Westlake

Westlake is a small town between Southlake and Trophy Club, and it is the most expensive residential market in Tarrant County. It is also the thinnest. Most published statistics about Westlake fall apart for that reason, so this page is as much about what the sales can't tell you as what they can.

Over the three years ending September 2026, Westlake produced 86 closed sales at a median of $3,810,000. I'm a Texas broker and a Certified Residential Appraiser. Here is what those sales show.

Eighty-six sales in three years

There were eight closings in 2023, twenty-three in 2024, twenty-seven in 2025 and twenty-eight so far in 2026. That's about two a month for the whole town.

• Median close $3,810,000 on 6,014 square feet, about $680 per foot
• Median lot 32,801 square feet, three-quarters of an acre; median build year 2018
• Closed prices ran $670,000 to $12,000,000
• Median 47 days on market at 94.1% of original list. That's nearly three times Southlake's marketing time and the deepest discount from asking of any market I measure
• Effective property tax rate about 1.17%, the lowest figure I have measured anywhere in the county
• 81.4% had a pool; 94% carry HOA dues, at a $5,000 median
• One ZIP code, 76262, which Westlake shares with neighbouring towns. A ZIP search is not a Westlake search

Two markets, not one

Almost every Westlake average blends two different products.

Entrada is a mixed-use development of townhomes and smaller detached houses on lots about a sixth the size of the estates. Five of its thirteen closings were townhomes. Every one of the other 73 Westlake sales was a detached house, concentrated in Vaquero (24 sales), Glenwyck Farms, Granada, Quail Hollow, Terra Bella and the Knolls at Solana.

Entrada also accounts for 114 of the town's 320 resolved listings but only 13 of its 86 sales. Pooled, Westlake's never-sold rate reads about 52%. Split, the estates are 41.5% and Entrada is 77.4%. Neither is 52%.

Two properties in five never sell

The never-sold figure is the most useful number on this page.

Listing counts overstate failure, because a house that lists, expires, relists and sells counts as a failure twice. So I collapse the record by parcel number, which counts each property once. Even collapsed, about two in five estate properties that came to market over three years never found a buyer. That's the highest rate of anywhere I measure outside Entrada itself.

This is what the top of a market looks like from the inside. The buyer pool for a $4 million house is small, and it doesn't grow because the house is good. High prices don't mean easy transactions. More often they mean the opposite.

What I won't tell you: which way values are moving

Controlling for house size, lot size and build year, the model returns +5.21% a year. That sounds dramatic until you see the p-value: 0.14.

On 86 sales ranging from $670,000 to $12 million, that isn't a measurement. It's a number the arithmetic produced. Southlake next door, with 1,153 sales, is rising at 4.77% a year and that result is solid. Westlake may well be doing the same, but its own sales can't show it.

The same goes for a Westlake price per foot or a comparable set built from an average. The sample is too small and too varied to support one. In this market the comparable set has to be built property by property. Sometimes the honest answer is that there are three relevant sales and two of them are two years old.

The land is worth about twice Southlake's

Thirty-three vacant lot sales closed in Westlake over the same three years, at a median of $1,425,000 on 29,255 square feet. That works out to about $44.74 per square foot of land, the highest in the county by a wide margin.

At that rate, the land under a median estate lot is on the order of $1.5 to $1.8 million, somewhere between a third and more than two-fifths of the price. That's a rough figure, not a lot valuation. Frontage, trees, topography and what can be built all move it. But it's why a $680 price per foot here isn't comparable to a Southlake or Colleyville figure. A large part of what you're paying for isn't the house.

It also shows up in the 33 lot sales themselves. With that many buildable sites trading in a town that closes about two houses a month, a finished house is competing with a buyer's option to build their own.

Schools: three arrangements in one town

The 86 sales split between Westlake Academy (41), Carroll ISD (37) and Keller ISD (8). That's unusual for a town this size.

I'm not reporting a premium for any of them. The groups are small and line up with specific subdivisions and house types, so a school effect can't be separated from the rest. For a specific address, confirm directly with the school and the district how attendance and enrollment work. Don't assume from the subdivision name.

What I look at in a Westlake house

• Whether it's Entrada or an estate. They are different markets and shouldn't share a comparable set.
• The land, separately from the house. At about $45 a foot, the lot can be a third or more of the price, and the recent lot sales are the most direct evidence of what it's worth.
• How many relevant sales there actually are. Often it's a handful, and an honest opinion says so.
• The HOA and what it covers, at a $5,000 median across 94% of sales.
• The school arrangement for that specific address, confirmed rather than assumed.
• The tax figure on the listing, which is the seller's. On a $4 million house, the gap between a capped homestead assessment and the post-sale figure is large.

If you're selling in Westlake

The price is not the hard part here. The buyer is.

Two in five estate properties that came to market didn't sell, and the ones that did took a median of 50 days and closed at about 94% of original list. A price set from an average, or from the best sale of the last two years, is how a listing joins that 41%.

Three things decide it. The comparable set has to be built by hand from the sales that actually resemble your house and lot. The land should be valued separately, because buyers here often have the option to build instead. And you need a realistic view of how many buyers exist at your number, because in a market this thin the answer can be very few.

On the pre-listing work, the order matters more than the budget. What to fix before you list, and in what order tests fourteen improvements against 33,000 closings. If the work needs doing and the cash is tied up, Compass Concierge covers it up front and is repaid at closing.

Buying or selling in Westlake

Eighty-six sales, two markets under one name, the most expensive land in the county, the lowest tax rate I've measured, and the highest chance anywhere that a listing simply doesn't transact.

What I can tell you is what the closed sales on houses your size, on your kind of lot, in your part of town actually support, what the land alone is worth, and whether there are enough relevant sales to support a number at all.

Browse active listings in this price range, or call or text (682) 207-4310, or send me a note.

Figures are medians and model results from NTREIS listings, closed sales and vacant land sales in Westlake for the three years ending September 2026, reported in aggregate. They rest on 86 closed home sales and 33 land sales, and should be treated as descriptive rather than as a reliable measure of market direction. School arrangements, tax rates, HOA dues and market conditions change. Confirm current figures for a specific address before relying on them. Nothing here is an appraisal or a valuation of any particular property.