Jumbo & Luxury Mortgage Lender in Westlake Hills, TX
Eanes ISD homes, Barton Creek estates, and Hill Country luxury — financed by an independent broker with direct access to 40+ jumbo and portfolio lenders.
Get Your Jumbo Rate Quote
To finance a home in Westlake Hills TX, work with an independent broker like Adam Styer (NMLS #513013) who shops 40+ lenders — including jumbo specialists and portfolio investors serving the $1M+ market in Barton Creek, Rob Roy, and Lost Creek — with pre-approval in 24 hours and a 21-day average close. Westlake Hills buyers typically need jumbo financing, and access to multiple investors rather than one bank's rate sheet is what separates a competitive deal from an average one.
Why Do Buyers Choose Westlake Hills TX — And Why Does Financing Matter More Here?
Westlake Hills is a different market. Homes in Barton Creek, Rob Roy, and Lost Creek routinely list above $1M — many well above. Eanes ISD, one of the top-ranked school districts in Texas, drives persistent demand even in shifting rate environments.
That means most buyers here need a jumbo loan — and not every lender does jumbo well. As an independent broker, I have access to 40+ investors including regional banks, portfolio lenders, and jumbo specialists. I can shop your file across all of them and bring you the best pricing, not just what one bank offers.
Whether you're relocating to Austin, upsizing from another neighborhood, or buying a second home in the Hill Country, I'll structure the deal to fit your financial picture — including complex income, business ownership, and large asset portfolios.
How Does the Mortgage Process Work in Westlake Hills TX?
15-Minute Strategy Call
We review your purchase price, down payment, income structure, and timeline. Jumbo deals require early planning — let's get ahead of it.
I Shop 40+ Lenders
Your file goes to multiple jumbo and portfolio investors simultaneously. You get competing offers — not just one bank's rate.
Pre-Approval in 24–48 Hours
A real pre-approval letter you can put on an offer. Not a soft pre-qual — an underwriter-reviewed commitment.
Close in 21–30 Days
Jumbo loans can take longer — but my process keeps things moving. I communicate proactively so you're never guessing what's needed.
Westlake Hills Neighborhoods (78746) — Where Buyers Actually Land
Four communities drive most of the volume inside the Eanes ISD corridor. Each has a different financing profile, so the right loan structure depends on which one you're buying in.
- Rob Roy (78746) — Guard-gated estate community off Bee Cave Road near Loop 360. Six subdivisions including Rob Roy on the Canyon, Rob Roy on the Creek, Rob Roy on the Lake, Rob Roy Rim, and Rob Roy West. Homes sit on 1–5 acre wooded lots. Entry homes start near $3M; renovated and recently-built customs run $4.5M–$7M; top estates clear $15M+. Feeds into Barton Creek Elementary, West Ridge Middle, Westlake HS. (Rob Roy overview)
- Davenport Ranch (78746 / 78733) — ~500 homes off Loop 360 and Westlake Drive, bordered by Wild Basin Wilderness Preserve and Lake Austin. The community contains the Austin Country Club (Pete Dye-designed course on Lake Austin), so most listings include club access and Pennybacker Bridge views. Mid-1980s build-out with brick-and-stone customs on large lots. (Davenport Ranch guide)
- Lost Creek (78746) — ~1,200 homes along Lost Creek Boulevard leading to Lost Creek Country Club. Homes 2,000–4,000+ sqft. Backs the Barton Creek greenbelt — 22 acres of trails, a waterfall, and a natural swimming hole. Feeder schools: Forest Trail Elementary, West Ridge Middle, Westlake HS. (Lost Creek Limited District)
- Barton Creek (78735 / 78746) — Sixteen sub-neighborhoods, each gated, around Barton Creek Country Club at 8212 Barton Club Drive (78735). Four golf courses including Crenshaw/Coore. Homes set back on 1–5 acre lots with Mediterranean villas, Hill Country customs, and luxury condos at the Owners Club. (Barton Creek guide)
Eanes ISD Schools — Westlake Hills' Real Pricing Driver
Eanes ISD serves ~7,700 students across nine campuses (district). Three of those campuses anchor the 78746 ratings:
- Westlake High School — 9/10 GreatSchools. 3324 RR 620 S. Two College Success Awards (US News). The school every Eanes elementary and middle feeds into.
- Hill Country Middle School — 10/10 GreatSchools. One of two middle schools in Eanes ISD, with a Gifted & Talented program.
- Eanes Elementary School — 10/10 GreatSchools, K–5, Gifted & Talented program. Located in West Lake Hills proper.
Other Eanes elementaries that feed Westlake HS: Forest Trail (Lost Creek feeder), Barton Creek (Rob Roy feeder), Bridge Point, Cedar Creek, and Valley View. West Ridge is the second middle school. The five elementary feeders are why a 1,800 sqft Cedar Creek-feeder home in 78746 still trades above $1M — the schools, not the structure, anchor pricing.
Major Employers & Where Westlake Buyers Work
78746 is a residential community — most buyers commute to Austin (10 miles to downtown, 15–20 minutes per Davenport Ranch realtor data). The largest local employers inside the Eanes corridor:
- Eanes ISD — ~7,700 students at 9 schools (district + Westlake Chamber); the largest single employer rooted in 78746.
- Country club hospitality — Austin Country Club (in Davenport Ranch), Lost Creek Country Club, and Barton Creek Country Club (8212 Barton Club Drive, 78735) collectively run four full-service properties with golf, dining, fitness, and event staffing.
- HEB Westlake — flagship grocery serving 78746 (Westlake Chamber listing). Major employers reachable from 78746 within 20 minutes: downtown Austin (Indeed, Tesla offices, state government), South Lamar (tech), and Austin-Bergstrom International Airport (under 20 min per Lost Creek geography).
For self-employed Westlake buyers — a meaningful share given the area's professional-services tilt (Data USA shows Professional/Scientific/Technical Services as the #1 industry) — the income picture rarely fits a vanilla Fannie file. That's why portfolio and bank-statement programs matter on this page.
Property Tax & Closing Costs in Westlake Hills
Three taxing entities stack on a 78746 property: Eanes ISD, the City of West Lake Hills, and Travis County. Adopted FY 2025–26 rates per $100 of assessed value:
- Eanes ISD: $0.8322 ($0.7122 M&O + $0.12 I&S, adopted Aug 19 2025 — Community Impact).
- City of West Lake Hills: $0.176783 (down 1.02% from prior year per the city's Notice of Tax Rates; average residence taxable value ~$2.17M).
- Travis County: stack varies by ESD/MUD; the Travis County median effective rate is 1.65% per Ownwell.
Closing-cost example at the $1.6M Westlake Hills median, 20% down ($320K) → $1.28M loan:
- Title insurance + escrow + recording (Texas TDI promulgated rates): ~$5,500–$7,000
- Lender fees (origination + underwriting + processing + credit + appraisal — jumbo appraisals run higher): ~$2,500–$3,500
- Survey + HOI binder (one-year premium on a $1.6M home): ~$3,500–$5,500
- 3–4 months property tax escrow at ~1.65% effective ($26,400/yr): ~$6,600–$8,800
- Prepaid interest (15–30 days): varies with closing date and lock
Total: roughly $20,000–$28,000 in cash-to-close on top of the down payment. Jumbo files at 10% down on $1.6M+ also need 6–12 months of full PITI in liquid reserves — typically $80K–$150K depending on the investor. Run a rate check or read the jumbo loan page for the program-specific guidelines I shop across 40+ investors.
Frequently Asked Questions — Westlake Hills Mortgages
Any loan above $832,750 (2026 FHFA conforming limit, all Texas counties) is a jumbo loan. Most Westlake Hills purchases land well above this threshold — the West Lake Hills median was $1.6M in March 2026 (Redfin). Jumbo loans typically need 10–20% down and stronger credit, but rates are competitive with conventional products.
Yes — many investors offer jumbo loans with 10% down up to $2M, and some portfolio programs allow 10% down above $2M with strong reserves. Loan-level pricing varies, which is why working with an independent broker who can shop multiple jumbo investors makes a real difference on a $1.5M loan.
Yes. Self-employed borrowers typically need 2 years of tax returns, a current P&L, and business bank statements. Some portfolio lenders also offer 12–24 month bank statement programs — ideal for business owners who show significant write-offs on their returns. I'll match your income structure to the right lender.
A jumbo loan follows standard investor guidelines above the conforming limit. A portfolio loan is held by the lender on their own books — no secondary market sale. This gives them flexibility on income documentation, property type, and borrower profile. Portfolio products are common for high-net-worth buyers with complex financials.
The West Lake Hills median was $1.6M in March 2026 per Redfin, +40.9% YoY. Inside 78746 / Eanes ISD, smaller renovated homes start near $800K, Davenport Ranch and Lost Creek customs run $1.5M–$3M, and Rob Roy and Barton Creek estates run $4.5M–$15M+. The 10-mile downtown Austin commute, Eanes ISD ratings (Westlake HS 9/10 GreatSchools, Hill Country MS 10/10), and Hill Country views keep demand consistent.
"We needed jumbo financing on a $1.8M home in Barton Creek and had been told no by two banks. Adam found a portfolio lender who approved us in 48 hours. We closed on time." — Michael & Sarah, Westlake Hills TX
Ready to Finance Your Westlake Hills Home?
Let's build the right jumbo or portfolio loan for your situation. I'll shop 40+ lenders and bring you the best offer — not just one bank's answer.
Adam Styer | Mortgage Solutions LP — NMLS #2526130 | Adam Styer NMLS #513013 | Licensed in Texas