Northwest Hills · Home Value
What Your Home Is Worth in Northwest Hills
A real market evaluation of your home and street, with the reasoning shown, instead of an automated guess.
What Your Home Is Worth in Northwest Hills: what's different here
An online estimate can't see what moves value in Northwest Hills. In Northwest Hills, value turns on how usable the lot is, the view and how recent the construction is, so two homes of the same size can sell more than a million dollars apart.
A real market evaluation starts with your house, your lot and your street, and shows you the reasoning behind the number.
Talk about Northwest Hills
Why Northwest Hills sellers work with me
I grew up in Northwest Austin, have lived here since 1976 and have lived on the Mountain in the Spicewood Estates area since 2004. I started in this business in 1992 as a market analyst, so valuing homes is the part of the job I've done longest. Many original 1960s and 70s homes here carry cast-iron plumbing and dated layouts, so for long-time owners the question is often whether to sell as-is to a buyer who will rebuild.
How I handle it in Northwest Hills
- Comparable sales from Northwest Hills and the streets around it, plus what is under contract and what buyers have been walking past.
- Adjustments for what a database misses: condition, updates, the lot and what's behind it.
- A value range with the reasoning shown, and if you're thinking of selling, the three pricing plans I'd consider. How pricing works.
- No obligation. Plenty of owners ask so they can plan.
More about Northwest Hills
For the full picture of the neighborhood, see living in Northwest Hills. Questions about what your home is worth here? Call me at (512) 698-3525.
Frequently Asked Questions
Why does the online estimate for my Northwest Hills home look wrong?
Automated estimates can't see condition, updates, the lot or the street, and in Northwest Hills those can move a price a lot.
Is a Northwest Hills home valuation free?
Yes, with no obligation to list.
Northwest Hills
What home value looks like in Northwest Hills
Westover Hills, Northwest Hills and Cat Mountain along Mesa Drive: 1960s and 70s homes, steady rebuilding, and big views toward 360.
- The homes
- Locals use "Northwest Hills" for three neighborhoods: Westover Hills, Northwest Hills and Cat Mountain. The first build was the 1960s and 70s, and building has never stopped: older homes that lack space and function are often torn down and rebuilt, and newer homes go onto lots that take more engineering. Renovation is common too, but cast-iron plumbing in many of the original homes often makes starting new the easier path. The result is a wide variety of homes side by side. Value turns on three things: how usable the lot is, the view from the house, and how recent the construction is. Two recent sales of the same size, about 4,200 square feet, show the range: a 2001 home on more than an acre of usable land with a pool, a 180-degree view and the preserve behind it sold for $2.55M, while a home on Mesa Drive with a smaller lot, a downtown view, power lines across the back, a busier street and plumbing to replace sold for $1.45M.
- Schools people ask about
- Austin ISD only. Most of the area feeds Doss or Hill Elementary, then Murchison Middle School and Anderson High School. Toward 2222 the assignments change to Highland Park Elementary, Lamar Middle School and McCallum High School, so check the address.
- Getting around
- Mesa Drive is the main residential road through all three neighborhoods. It is fairly level until it nears 2222, where it drops sharply. The Domain is a short drive north on MoPac.
- Nearby
- The Domain, a short drive up MoPac. Beverly S. Sheffield Northwest Municipal Pool. Canyon and preserve land behind many of the western lots.
- The trade-off
- The main parts of the neighborhood run off Mesa. The farther a street is from Mesa, especially to the west toward 360, the more extreme the topography gets: bigger views and more privacy, but harder lots. Homes on Mesa itself sit on a busier street.
The method
How we do it in Northwest Hills
Home Value: keep exploring
Ready to make your move with James Brinkman?