Summit at West Rim on Mount Larson is a popular West Austin neighborhood for those looking for luxury homes with views. Depending on where in the neighborhood the property is located, you will either get a Hill Country, Lake Austin, city or greenbelt view. The neighborhood sits atop a peak in Westlake, and the city views are often panoramic, especially along River Garden Trail. Few Westlake neighborhoods can match them. Well-known architects, including Michael Hsu and Jim LaRue, have designed custom homes here. Homes are large and boast many luxury finishes, and most sit on 1 to 2 acres. There are three sections: Monticello (Logans Lane and Logans Hollow) is gated and entered from The High Road, River Garden Trail is gated and entered from Westlake Pass, and the few homes at the top of Mount Larson Road are not gated and have no HOA. Scroll Down to Read our Summit at West Rim on Mount Larson Neighborhood Guide.
Summit at West Rim on Mount Larson Homes for Sale
SEARCH ALL SUMMIT AT W RIM ON MT LARSON HOMES FOR SALENo Email Required! Summit at West Rim on Mount Larson Neighborhood Map
Summit at West Rim on Mount Larson is located off Westlake Drive just after it splits with The High Road (Toro Canyon Road). The top of Mount Larson Road is not gated and is reached from Westlake Drive. Monticello, which includes Logans Lane and Logans Hollow, is gated and is entered from The High Road (Toro Canyon Road). River Garden Trail is gated and is entered from Westlake Pass (follow Westlake Drive until it turns into Westlake Pass). Summit at West Rim on Mount Larson is shaded in blue on the map below. Explore other West Austin neighborhoods in our West Austin Neighborhood Guide. Scroll down to continue reading our Summit at West Rim on Mount Larson neighborhood guide.
Summit at West Rim on Mount Larson Property Tax Rate
The property tax rate in West Austin’s Summit at West Rim on Mount Larson is 1.4019% as of the 2025 tax year, down from 1.4799% as of the 2024 year. It was 1.3669% as of the 2023 tax year, down from 1.4941% as of the 2022 tax year. The property tax rate was 1.6107% as of the 2021 tax year.
Summit at West Rim on Mount Larson HOA Dues
Summit at West Rim on Mount Larson has a separate HOA for each gated section, Monticello and River Garden Trail. The few homes at the top of Mount Larson Road have no HOA.
| Monticello HOA (Logans Lane and Logans Hollow, gated) | $500 / quarterly |
| SAWR Owners Association (River Garden Trail, gated) | $2,500 / annually |
| Top of Mount Larson Road (not gated) | No HOA |
Dues shown as reported and deemed reliable but not guaranteed. HOA fees, special assessments, and terms can change at any time. Buyers should confirm current dues directly with the HOA or management company before making an offer.
Summit at West Rim on Mount Larson Deed Restrictions
Each section has recorded deed restrictions. Key points:
- Home size: minimum 3,500 sq ft in Monticello and on Mount Larson Road; 3,500 to 5,000 sq ft on River Garden Trail depending on the lot.
- Exterior: 100% masonry (brick, stone or stucco).
- Approval: all construction and exterior changes need Architectural Committee approval.
- Rentals: allowed with a 30-day minimum term.
- Lot divisions: need approval (River Garden Trail also requires an owner vote).
- Term: runs to January 1, 2050, then renews automatically in 10-year periods.
This is a summary, not legal advice. Restrictions can be amended, so confirm with a title company before an offer.
Summit at West Rim on Mount Larson Schools
Homes in West Austin’s Summit at West Rim on Mount Larson neighborhood are zoned to the Eanes ISD, and students will likely attend the following schools:
- Bridge Point Elementary - 10/10
- Hill Country Middle - 10/10
- Westlake High - 8/10
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.
Summit at West Rim on Mount Larson Photos
Summit at West Rim on Mount Larson Sold Data – What Summit at West Rim on Mount Larson Homes Actually Sold For
What sold recently in Summit at West Rim on Mount Larson and for how much? Where can I find pictures of homes that actually sold? How many days does it take to sell a home in Summit at West Rim on Mount Larson? How many homes are currently for sale in Summit at West Rim on Mount Larson? What’s the median sold price in Summit at West Rim on Mount Larson? What does the 90 day historic market trend look like in Summit at West Rim on Mount Larson? How’s the Summit at West Rim on Mount Larson market trending?
All of these questions (and more!) can be answered on our Summit at West Rim on Mount Larson Sold Data Report.
Summit at West Rim on Mount Larson Market Stats — 12 Months (10/1/2025 – 9/30/2026)
Based on a limited number of sales — figures may not reflect the full range of homes in the neighborhood.
| Homes Sold | 3 |
| Bed / Bath Range | 4–5 beds, 4–7 baths |
| Median Sale Price | $3,600,000 |
| Price Range | $2,650,000 – $4,100,000 |
| Median Price Per Sq Ft | $657 |
| Median Home Size | 5,516 sq ft |
| Median Days on Market | 4 days |
| Sale-to-List Ratio | 100% |
Data sourced from Unlock MLS. 12 months ending September 2026. Statistics deemed reliable but not guaranteed.
Summit at West Rim on Mount Larson Home Price History
Curious how home prices in Summit at West Rim on Mount Larson have trended? Here’s a five-year look at closed sales from 2022 through 2026 YTD.
Years with 5 or fewer sales may not reflect the full range of homes in the neighborhood.
| Year | Homes Sold | Median Sale Price | YoY | Price Range | Median $/SqFt | Median Home Size | Median Beds/Baths | Median DOM | Sale-to-List |
|---|---|---|---|---|---|---|---|---|---|
| 2022 | 0 | — | — | — | — | — | — | — | — |
| 2023 | 0 | — | — | — | — | — | — | — | — |
| 2024 | 0 | — | — | — | — | — | — | — | — |
| 2025 | 1 | $4,100,000 | — | $4,100,000–$4,100,000 | $743 | 5,516 sq ft | 5bd/5ba | 189 days | 91% |
| 2026 YTD | 2 | $3,125,000 | ▼ 23.8% | $2,650,000–$3,600,000 | $614 | 5,168 sq ft | 4bd/6ba | 3 days | 101% |
Data sourced from Unlock MLS (ACTRIS). 2026 figures reflect year-to-date sales through 10/13/2026. Year-over-year change is calculated against the most recent prior year with recorded sales. Statistics deemed reliable but not guaranteed.
Summit at West Rim on Mount Larson Days on Market Trend
How fast are Summit at West Rim on Mount Larson homes selling? Here’s a five-year look at how long homes sat on the market before going under contract, from 2022 through 2026 YTD.
| Year | Homes Sold | Median Days on Market | Avg Days on Market |
|---|---|---|---|
| 2022 | 0 | No sales | No sales |
| 2023 | 0 | No sales | No sales |
| 2024 | 0 | No sales | No sales |
| 2025 | 1 | 189 days | 189 days |
| 2026 YTD | 2 | 3 days | 4 days |
Data sourced from Unlock MLS. 2026 figures reflect year-to-date sales through October 2026. Statistics deemed reliable but not guaranteed.
West Austin Realtor Specializing in Summit at West Rim on Mount Larson
Rebecca Jacks and Raymond Stoklosa are West Austin Realtors specializing in Summit at West Rim on Mount Larson homes. Whether you’re looking to buy or sell a home in Summit at West Rim on Mount Larson, 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 Summit at West Rim on Mount Larson and Selling a Home in West Austin.
Summit at West Rim on Mount Larson FAQ
No. Summit at West Rim on Mount Larson does not have a community pool.
Each section has recorded deed restrictions covering home size, masonry exteriors, plan approval and rentals. Homes must be single-family and built of 100% masonry, and exterior changes need Architectural Committee approval. The restrictions run to January 1, 2050, then renew automatically in 10-year periods unless owners of at least three-fourths of the lots vote otherwise. Restrictions can be amended, so confirm with a title company before an offer.
The recorded minimum is 3,500 sq ft of enclosed living space in Monticello and at the top of Mount Larson Road. On River Garden Trail it is 5,000 sq ft on the upper lots and 3,500 sq ft on the lower lots. In each section the Architectural Committee can approve a smaller home in writing.
Yes. The recorded restrictions allow leasing for single-family residential use with a 30-day minimum term. Confirm the current leasing rules with the HOA before buying to rent.
Monticello and River Garden Trail each have their own HOA. The few homes at the top of Mount Larson Road do not have an HOA, but they are covered by recorded deed restrictions.
Dividing a lot requires approval. On River Garden Trail it needs Board approval and a vote of owners of at least 32 lots. In Monticello and at the top of Mount Larson Road it needs written Architectural Committee approval.
