Tarrant County · Northeast Tarrant · Adjacent to Southlake
Living in Westlake, Texas
The complete family relocation guide, Carroll ISD, Westlake Academy, ultra-luxury neighborhoods, corporate campuses, and everything an informed family needs to decide.
Family Score = schools (35%) + safety (30%) + community (10%) + commute (15%) + market stability (10%), normalized 0–100 for readability · Affordability Score = price-to-income ratio + school quality per dollar + price vs. metro avg · Sub-scores on a 0–10 scale · Niche grades refreshed annually each fall
"Westlake is genuinely unlike any other suburb in DFW, it's a town of about 1,500 people that happens to have three of the best corporate campuses in the country right inside it. And Westlake Academy is one of the only public K–12 IB schools in Texas. Families who find their way here are usually very deliberate about that choice, and the trade-offs are real: you're getting unmatched schools and privacy, and you're giving up price flexibility and a traditional neighborhood feel. If it fits your life, nothing else in North Texas comes close."
Kristen Carpentier is a licensed Texas Realtor® and DFW family relocation specialist, brokered by eXp Realty. She's a mom of four who has helped hundreds of families relocating from California, New York, Illinois, and across the U.S. navigate the most important real estate decision of their family's life.
(602) 405-4115 · Kristen@whymovetodallas.com · TREC #760457
U.S. Census Bureau ACS 5-Year Estimates, 2023. Note: Census income is top-coded at $250,001, actual median exceeds this figure.
Where Is Westlake, Texas?
Westlake sits in northeastern Tarrant County, tucked between Southlake to the east, Keller to the west, and Trophy Club to the northwest. It covers roughly 6.5 square miles and shares borders with some of the most sought-after communities in the Metroplex. Texas Highway 114 runs through the southern edge, providing quick, direct access to DFW International Airport to the east and downtown Fort Worth to the west, making Westlake one of the rare DFW suburbs that's genuinely equidistant to both city cores.
What sets Westlake apart geographically isn't just its location, it's what's inside those 6.5 square miles. Circle T Ranch, a 2,500-acre mixed-use master-planned development anchored by Hillwood, houses the Fidelity Investments campus (5,000+ employees), the Charles Schwab corporate headquarters, and Deloitte University, one of the most notable executive training facilities in the country. Residents of Westlake live, quite literally, next to Fortune 500 campuses surrounded by open landscape, longhorn cattle, and manicured estate neighborhoods. That's an unusual combination anywhere in DFW.
Commute Times from Central Westlake
Westlake's Three School Options
Westlake is one of the few communities in Texas where families choose between three genuinely elite school options, and which one their kids attend depends entirely on where in Westlake they purchase. The eastern portion of town (Glenwyck Farms, Terra Bella, and most of the core residential areas) falls within Carroll ISD, consistently ranked the #1 school district in Texas. The western portion, including the Vaquero community, sits within Keller ISD, a well-regarded district in its own right. And every Westlake resident is eligible to apply to Westlake Academy, a public, tuition-free K–12 school offering the full International Baccalaureate curriculum, operated directly by the Town of Westlake.
Carroll ISD: #1 in Texas
All 11 campuses earned A ratings from TEA in both 2023–24 and 2024–25. District score of 95/100, highest in Region 11. 88% of students meet or exceed grade level (state avg: 50%). Graduation rate 99.7%. Serves Glenwyck Farms, Terra Bella, and eastern Westlake.
Westlake Academy: Public IB K–12
One of the only public, tuition-free K–12 schools in Texas offering the full IB curriculum (PYP, MYP, Diploma). 888 students. Niche A+, GreatSchools 10/10. Average ACT 30, SAT 1340. 95% graduation rate. Lottery admission, apply early, waitlist is competitive.
ISD Zoning Is Address-Specific
Carroll ISD serves eastern Westlake; Keller ISD serves western Westlake (including Vaquero). All residents may apply to Westlake Academy via lottery. Verify your specific address at southlakecarroll.edu or kellerisd.net before making any offer.
Key Campuses: Carroll ISD (Eastern Westlake Feeder)
| Campus | Level | TEA 2024–25 |
|---|---|---|
| Carroll Senior High School | 9–12 | A |
| Carroll Middle School | 6–8 | A |
| Durham Intermediate | 5 | A |
| Walnut Grove Elementary | K–4 | A |
| Westlake Academy | K–12 | A |
Carroll ISD Attendance Zones → · Westlake Academy Admissions →
Compare Carroll ISD vs. All 36 DFW Districts →
Niche Category Grades: Carroll ISD
Best Neighborhoods in Westlake for Families
Westlake has no apartment complexes, no starter-home subdivisions, and no "affordable" entry point, the town is almost entirely composed of gated estate communities. Every neighborhood here is luxury by definition. The meaningful distinctions come down to community feel (golf-and-club lifestyle vs. wooded privacy), lot size (1–5+ acres vs. standard estate), ISD zone (Carroll vs. Keller), and price tier ($2M entry vs. $5M+ custom). Here's the honest breakdown of the town's main residential communities.
Search Current Westlake Listings →
Vaquero
The signature Westlake community, approximately 298 homes spread across 525 acres surrounding a private Tom Fazio-designed golf course. Vaquero Club offers invitation-only membership with golf, tennis, a fishing lake, resort dining, and concierge services. Developed by Discovery Land Company starting in 2001. Sits within Keller ISD, but Westlake Academy is available via lottery. The most recognizable address in Westlake and one of the most exclusive in all of DFW.
Glenwyck Farms
Eighty-two one-acre wooded estate lots in a private setting with mature trees, natural ponds, and a community running trail, one of the most genuinely tranquil neighborhoods in the Metroplex. Built-out community with very limited resale inventory; new-build opportunities are essentially nonexistent. Carroll ISD zoning throughout. Popular with families who want privacy, space, and access to Carroll schools without the mandatory club membership of Vaquero.
Terra Bella
The newest residential community in Westlake, a 28-lot, 54.7-acre gated development with a dedicated 22.6-acre open space and nature preserve with hike-and-bike trails woven throughout. If you want a true custom-build opportunity in Westlake today, Terra Bella is the primary option. Carroll ISD zoning. Lots are generous; the preserve makes this the most nature-integrated of Westlake's communities. Limited inventory by design.
Paigebrooke & Aspen Lane
Paigebrooke is an 8-lot private subdivision where every home has a pond view, exceptionally rare and private even by Westlake standards. Aspen Lane features estate lots of five-plus acres, offering the most rural and expansive setting in town. Both communities offer extreme privacy and low-traffic character. If acreage and seclusion matter more than a private club, these are worth knowing about. Carroll or Keller ISD depending on address, verify before making an offer.
Not seeing what you're looking for? Westlake's inventory is genuinely thin, only about 24 homes sell per year across the entire town. Many of the best properties are sold quietly before hitting the MLS. Call me before you start searching online — the off-market network matters here more than anywhere else in DFW.
Cost of Living: Westlake vs. Where You're Coming From
Westlake is not a value-per-square-foot play, it's an elite-schools, ultimate-privacy, tax-efficiency play for a specific buyer profile. The median home price of ~$4.9M exceeds even San Francisco Bay Area medians, so the "cost of living" comparison works differently here than it does for most DFW suburbs. The financial argument for Westlake is almost entirely about income tax savings for high earners and the school premium that would otherwise be paid for private education.
| Category | San Francisco Bay Area | Westlake, TX |
|---|---|---|
| Median Home Price | ~$1.3M | ~$4.9M (ultra-luxury) |
| State Income Tax | 9.3%+ (up to 13.3%) | $0, No state income tax |
| Property Tax Rate | ~1.1–1.2% (Prop 13 capped) | 1.30% (Carroll) · 1.46% (Keller) |
| Tax on a $3M Home | ~$33K–$36K/yr (Prop 13 value may be lower) | ~$39K–$44K/yr |
| School Quality | Variable; top publics require premium zip codes or private school ($35K–$60K/yr) | Carroll ISD #1 in TX + free public IB (Westlake Academy) |
| Avg. Commute | 45–90+ min | 14 min to DFW Airport · 27 min to Ft Worth |
| Avg. Tax Burden | ~13–16% of income | ~6–9% of income (no state income tax) |
Property Tax Breakdown: Westlake (Tarrant County)
| Taxing Entity | Carroll ISD Zone | Keller ISD Zone |
|---|---|---|
| ISD Rate | ~$0.9294 / $100 | ~$1.0852 / $100 |
| Town of Westlake | $0.1850 / $100 | $0.1850 / $100 |
| Tarrant County | ~$0.2240 / $100 | ~$0.2240 / $100 |
| Hospital / Other | ~$0.14 / $100 | ~$0.14 / $100 |
| Base Total | ~$1.30 / $100 | ~$1.46 / $100 |
Rates are 2024 certified. Texas homestead exemption applies ($40,000 off assessed value for primary residence). Always confirm current rates and ISD zone for a specific address. Source: Texas Comptroller · Tarrant County Tax Office.
Major Employers In and Near Westlake
Westlake is one of the few DFW suburbs where major Fortune 500 campuses exist inside town limits. Circle T Ranch, a 2,500-acre master-planned development anchored by Hillwood, houses the Fidelity Investments regional campus (5,000+ employees), the Charles Schwab corporate headquarters, and Deloitte University. Residents can, quite literally, walk or bike to work at some of the largest financial services firms in the country.
In Westlake
| Employer | Industry |
|---|---|
| Fidelity Investments | Financial Services (~5,000+ on campus) |
| Charles Schwab HQ | Financial Services (corporate HQ, 2,500+) |
| Deloitte University | Professional Services / Executive Training |
| Marriott Solana Hotel | Hospitality / Conference Center |
| Hillwood (Perot) | Real Estate Development / Asset Management |
Nearby Corridor (5–30 min)
| Employer | Industry |
|---|---|
| Sabre Corporation HQ | Travel Technology (Southlake, ~5 min) |
| Nokia | Technology / Telecom (Southlake, ~8 min) |
| American Airlines Group HQ | Aviation (Fort Worth, ~27 min · 13,000+ HQ) |
| Bell Textron | Aerospace / Defense (Fort Worth, ~30 min) |
| Alcon Laboratories | Medical Devices (Fort Worth, ~25 min) |
| USAA Regional Office | Insurance / Financial Services (~20 min) |
What Life Actually Looks Like in Westlake
Vaquero Club
Westlake's private membership community features the Vaquero Club, a gated golf and social enclave with a PGA-caliber course, equestrian facilities, tennis, resort-style pool, and club dining. A luxury lifestyle without ever leaving your neighborhood.
Southlake Town Square: 5 min
Westlake itself has no commercial district, and doesn't need one. Southlake Town Square is a 5-minute drive: walkable open-air retail, Whole Foods, dozens of restaurants, a luxury movie theater, weekly farmers market, and year-round event programming.
Bob Jones & Bear Creek Trails
Bob Jones Nature Center (Southlake, 5 min) offers 738 acres of forested trails and wildlife habitat. Keller's Bear Creek Park, Southlake's Bicentennial Park, and Trophy Club Park are all within 10 minutes. Genuine outdoor access from an estate setting.
Westlake Academy Arts & IB Culture
Westlake Academy's full K–12 IB curriculum creates an intellectual community throughout the town. Fine arts, music, theater, and inquiry-based learning define student life here, and that energy shapes the broader neighborhood character in a way that's uncommon in DFW suburbs.
14 Minutes to DFW Airport
Westlake has DFW's best residential runway to the airport. For C-suite executives, consultants, and military families managing frequent travel, the ability to leave home at 7:45am for an 8:55am flight is genuinely rare in suburban DFW.
Small-Town Intimacy
With ~1,500 residents and no commercial development inside the town proper, Westlake functions more like a private estate community. Neighbors know each other. HOA culture is active. Town events are intimate. This is what people who've outgrown "big suburb energy" actually want.
Recreation, Walkability & Outdoor Life
Westlake is a car-dependent community, a Walk Score of 49 reflects that honestly. No sidewalk grid, no commercial walkability, no public transit. What it offers is access: within 10 minutes you can reach some of North Texas's best outdoor spaces, and private community amenities (Vaquero Club, neighborhood pools) compensate for what the public infrastructure lacks.
Walkability & Transportation Scores
Scores reflect Westlake's overall character. Source: Walk Score® 
Parks, Trails & Green Space
Westlake has limited public park infrastructure, the town's character is intentionally low-density and undeveloped. Circle T Ranch preserves open space with natural landscape, longhorn cattle, and ranch-style land woven between corporate campuses. For structured parks and trails, residents rely on adjacent communities.
Bob Jones Nature Center (Southlake)
738-acre nature preserve with 4+ miles of forested hiking and mountain biking trails, a nature education center, and meadow habitats. One of the finest preserved natural areas in Northeast Tarrant County, 5 minutes from central Westlake.
Bear Creek Park (Keller)
Keller's flagship park, athletic fields, splash pad, miles of connected trails, and picnic areas. Connected to the Bear Creek Greenbelt corridor. About 8 minutes from Westlake via Ottinger Road.
Southlake Bicentennial Park
9 acres with playgrounds, tennis courts, sand volleyball, a pavilion, and trail connections. Hosts a Saturday farmers market during spring and fall. One of Southlake's most-used community parks, 5 minutes from Westlake.
Trophy Club Park & Lake Grapevine
Trophy Club Park sits on Lake Grapevine's shoreline, fishing, kayaking, and boating access for families with waterfront interests. Roanoke's developing trail network adds additional options within 10–15 minutes.
Recreation Centers & Facilities
| Facility | What's Inside |
|---|---|
| Vaquero Club (Private) | Golf, equestrian, tennis, pool, club dining |
| Southlake YMCA | Fitness, pools, youth programs, group classes, basketball |
| Keller Community Center | Fitness equipment, aerobics, multi-purpose courts |
| Carroll Senior HS Aquatic Center | Competition and recreational pools, swim lessons |
| Trophy Club Country Club | Two golf courses, pool, tennis, dining |
Youth Sports & Activities
Westlake Academy fields competitive athletic teams in Carroll ISD regional competition. Families typically enroll kids in leagues through adjacent Southlake or Keller city programs, both systems are excellent.
How Safe Is Westlake?
Westlake is a very safe community. A town of ~1,500 people with gated enclaves, private security in some neighborhoods, and essentially no commercial traffic through the residential core means absolute crime numbers are extremely low. Niche rates it B for crime and safety, lower than neighboring Southlake and Carroll ISD communities, primarily because of small sample size, not any meaningful crime concern. A single incident in a 1,500-person town can move per-capita statistics significantly.
(U.S. avg: ~4.0)
(Texas avg: 22.4)
Small sample, statistical noise, not risk
Sources: Niche Crime & Safety · NeighborhoodScout · Westlake DPS. Note: In very small communities, one or two incidents can produce outsized per-capita rates — interpret the B grade accordingly.
Westlake Real Estate Market: What to Expect
In Westlake, the heart of the market is the luxury band: 100% of homes sold in the past year landed at $1M and up, where a median of about $5.1M buys roughly 7,196 square feet. True entry-level inventory under $400K is scarce here. About 100% of sales were $700K or more, so move-up and luxury buyers have real selection. Price per square foot climbs from about $429 at the entry level to $703 at the top, which is what you are paying for in larger lots, newer builds, and higher finish levels.
Median Sale Price
$5.06M
12-month rolling avg · single-family
Average Sale Price
$4.87M
12-month rolling avg · single-family
Price per Sq Ft
$703
Median · 12-month rolling
Sale to Original List
91.9%
12-month rolling · share of original list price
Days on Market
98 days
Median · 12-month rolling
Months Supply
15.7 mo.
Buyer market · 12-month
Active Inventory
40
Current active supply · single-family
Closed Sales
26
12-month total · single-family
A few more numbers worth knowing if you are weighing an offer in Westlake. Over the trailing 12 months, single-family homes sold for a median of $5.06M and an average of $4.87M, which works out to about $703 per square foot. Homes here sold for roughly 91.9% of their original list price, which gives you a sense of how much room buyers have typically had to negotiate. As of the latest data, about 40 single-family homes were actively listed. These are NTREIS figures (the price metrics are 12-month rolling, inventory is current active supply), and your own price per square foot and negotiating room will vary by neighborhood, age of home, and finish level.
Source: NTREIS via 10K Research · All figures are 12-month rolling periods · Updated April 2026
Westlake's market is among the thinnest and most exclusive in all of DFW. Only about 24 homes sell per year, roughly two per month. The MLS data is statistically fragile: a single outlier sale can move the median dramatically. Many Westlake transactions happen off-market through private agent networks and direct outreach. If you're buying or selling here, access to off-market intelligence isn't a nice-to-have, it's essential.
With 16.5 months of supply, this is technically a buyer's market, but that's because the qualified buyer pool is exceptionally small, not because of distress or overpricing. The 96-day average days on market reflects considered, deliberate selling to a highly specific audience.
Pros & Cons of Living in Westlake
I won't oversell Westlake. Very few families belong here, and those who do know exactly why they're paying for it.
✓ What Westlake Does Well
- #1 schools in Texas, Carroll ISD (95/100 TEA) and Westlake Academy (public K–12 IB) give Westlake the strongest school combination in DFW.
- Privacy and exclusivity, Gated enclaves, estate-sized lots, no commercial traffic, no drive-through development. Genuinely private.
- Corporate campuses next door, Fidelity and Schwab employees live 5 minutes from work, with DFW Airport 14 minutes the other direction.
- No state income tax, For C-suite and executive earners from CA, NY, or IL, Texas's zero income tax is a six-figure annual financial advantage.
- Access without isolation, Southlake, Keller, Trophy Club, and Fort Worth are 10–30 minutes. Seclusion without sacrifice.
- DFW Airport 14 min, Best residential runway to DFW in all of North Texas. Daily-life advantage for frequent travelers.
- Long-term prestige, Westlake's cachet as an ultra-luxury address has grown consistently. Adjacent Fortune 500 campus investment continues.
- What to Weigh Carefully
- Ultra-thin resale market, ~24 sales/year means fragile comparables, price volatility, and longer listing windows (96 days avg). Selling is a deliberate process.
- Off-market dependency, Many transactions never touch the MLS. Without an agent with off-market relationships, you'll miss inventory.
- No walkability, no amenities in town, No grocery store, coffee shop, or restaurant inside Westlake. You are always driving.
- Split ISD complexity, Carroll ISD (east) vs. Keller ISD (west) depends on exact address. Westlake Academy is lottery admission, not guaranteed by residency.
- Property tax at $4M+, Carroll ISD zone (~$1.30/$100): ~$52,000/yr. Keller ISD zone (~$1.46/$100): ~$58,000/yr on a $4M home.
- No public recreation, No city parks system, no community rec center. Non-Vaquero families rely on Southlake/Keller facilities.
- HOA standards are rigorous, Gated communities take architectural and maintenance standards seriously. Review CC&Rs carefully before offer.
How Westlake Compares to Nearby Suburbs
Families considering Westlake typically compare it to Southlake, Colleyville, Trophy Club, and Keller. Here is how it stacks up on the metrics that matter most for relocating families.
Scores computed from Niche, NTREIS, WalkScore, and Census ACS · Updated 2026 · Compare all DFW suburbs →
Westlake, Texas: Frequently Asked Questions
For the right family, yes, Westlake is exceptional. Carroll ISD (ranked #1 in Texas) and Westlake Academy (a rare public K–12 IB charter) give Westlake one of the strongest school combinations in the state. The community is private, safe, and estate-like in character. But it requires a very specific profile: a family who can absorb a $3M+ price point, doesn't mind being car-dependent, and values schools and seclusion over walkability and neighborhood energy.
It depends entirely on your specific property address. Eastern Westlake (Glenwyck Farms, Terra Bella, and most of the residential core) is served by Carroll ISD, ranked #1 in Texas with a TEA score of 95/100 and an A+ Niche grade. Western Westlake, including the Vaquero community, falls within Keller ISD, also a strong district. All Westlake residents may apply to Westlake Academy, a public K–12 IB charter school, via lottery, but attendance is not guaranteed by address. Always verify ISD zoning for a specific address before making an offer.
Westlake Academy is a public, tuition-free charter school operated directly by the Town of Westlake. It serves grades K–12 and offers the full International Baccalaureate curriculum: Primary Years Program (PYP), Middle Years Program (MYP), and IB Diploma. It's one of the only public schools in Texas offering the complete IB sequence from kindergarten through graduation. Enrollment is approximately 888 students. Niche grades it A+, GreatSchools gives it 10/10. Average ACT is 30. Admission is by lottery, all Westlake residents are eligible to apply, but there is no guaranteed spot based on residency alone.
Property taxes in Westlake vary by ISD zone. In the Carroll ISD zone (eastern Westlake), the combined base rate is approximately $1.30 per $100 of assessed value, covering Carroll ISD (~$0.93), the Town of Westlake ($0.185), Tarrant County (~$0.22), and other entities (~$0.14). On a $4M home, that's roughly $52,000/year in base taxes.
In the Keller ISD zone (Vaquero and western Westlake), the base rate is approximately $1.46 per $100. On a $4M home: ~$58,400/year. All rates are 2024 certified. The Texas homestead exemption ($40,000 off assessed value) applies to primary residences. Always verify the current rate for a specific address before closing.
Several converging factors: (1) Carroll ISD + Westlake Academy, the combination of #1 public district and a public IB K–12 is unique in Texas; (2) privacy and exclusivity, ultra-low density, gated neighborhoods, no commercial development; (3) on-campus major employers, Fidelity and Schwab employees pay a premium to live where they work; (4) DFW Airport proximity, 14 minutes to Terminal D, unmatched for frequent flyers; (5) controlled supply, only ~24 homes sell per year. When scarcity meets demand from financial services executives and C-suite relocators, prices clear at $3M–$8M+.
Yes, Westlake is very safe. In a town of ~1,500 residents with gated communities, private security in some neighborhoods, and no commercial traffic through the residential core, absolute crime numbers are extremely low. Niche's B grade should be interpreted with caution for such a small community: a single incident can skew per-capita rates significantly. In practice, Westlake residents overwhelmingly cite safety and privacy as primary reasons for choosing the town.
Westlake's Circle T Ranch development houses three major employers: Fidelity Investments (~5,000+ on campus), Charles Schwab corporate headquarters (~2,500+ in Westlake), and Deloitte University (a 700-acre executive learning campus). Nearby: Sabre Corporation HQ (Southlake, 5 min), American Airlines Group HQ (Fort Worth, 27 min · 13,000+ employees), Nokia (Southlake), Bell Textron (Fort Worth, 30 min), and Alcon Laboratories (Fort Worth, 25 min).
Westlake has four primary residential communities. Vaquero is the most prestigious, guard-gated golf and equestrian community in the Keller ISD zone, largest lots, highest price points, most amenities. Glenwyck Farms is in Carroll ISD, semi-custom and custom estates at $2–5M+, known for tree-lined streets and strong neighborhood cohesion. Terra Bella offers newer custom construction in Carroll ISD at slightly more accessible price points. Paigebrooke Farms / Aspen Lane is smaller and somewhat more approachable. All four have very limited inventory, off-market relationships matter here.
Southlake and Westlake are two of DFW's top family destinations, but they serve different priorities. Southlake is a full-service town, walkable Town Square, Carroll ISD (same district for east-zone Westlake), city parks, recreation centers, and a broader price range ($900K–$5M). Westlake is more exclusive and private, smaller, no commercial development, Westlake Academy option, Fidelity/Schwab employment, but no walkable amenities of its own. Southlake is the better choice if neighborhood energy and daily walkability matter. Westlake is the better choice if you're paying specifically for schools, privacy, and employer proximity.
Westlake's market is among the thinnest in DFW, roughly 24 single-family sales per year (about two per month). Median sale price is approximately $4.9M; days on market average 96 days. With 16.5 months of supply it's technically a buyer's market, but that reflects a small qualified buyer pool, not distress or overpricing. Many transactions happen off-market. If you're considering a purchase here, working with an agent who has established off-market relationships inside the town's agent community is not optional, it's how inventory gets found.
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Westlake is one of the most deliberate buying decisions in DFW. The combination of school options, employer proximity, and ultra-private living doesn't exist anywhere else in the Metroplex. Most families I work with here are comparing Westlake to Southlake or Colleyville, and the right answer depends on what your family values most. Before we look at a single listing, we talk through school zones, ISD options, the off-market landscape, and what each neighborhood's day-to-day life actually feels like. No pressure, no sales pitch.
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TREC Consumer Protection Notice · TREC Information About Broker Services
Information on this page is provided for educational purposes and is believed to be accurate as of May 2026. School district ratings, property tax rates, crime statistics, home prices, employer information, and community details change over time. Always verify ISD zoning by specific property address before making real estate decisions. Tax rates: Texas Comptroller 2024. TEA ratings: txschools.gov. Niche grades: niche.com. GreatSchools: greatschools.org.
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