State Highway 114 runs through two very different towns.
Key Takeaway
Start your search in Southlake if you want options and room to negotiate, as 90 single-family homes sold there in the 90 days ending September 30, 2026, and most did not sell above asking. Choose Westlake if you want an estate lot or a gated club setting and can wait, because far fewer homes come up for sale there.
Who This Guide Is For
You're shopping for a home in the Southlake-Westlake corridor near DFW Airport and deciding which town's market, setting, and tax setup to focus your search on.
What Separates Southlake and Westlake?
The main difference between these two communities is market depth and timeline, rather than purchase price alone. Southlake, TX, had a population of 31,265 at the 2020 Census, and Westlake, TX, had a population of 1,623. Because of that gap in scale, Southlake turns over homes steadily while Westlake sees only a handful of listings at any given time. The market figures on this page therefore cover Southlake only.
Southlake vs Westlake Housing Market
On the Southlake side you get choice and negotiating room, and on the Westlake side, scarcity and waiting. The depth of the Southlake housing market usually allows a more standard closing timeline.
Buying in Southlake
The typical Southlake house sells for a little under asking. At the 97.1% median sale-to-list ratio, a $1,500,000 listing would close around $1,456,500, about $43,500 under asking. That's a median, not a promise, but it shows buyers have some bargaining power.
The market is almost entirely detached houses. Only about four of the 94 homes that sold in Southlake over the 90 days ending September 30, 2026, were something other than a single-family property, so there's almost no market for townhomes or lock-and-leave condos. Well-priced homes in the most popular subdivisions still draw competing offers, so the negotiating room is typical, not universal.
Buying in Westlake
The town is small and focused on custom and estate homes, so very few homes sell in a full year. That low volume doesn't produce standard 90-day market medians, and a handful of estate sales can swing any Westlake median price. Expect to wait for a specific property to list rather than browse a dozen active options. For the street or lot size you want, that wait can run to months.
Any price comparison with Southlake rests on a small sample. Ask for recent comparable sales on the specific property you're considering rather than relying on a town median.
Daily Life in Southlake and Westlake
Both towns share SH 114 access, and Westlake is less than 20 minutes from DFW Airport and Fort Worth Alliance Airport. The commute from Southlake to downtown Dallas is about 26 to 28 miles, roughly 35 minutes under typical conditions via SH 114 East. A full list of the pros and cons of living in Southlake outlines other daily considerations.
Southlake Town Square and Errands
Southlake centers on its walkable retail and civic district, so most errands are a short drive from most Southlake subdivisions.
Homes close to the retail core trade some quiet for that convenience. Drive the area on a Saturday afternoon before you commit to a street near FM 1709 or SH 114.
Westlake's Estates and Corporate Campuses
Westlake's built environment is corporate campuses and estate neighborhoods rather than a retail center. The town is home to three major corporate campuses: Charles Schwab, Fidelity Investments, and Deloitte University. With over 40 businesses, including several Fortune 500 companies, it has positioned itself as a financial hub. Because retail is minimal, the setting feels open and the roads stay quiet.
The tradeoff is that groceries and most dining usually mean driving to a neighboring town. Map your weekly errands from any Westlake address you're considering before you fall in love with a listing.
Property Taxes, Schools, and City Services
City lines determine your municipal tax rate, but your total property tax bill and school district depend on the specific parcel. Both Southlake and Westlake straddle the Tarrant-Denton county line, so each property is appraised by either the Tarrant Appraisal District or the Denton Central Appraisal District. Pull the parcel's current tax statement from the correct appraisal district site to see the full breakdown.
Property Tax Rates
The Town of Westlake adopted a 2026 tax year property tax rate of $0.185000 per $100 of value. The City of Southlake adopted a FY2026 property tax rate of $0.2950 per $100 of value.
The city rate is only one line on the bill, sitting alongside county, school district, and other taxing units. For your household budget, that means two homes at the same price can carry meaningfully different total tax bills, depending on the school district and county the parcel sits in.
School Districts and Westlake Academy
Westlake Academy is a charter school run by the Town of Westlake. If applications exceed available spaces, admission is first offered to eligible applicants living within the Academy's primary boundary, which matches the Town of Westlake's boundaries. Certain categories are exempt from the lottery and given priority ahead of it. Primary-boundary students receive priority consideration and are admitted upon completing residency verification. Secondary-boundary applicants apply from December 1 to January 31 and enter a random lottery held in mid-February.
Westlake addresses can also fall in other public school districts, so check school district boundaries with each district's lookup tool. Confirm the current admission rules directly with the Academy before you count on a seat.
Water, Sewer, and City Services
The Town of Westlake operates its own municipal water and sewer utility. It buys its water wholesale from Fort Worth, and sewer service comes from the Trinity River Authority. The town's code also recognizes private wells used for irrigation.
Some larger-lot properties in this corridor may rely on private wells or septic systems rather than city lines. In the city water versus wells choice, a well or septic system adds inspection and upkeep that a city-served lot doesn't. Ask the seller which setup the property uses and order the matching inspection.
Neighborhoods to Start with in Each Town
The right subdivision depends on whether you value shared amenities, acreage, or proximity to a town center. When comparing these communities, focus on lot sizes and association rules rather than price-per-square-foot trends.
Vaquero
Vaquero is a private, guard-gated country club community within the Town of Westlake, adjacent to the Southlake border. It sits on roughly 525 acres near Highway 114 and Dove Road, and the developer describes the community as having about 300 residences.
Club membership is typically separate from the HOA. Ask Vaquero Club for current membership dues and initiation costs before you compare it with non-club subdivisions.
Glenwyck Farms
Buyers seeking acreage often look to Glenwyck Farms. Situated on over 100 wooded acres in Westlake, the neighborhood has home sites ranging from 0.80 acres to over 1 acre. It also includes Glenwyck Farms Park, a 13.5-acre open space area.
Few homes come up for sale here in any given year. Set up a listing alert and expect to wait.
Carillon
Carillon has 2,097 homes, both attached housing and single-family residences, across 16 separate neighborhoods. Amenities include a satellite pool, a staffed North Gate security entrance, and access to The Links at Carillon golf course, which is a separate, non-HOA facility.
Each neighborhood carries its own association fee on top of the main CAMA fee of $126 a month. Ask the HOA for current dues and exactly what they cover before you compare monthly costs.
Timarron
Timarron is a large master-planned community in Southlake, planned in 1990, with extensive recreational amenities and a country club golf course that golf legend Byron Nelson helped design. The owners association manages the recreational amenities and maintains community standards.
Golf course access and HOA amenities are separate questions here. Ask whether course play requires its own membership and what the HOA dues include.
Southlake or Westlake: How to Decide
If you need to close within the next few months, read "Buying in Southlake" and "Buying in Westlake" first. Southlake's 110 single-family homes in inventory and 39-day median time on market give you real options, while a thin Westlake market can mean waiting for the right home to list.
If you're weighing shops and restaurants a few minutes away against more land and fewer neighbors, compare the Town Square and the estates sections. If you'd rather have one city tax rate and a straightforward school district picture than check each parcel, start with property tax rates and Westlake Academy. If a gated golf-club community right on the town border is on your list, go straight to Vaquero.
Reach out if you need recent comparable sales on a specific Westlake or Southlake property to help you choose.
At a Glance
Southlake single-family median sale price: $1,424,432, up 9.2% year over year (90 days ending Sept. 30, 2026)
Southlake single-family homes sold: 90 (90 days ending Sept. 30, 2026)
Southlake single-family median days on market: 39 (90 days ending Sept. 30, 2026)
Southlake single-family sale-to-list ratio: 97.1%, with 11.2% selling above list (90 days ending Sept. 30, 2026)
Southlake single-family inventory: 110 homes, 3.7 months of supply (90 days ending Sept. 30, 2026)
Southlake single-family median price per square foot: $360 (90 days ending Sept. 30, 2026)
Southlake all home types: median sale price $1,424,322, up 9.6% year over year; 94 sold; $364 per square foot; 97.2% sale-to-list; 119 in inventory (90 days ending Sept. 30, 2026)
Southlake vs Westlake FAQs
Is Westlake or Southlake Better?
It depends on your timeline and setting. Southlake suits buyers who want choice and negotiating room, while Westlake suits those who want estate land and can wait for a rare listing.
Is Southlake, Texas, the Wealthiest City?
Rankings depend on the source, but Southlake home values are high. The single-family median sale price was $1,424,432 over the 90 days ending September 30, 2026.
Is Westlake, Texas, a Wealthy Area?
Yes. Home values in Westlake are high, driven by large estate properties and custom builds.
What County Is Southlake, TX, in, and Is Westlake in the Same One?
Southlake lies predominantly in Tarrant County with a small portion in Denton County, while Westlake lies in both. Confirm a specific parcel on the appraisal district site.
How Far Is Southlake, TX, from Dallas?
It's about 35 minutes to downtown Dallas under typical conditions via SH 114 East, and the trip is similar from neighboring Westlake.
What School District Is Southlake, TX, In?
More than one public school district serves Southlake addresses. Confirm a specific home with the district's boundary lookup tool.
Why Is Southlake, Texas, so Expensive?
Demand keeps prices high. At the $360 single-family median price per square foot, a 4,000-square-foot house costs about $1.44 million.
Is Southlake, TX, Safe?
Review the Southlake Police Department's published crime statistics and the FBI Crime Data Explorer. Read the figures as rates per 1,000 residents over a set period.
