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.

⭐ 5.0 Google Rating | 1,000+ Loans Closed | NMLS #513013

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 clear, proactive process. 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.

$1.6M Median (Redfin Mar 2026)
#1 Eanes ISD Ranking in Texas
40+ Jumbo Lenders I Access
10% Down Payment Possible on Jumbo

What Loan Options Are Available for Westlake Hills TX Buyers?

Most Westlake Hills purchases require jumbo financing. Here's what I offer and where each product fits.

Jumbo Loans

For loan amounts above $832,750. Competitive rates, 10–20% down options, available up to $3M+. Strong credit and reserves required. Best for salaried W-2 buyers with straightforward income.

Most Common in Westlake

Portfolio Loans

Common path for Westlake business owners and HNW buyers in Rob Roy, Davenport Ranch, and Barton Creek. Investor keeps the loan on their books, so income docs, asset structure, and trust ownership get judged by a real underwriter — not a Fannie/Freddie checklist. Bank-statement (12–24 mo) and asset-depletion programs available.

Conventional (Conforming)

For loan amounts up to $832,750. If you're putting enough down to stay under the limit, conventional pricing is strong. Works for smaller homes or large down payments on higher-priced properties.

Asset Depletion / DSCR

Qualify based on liquid assets rather than earned income. Useful for retirees, investors, or buyers with significant investment portfolios but minimal W-2 income. Investment property financing also available.

How Does the Mortgage Process Work in Westlake Hills TX?

1

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.

2

I Shop Jumbo & Portfolio Investors Side-by-Side

78746 files don't fit one rate sheet. A Rob Roy buyer with K-1 income, a Davenport Ranch retiree with brokerage assets, and a Barton Creek tech relocation with RSUs each match a different lender. I send the file in parallel to W-2 jumbo desks, bank-statement portfolio shops, and asset-depletion programs — then compare the actual lock offers, not the rate-sheet headline. On a $2M loan, the difference between investors is often $300–$700/month.

3

Underwriter-Reviewed Pre-Approval in 24–48 Hours

Westlake listing agents call to verify pre-approvals before they'll bring an offer to the seller, especially at Rob Roy's guard-gated entry and Barton Creek's sub-neighborhoods. I take those calls personally. The pre-approval letter is backed by an actual underwriter sign-off on income, assets, and credit — not a loan officer's gut check.

4

Plan Around Jumbo Bottlenecks Early

Jumbo files have two known delays: appraisal scheduling on $2M+ comps and HOA estoppels at gated communities like Rob Roy, Barton Creek, and Davenport Ranch. I identify those risks early so the file is not waiting on third parties at the end. Complex portfolio files need more planning, especially when income, assets, or entity ownership require extra underwriting review.

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. 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. The neighborhood's club at 2612 Lost Creek Blvd rebranded from Lost Creek Country Club to Westlake Country Club in 2022 and just completed a three-year multimillion-dollar renovation (Community Impact) — full golf course redesign by World Golf Hall of Famer Lanny Wadkins (unveiled Nov 2023), tennis & racquet sports overhaul, pool/aquatics rebuild, and the restaurant relaunched as "Veranda" with doubled seating. The club is operated by Invited (parent of Twin Creeks, River Place). HOA-adjacent governance comes through the 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. Sub-community pricing per Seely Properties 2026 analysis: Barton Creek West (ultra-luxury, $3M–$7M+, golf-course frontage), Barton Creek Estates ($1.5M–$2.5M, most active tier), Barton Creek Villas ($1.2M–$1.8M, highest velocity), Sections 1–8 ($1.4M–$2.8M). Average sale ~$2.18M–$2.22M, ~$513–$553/sqft (premium $600–$750+), 92–115 day DOM, typically 9–10% below list. Active new construction: Heyl Homes is delivering six luxury residences at Amarra; 4312 Amarra Drive sold for $3.5M in October 2025 — Austin's priciest spec sale that week at $1,000/sqft on a 3,300 sqft / 3-2 floorplan (The Real Deal). (Barton Creek guide · Seely Properties 2026 outlook)

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.

Eanes ISD update for 2026–27 buyers — district is past the budget cliff. A 2025 fall demographic report showed enrollment flat at ~7,738 students (Texas Tribune). New superintendent Kirk Koennecke started January 1, 2026 after a decade leading districts in Ohio (Community Impact Dec 11 2025). The district had been projecting a $9.6M FY 2026–27 deficit; after adopting a $2.8M "Right Size Plan" + 69 FTE reductions through attrition (50 in FY 2026–27, 19 in FY 2027–28) + a new virtual academy + expanded transfer enrollment, the board now projects a $1.6M surplus for FY 2026–27 with a 27.6% fund balance — above the 25% target (Community Impact Apr 29 2026). 480 teachers qualify for state-mandated retention allotments of $2,500–$5,000. Five new Westlake HS courses for the 2026–27 catalog: AP Business with Personal Finance, AP Cybersecurity, Fundamentals of Real Estate, Dual Credit English 1301/1302 (Austin Community College), and Dual Enrollment Statistics (UT OnRamps). The tax rate gets adopted in August 2026; TCAD's preliminary estimates project no property value growth, which means the homestead-cap mechanics that have insulated long-tenured Eanes homeowners continue to work in their favor.

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 employers anchored in or directly serving the Eanes corridor:

  • Eanes ISD — ~7,738 students at 9 campuses (Texas Tribune); the largest single employer rooted in 78746 even after the 69-FTE Right Size Plan.
  • Westlake Country Club (2612 Lost Creek Blvd) — formerly Lost Creek Country Club, rebranded 2022 under Invited and just out of a three-year multimillion-dollar transformation completed December 2025. The phased project rebuilt the 18-hole Lanny Wadkins-redesigned course (unveiled Nov 2023), tennis/racquet sports facilities, pool/aquatics, Main Clubhouse, and relaunched the restaurant as "Veranda" with doubled seating (Community Impact Jan 27 2026). Invited's brand carries the same 17,000+ employee infrastructure that supports Twin Creeks and River Place.
  • Austin Country Club (4408 Long Champ Dr inside Davenport Ranch) — Pete Dye-designed course on Lake Austin; full hospitality, grounds, F&B, and event staffing.
  • Omni Barton Creek Resort & Spa (8212 Barton Club Dr, 78735) — completed a $150M renovation in 2019 (American Spa) that added the 13,000 sqft Mokara Spa with 17 treatment rooms and an adults-only rooftop pool, and is currently expanding with a new 180-room guest tower, ballroom, conference space, and event pavilion via The Beck Group (Beck Group project page). 4 championship golf courses + Barton Creek Country Club member access for residents inside Barton Creek's 16 sub-neighborhoods.
  • HEB Westlake — flagship grocery serving 78746 (Westlake Chamber listing). 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. For 1099 contractors specifically — common among Westlake's tech consultants, healthcare specialists, and HNW professionals — 1099-only mortgage programs qualify borrowers on gross 1099 income with a flat expense factor instead of Schedule C net.

78746 Luxury Market — April 2026 Data Reconciled

Three different price snapshots show up across Westlake Hills coverage. They all reflect the same market — they just slice the geography differently:

  • Redfin — City of West Lake Hills only: $1.6M median, March 2026 (+40.9% YoY). Smallest geography; pulls in the renovated 1,800–2,800 sqft tier that still trades above $1M but below the estate price points.
  • TeamPrice ACTRIS analysis — 78746 zip year-to-date: $2,394,287 median (TeamPrice 2026 zip breakdown). Broader scope — includes Davenport Ranch and the deeper Barton Creek slice that sits in 78735/78746 overlap.
  • Neuhaus — 78746 luxury slice only ($1M+ resale): $3.5–3.6M median, $756/sqft, 54–85 day DOM, 9.0 months of supply (Neuhaus 2026). The article also notes an estimated $1.2B of off-MLS private inventory across Austin's luxury tier — a real factor in 78746 since high-trust sellers regularly transact off-MLS through Coldwell Banker Global Luxury, Compass Private Exclusives, and the Christie's network.

Sales-tier breakdown for the 78746 closings tracked by TeamPrice (2026): $1M–$2M = 45% of sales, $2M–$3M = 28%, $3M–$5M = 18%, $5M+ = 9%. So nearly half the volume crosses the conforming line but stays under the $2M reserve-stack thresholds where investors get pickier — that's where I lean on the W-2 jumbo desks. The top half is where portfolio shops and asset-depletion programs do the real work.

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.

Three price views, three different numbers depending on scope. Redfin reports the West Lake Hills city median at $1.6M for March 2026 (+40.9% YoY). The broader 78746 ZIP code shows a 2026 year-to-date median of $2.39M (TeamPrice ACTRIS analysis). The 78746 luxury slice (homes priced $1M+) sits at a $3.5–3.6M median, $756/sqft, with 9.0 months of supply and 54–85 day DOM per Neuhaus 2026 — and an estimated $1.2B of off-MLS private inventory adds another layer. Sales tier breakdown: $1M–$2M = 45% of closings, $2M–$3M = 28%, $3M–$5M = 18%, $5M+ = 9% (TeamPrice 2026). Smaller renovated homes inside 78746 start near $800K; Rob Roy and Barton Creek estates run $4.5M–$15M+.

Yes — for now. After months of projecting a $9.6M FY 2026-27 deficit, Eanes ISD adopted a $2.8M Right Size Plan plus 69 FTE attrition cuts (50 in FY 2026-27, 19 in FY 2027-28) plus virtual academy / transfer revenue, and now projects a $1.6M surplus for FY 2026-27 with a 27.6% fund balance (Community Impact Apr 29 2026). New superintendent Kirk Koennecke started Jan 1, 2026. The tax rate will be adopted in August 2026; no property value growth is projected per TCAD preliminary estimates. For buyers, the takeaway is that the district's school ratings are not at risk from a funding cliff in the next cycle — the pricing premium on 78746 stays anchored.

"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.

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Adam Styer | HyperSmart Home Loans — NMLS #2653540 | Adam Styer NMLS #513013 | Licensed in Texas