlake are located south of the intersection of FM 3405 and Williams Drive. It is highlighted in light blue on the map below. Explore other Georgetown neighborhoods in our Georgetown Neighborhood Guide.
What Does the Estates of Westlake Look Like?
The Estates of Westlake is a quiet, rural-feeling community of larger lots with custom homes set back from the street. Lots mostly run about 1 to 1.2 acres, and the largest parcels reach about 3 to 4 acres. The neighborhood is reached from Williams Drive by way of Jim Hogg Road, Diamond Trail and Highland Spring Lane.
Two neighboring subdivisions sit alongside it: Westlake of the Woods and Oaks at Westlake. Each has its own recorded plat and is a separate subdivision, not part of the Estates of Westlake. Oaks at Westlake is a small section of about 6 homesites on roughly 1 to 1.5 acres.
Estates of Westlake Homes
Homes here are built to individual plans. The 23 homes that sold from January 2021 to October 2026 ranged from 3,027 to 4,194 square feet, with a median of about 3,589 square feet and a median of 4 bedrooms. They were built between 2004 and 2021, and the median sold price was about $292 per square foot. Many have pools. Each phase has its own recorded minimum home size (see the deed restrictions below).
Estates of Westlake Builders
The Estates of Westlake is a custom home neighborhood, and each set of building plans goes through the architectural control committee named in the recorded deed restrictions. Homes that sold from 2021 to October 2026 were built between 2004 and 2021. Rebecca can pull the builder and plan details for any home you are considering.
Luxury Homes in the Estates of Westlake
Every one of the 23 Estates of Westlake sales since January 2021 closed above $800,000, and 14 of them closed at $1,000,000 or more. The highest sale was $1,306,000.
| Price range | Sales since Jan 2021 | Median sold price | Median days on market | Sold vs. list price |
|---|---|---|---|---|
| All sales (all above $800,000) | 23 | $1,050,000 | 17 | 98.3% |
| $1,000,000 and up | 14 | $1,162,500 | 21.5 | 97.8% |
| Last 12 months (Oct 2025 to Oct 2026) | 2 | $1,243,750 | 24.5 | 93.8% |
With only two sales in the last 12 months, those figures reflect specific homes, not a trend. Source: Unlock MLS, closed sales January 2021 through October 2026, deemed reliable but not guaranteed. For more luxury options, see our Georgetown luxury neighborhood guide.
Estates of Westlake HOA
The Estates of Westlake does not have an HOA, so there are no HOA dues. Recorded deed restrictions come with the land instead.
Estates of Westlake Deed Restrictions
Each phase of the Estates of Westlake has its own declaration of covenants, conditions and restrictions recorded with the Williamson County Clerk, and building plans go through an architectural control committee. Because there is no HOA, these recorded documents are the rules that come with the land. Here is what each recorded declaration shows. Setbacks are listed as front, rear and side.
| Phase | Recorded declaration | Plat | Minimum home size | Other notes |
|---|---|---|---|---|
| Phase 1 | 2004026546 (Apr 7, 2004) | Cabinet Y, slides 279-282 | 2,500 sq ft | 100% masonry exterior; setbacks 50, 25 and 15 ft |
| Phase 2 | 2004095411 (Dec 13, 2004) | Cabinet Z, slides 271-273 | 3,000 sq ft on Lots 25-31; 2,500 sq ft on other lots | |
| Phase 3A | 2006072298 (Aug 23, 2006) | Cabinet CC, slides 110-112 | 3,000 sq ft | 2 stories maximum; guesthouse up to 1,200 sq ft; term runs to May 1, 2040 |
| Phase 3B | 2008061428 (Aug 7, 2008) | Cabinet EE, slides 386-387 | 2,750 sq ft | First amendment 2008069009: Lots 10-15 Block A setbacks 50, 25 and 15 ft; Lots 1-9 Block A 40 ft |
| Phase 4A | 2005085894 (Oct 27, 2005) | Cabinet AA, slides 380-382 | 2,800 sq ft | Setbacks 60, 25 and 15 ft |
| Phase 4B | 2006088743 (Oct 10, 2006) | Cabinet CC, slides 181-183 | 3,000 sq ft | 2 stories maximum; guesthouse up to 1,200 sq ft; term runs to May 1, 2040 |
| Phases 6A and 6B | 2009053890 (Jul 24, 2009) and 2011025053 (Apr 18, 2011) | Cabinet FF, slides 367-369 | Two recorded filings show 2,500 sq ft and 3,000 sq ft | Confirm which applies to a specific lot with the title company |
| Enclave | 2012063635 (Aug 8, 2012) | Plat 2012061103 | Confirm with the title company | Separate declaration for the Enclave section |
This is a summary of recorded documents, not legal advice. Restrictions can be amended and may differ by phase and lot. Have the title company confirm the documents for a specific lot before you make an offer.
Why Do Home Buyers Choose the Estates of Westlake?
- Acre-plus lots: most lots run about 1 to 1.2 acres, with a few as large as 3 to 4 acres.
- No HOA dues: there is no HOA, and recorded deed restrictions set the building rules.
- Outside the city limits: there is no city property tax.
- Georgetown ISD: homes are zoned to Ford Elementary, Benold Middle School and Georgetown High School.
- Close to shopping: H-E-B on Williams Drive is about 9 minutes away, and Georgetown Square is about 19 minutes away.
How’s the Commute to and From the Estates of Westlake?
The neighborhood connects to Williams Drive through Highland Spring Lane, Diamond Trail and Jim Hogg Road. These drive times are from Whispering Spring Lane in the neighborhood, in light traffic, using Google Maps.
- H-E-B, 4500 Williams Dr: 9 minutes (4.2 miles)
- Georgetown Square, 710 S Main St: 19 minutes (8.5 miles)
- The Domain, Austin: 39 minutes (27.4 miles)
- Texas State Capitol, Austin: 50 minutes (35.5 miles)
- Austin-Bergstrom International Airport: 50 minutes (41.4 miles)
Estates of Westlake Property Tax Rate
The property tax rate for the Estates of Westlake is 1.5556% as of the 2025 tax year, up from 1.5512% as of the 2024 year. It was 1.5182% as of the 2023 tax year, down from 1.683% as of the 2022 tax year. The property tax rate was 1.8658% as of the 2021 tax year. The neighborhood is outside the Georgetown city limits, so there is no city tax. Georgetown ISD voters decide a tax rate election on November 3, 2026, and this page will be updated with the 2026 rate after that vote.
Estates of Westlake Schools
Homes in the Estates of Westlake are zoned to Georgetown ISD, and students will likely attend the following schools:
- Ford Elementary - 9/10
- Benold Middle - 8/10
- Georgetown High - 7/10
School ratings reflect Great Schools ratings as of November 2026. Ratings are subject to change at any time. Please verify ratings and boundaries with the school district.
School assignments can change. Always verify current attendance boundaries directly with Georgetown ISD before making a home purchase decision.
Estates of Westlake Photos
Estates of Westlake Sold Data: What Estates of Westlake Homes Actually Sold For
From January 2021 through October 2026, 23 homes sold in the Estates of Westlake. Here is how the market looks over the last 12 months and since 2021.
| Last 12 months (Oct 2025 to Oct 2026) | Since Jan 2021 | |
|---|---|---|
| Closed sales | 2 | 23 |
| Median sold price | $1,243,750 | $1,050,000 |
| Sold price range | $1,187,500 to $1,300,000 | $851,000 to $1,306,000 |
| Median square feet | 3,836 | 3,589 |
| Median price per square foot | $325 | $292 |
| Median days on market | 24.5 | 17 |
| Sold vs. list price | 93.8% | 98.3% |
Because the neighborhood has only a handful of sales in any year, these figures reflect specific homes and not a trend. Source: Unlock MLS, closed sales January 2021 through October 2026, deemed reliable but not guaranteed.
Estates of Westlake Home Price History
Median sold price by year, with the number of sales under each year:
6 sales
2 sales
6 sales
6 sales
1 sale
2 sales
| Year | Sales | Median sold price | Sold vs. list price | Sold vs. original list price |
|---|---|---|---|---|
| 2021 | 6 | $969,000 | 108.5% | 108.5% |
| 2022 | 2 | $1,263,000 | 101.4% | 101.4% |
| 2023 | 6 | $1,060,000 | 98.1% | 95.6% |
| 2024 | 6 | $1,049,500 | 97.4% | 96.5% |
| 2025 | 1 | $1,150,000 | 97.9% | 97.9% |
| 2026 (through Oct 24) | 2 | $1,243,750 | 93.8% | 93.8% |
Estates of Westlake Days on Market Trend
Median days on market by year:
6 sales
2 sales
6 sales
6 sales
1 sale
2 sales
| Year | Sales | Median days on market |
|---|---|---|
| 2021 | 6 | 7.5 |
| 2022 | 2 | 16 |
| 2023 | 6 | 19.5 |
| 2024 | 6 | 33 |
| 2025 | 1 | 21 |
| 2026 (through Oct 24) | 2 | 24.5 |
Years with one or two sales reflect those specific homes, not a trend. Source: Unlock MLS, deemed reliable but not guaranteed.
Where Are the Best Coffee Shops to Work Near the Estates of Westlake?
These coffee spots are a short drive from the neighborhood. Drive times are from Whispering Spring Lane in light traffic.
- Mojo Coffee, 4630 Williams Dr #101: 8 minutes (3.9 miles)
- Lost Horse Coffee, 1000 Garrett Oaks Ln: 10 minutes (6.1 miles)
- Waterloo Coffee Company, 3309 W State Hwy 29: 17 minutes (10.1 miles)
Favorite Bars and Restaurants Near the Estates of Westlake
- Fork Around and Find Out, 4701 Williams Dr Bldg 1: 7 minutes (3.8 miles)
- The Red Door Kitchen by Wiseguys, 4106 Williams Dr: 10 minutes (4.9 miles)
- Hard Count Kitchen and Cocktails, 1500 Rivery Blvd Ste 2105: 16 minutes (7.5 miles)
- Sovian Steakhouse and Cocktail Lounge, 1500 Rivery Blvd Ste 2175: 16 minutes (7.5 miles)
- Provisions Georgetown, 1101 Woodlawn St: 16 minutes (7.6 miles)
Where Do I Work Out and Stay Active Near the Estates of Westlake?
- Groove House Pilates, 4853 Williams Dr Ste 110: 7 minutes (3.1 miles)
- Truecore Fitness Georgetown, 115 Shell Rd Ste 200: 9 minutes (4.2 miles)
- The Gym TX, 4112 Williams Dr #105: 10 minutes (4.9 miles)
- Crunch Fitness Georgetown, 205 Jesse Cocke Dr: 16 minutes (8.2 miles)
Fun Things to Do Near the Estates of Westlake
- Cedar Breaks Park, 2100 Cedar Breaks Rd: 16 minutes (8.0 miles)
- Georgetown Square, 710 S Main St: 19 minutes (8.5 miles)
- San Gabriel Park, 445 E Morrow St: 18 minutes (8.4 miles)
- Blue Hole Park, 100 Blue Hole Park Rd: 20 minutes (8.5 miles)
- Berry Springs Park and Preserve, 1801 County Road 152: 22 minutes (11.1 miles)
Pros and Cons of Living in the Estates of Westlake
Pros
- Lots of an acre or more, mostly about 1 to 1.2 acres
- No HOA and no HOA dues
- Outside the Georgetown city limits, so no city property tax
- Recorded deed restrictions set minimum home sizes by phase
- About 9 minutes to H-E-B and 19 minutes to Georgetown Square
- Georgetown ISD with Ford Elementary, Benold Middle School and Georgetown High School
Cons
- Building plans go through an architectural control committee, and each phase has its own recorded restrictions
- About 50 minutes to downtown Austin and to Austin-Bergstrom International Airport
- Few sales each year (23 since 2021), so choices at any one time can be limited
- Property tax rate of 1.5556% for 2025, with the 2026 rate to be set after the November 3, 2026 election
The Estates of Westlake is a good match if your priorities are an acre-plus lot, no HOA dues and a Georgetown ISD address, and if you are comfortable with a drive to shopping and to Austin.
Frequently Asked Questions About the Estates of Westlake
No. The Estates of Westlake does not have an HOA, so there are no HOA dues. Recorded deed restrictions come with the land instead.
Each phase has its own recorded declaration with the Williamson County Clerk. They set minimum home sizes, setbacks and other building rules, and plans go through an architectural control committee. See the deed restrictions table on this page and have the title company confirm the documents for a specific lot.
It depends on the phase. Recorded minimums include 2,500 sq ft in Phase 1, 2,800 sq ft in Phase 4A, 2,750 sq ft in Phase 3B and 3,000 sq ft in Phases 3A and 4B. Phase 2 requires 3,000 sq ft on Lots 25-31 and 2,500 sq ft on other lots. Phases 6A and 6B have two recorded filings showing 2,500 and 3,000 sq ft.
Most lots are about 1 to 1.2 acres. A few parcels are larger, up to about 3 to 4 acres.
No. The neighborhood is in Williamson County outside the Georgetown city limits, so there is no city property tax. Homes are zoned to Georgetown ISD.
Homes are zoned to Georgetown ISD, and students will likely attend Ford Elementary, Benold Middle School and Georgetown High School. School assignments can change, so verify current boundaries with Georgetown ISD.
The rate is 1.5556% as of the 2025 tax year. Georgetown ISD voters decide a tax rate election on November 3, 2026, and the page will be updated with the 2026 rate after the vote.
From January 2021 through October 2026, 23 homes sold for $851,000 to $1,306,000, with a median of $1,050,000. Fourteen of them sold for $1,000,000 or more.
In light traffic, H-E-B on Williams Drive is about 9 minutes away, Georgetown Square about 19 minutes, The Domain about 39 minutes, and downtown Austin and the airport about 50 minutes.
The recorded restrictions for Phases 3A and 4B allow a guesthouse up to 1,200 sq ft. Other phases have their own rules, so confirm with the title company for the lot you are considering.
No. They are neighboring subdivisions with their own recorded plats.
Thanks for reading! The Estates of Westlake offers acre-plus lots, no HOA dues and Georgetown ISD zoning. If you would like to tour homes here or see what a specific home may be worth, Rebecca can help.
Thinking About the Estates of Westlake?
Georgetown Realtor Specializing in Estates of Westlake Homes
Rebecca Jacks and Raymond Stoklosa are Georgetown Realtors specializing in Estates of Westlake homes. Whether you’re looking to buy or sell a home in Estates of Westlake, Rebecca and Raymond know the area well and have the experience and tools necessary to make your next real estate transaction stress free. For more info about who we are and how we work, check out Buying a Home in Estates of Westlake and Selling a Home in Georgetown.
