# The Relocation Edition: Austin, TX Relocation Guide

> A neighborhood-by-neighborhood guide to Austin, Texas, by Mike Vilece of The Austin Local Group at Compass. 45 neighborhoods across 7 regions, plus schools, private clubs, property taxes, and a relocation checklist. 2025–2026 Edition.

Canonical page: https://theaustinlocalgroup.com/relocation-guide/

Designed flipbook edition: https://theaustinlocalgroup.com/relocation-guide/flipbook/

This file is the complete text of the guide, generated from the same source as the web page, not a summary.

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## You Need Someone Who Actually Knows Austin.

I built this guide because the standard relocation packet is useless. Glossy photos of Lady Bird Lake, a paragraph about “the live music capital,” and a list of neighborhoods sorted alphabetically. That helps no one.

What relocating families actually need is someone who will tell them which neighborhoods fit and which ones don’t, even when it costs me a sale. Which school districts deliver and which ones are coasting on reputation. Where the property tax rate makes the monthly payment work and where it doesn’t.

This guide covers 45 neighborhoods across seven regions, plus private clubs, schools, and the things relocating buyers wish someone had told them before they signed. Every stat is current. Every opinion is mine.

I’ll meet you for coffee, walk you through the neighborhoods that fit, and tell you which ones don’t.

Mike Vilece The Austin Local Group at Compass mike.vilece@compass.com

## The Austin Local Group

The Austin Local Group is a residential real estate team at Compass specializing in relocations to the Austin metro. We work with families moving from coastal markets, San Francisco, New York, Los Angeles, Seattle, Chicago, who need an insider’s map to Austin, not a sales pitch.

Our approach: straight answers, real comps, and the neighborhoods that actually fit your family, not the ones that pay the highest commission. We handle buyer representation, seller listing, and investment advisory across the Austin metro.

Compass Real Estate · Austin, TX theaustinlocalgroup.com

## How to Use This Guide

This guide is organized by region, then by neighborhood. Each neighborhood gets two pages: a profile with stats, schools, and walkability scores, followed by a map page.

The stats are current as of Q1 2025. Median prices, days on market, and tax rates are pulled from MLS data and county records. They shift quarterly, treat them as calibration, not gospel.

The opinions are mine. “Best for” is my editorial judgment based on 10+ years of placing relocating families. Your priorities may differ.

Walk scores come from WalkScore.com and are neighborhood averages. Your specific block will vary.

School ratings are from GreatSchools.org on a 1–10 scale. They’re a starting point, not a verdict. Visit campuses, talk to parents, check test scores directly.

Start with the region that matches your priorities, not the one that sounds best. If schools are non-negotiable, start with West or North Suburbs. If walkability matters, start with Central. If value matters, start with South or Southwest.

## Why Austin

Austin is not a secret anymore. The population has doubled since 2000. Tesla, Apple, Google, Oracle, Samsung, and Meta have all planted flags. The airport has direct flights to both coasts and international routes are growing. The question isn’t whether Austin is a real city. It’s whether it’s the right city for your family.

The honest case: no state income tax (Texas), strong job market (tech, healthcare, government, university), outdoor lifestyle year-round (300+ days of sunshine), genuine cultural identity (live music, food, creative class), and a cost of living that, while no longer cheap, is still 30–50% below San Francisco and New York for equivalent housing.

The honest caveats: summers are brutal (100°F+ for weeks), property taxes are high (1.8–2.3% effective rate), traffic has gotten worse (I-35, MoPac, 183 are all strained), and the growth has changed the city’s character in ways that some long-time residents mourn.

But for relocating families, especially those leaving coastal markets, Austin offers something increasingly rare: a major metro with genuine quality of life, economic opportunity, and room to raise a family without choosing between career and lifestyle.

## What Relocating Families Should Know

No state income tax. Texas has no personal income tax. Your effective tax savings depend on your income level and the property tax rate on your home. For high-income earners from California or New York, the savings are significant.

Property taxes are the trade-off. Texas funds schools primarily through property tax. Effective rates in Austin range from 1.55% (Sunset Valley) to 2.35% (Kyle). A $750K home at 2.1% is $15,750/year in property taxes. File your homestead exemption before April 30.

The weather is a real factor. June through September is hot. Not “warm”, hot. 95–105°F, humid, and relentless. October through May is spectacular. Plan your house-hunting trip accordingly.

You will need a car. Austin is car-dependent outside of downtown and Central. Public transit exists (Capital Metro buses, MetroRail) but is not a substitute for driving. Plan for two cars per household.

The airport has grown up. AUS has direct flights to SFO, JFK, LAX, SEA, ORD, DEN, and dozens more. International routes to London, Amsterdam, and Frankfurt are recent additions. You can stay connected.

## Austin by the Numbers

| Metric | Value |
| --- | --- |

| Metro Population | 2.3M |
| Metro Median Home | $575K |
| State Income Tax | 0% |
| Days of Sunshine | 300+ |
| Avg Property Tax | 2.1% |
| Avg Days on Market | 32 |
| Regions Covered | 7 |
| Neighborhoods | 42 |
| School Districts | 12 |

Sources: U.S. Census Bureau, Austin Board of Realtors, Travis County Appraisal District, WalkScore.com, GreatSchools.org. Data as of Q1 2025. Numbers shift quarterly, use as calibration.

## How to Choose Your Neighborhood

Every relocating family has three non-negotiables. Find yours, and the neighborhood finds itself. Here’s the framework I use with every client:

1. Schools or no schools? If you have school-age children and public school is the plan, your neighborhood choice is actually a district choice. Eanes ISD (West), Round Rock ISD (North), and Leander ISD (North) are the top performers. AISD is large and uneven, specific feeders matter more than the district name.

2. Commute or lifestyle? If one spouse commutes to a specific employer (Apple, Dell, Tesla, Samsung, downtown), start with neighborhoods that put that commute under 25 minutes. If both work remote, you have the entire metro.

3. Urban or suburban? Central Austin has walkability, restaurants, and character, but smaller lots, older homes, and higher prices per square foot. The suburbs have new construction, big yards, and community pools, but you’ll drive everywhere.

Find your three: coffee shop, taco place, hardware store. If you can name all three in a neighborhood, you probably belong there.

## Seven Regions of Greater Austin

### 01 Central

Walkable core. Mueller, Hyde Park, Travis Heights, Zilker, Barton Hills, Clarksville, Tarrytown, Downtown, Bouldin Creek, Bryker Woods.

### 02 North Central

Mid-century family. Allandale, Crestview, Rosedale, Brentwood, North Loop, Northwest Hills.

### 03 South

Master plans. Circle C, Travis Country, Shady Hollow, Maple Run, Onion Creek, Garrison Park, Slaughter Creek.

### 04 East

Creative class. East Austin, Holly, Windsor Park, Cherrywood, University Hills, Manor.

### 05 West & Hill Country

Eanes ISD & lake. Westlake Hills, Bee Cave, Lakeway, Dripping Springs, Barton Creek, Steiner Ranch.

### 06 North Suburbs

Tech corridor. Cedar Park, Round Rock, Pflugerville, Georgetown, Leander, Hutto.

### 07 Southwest

290 corridor & Hays County. Oak Hill, Sunset Valley, Buda, Kyle.

## Property Tax & Homestead Guide

Texas has no state income tax. The trade-off is property tax, which funds schools, city services, and county operations. Effective rates in the Austin metro range from 1.55% to 2.35% depending on the taxing jurisdictions.

Homestead exemption. File within 90 days of closing (or by April 30 of the following year). The general homestead exemption reduces your taxable value by $100,000 for school taxes. This is not optional: it saves you $2,000–$3,000/year.

Protest your appraisal. The Travis County Appraisal District (TCAD) revalues properties annually. You have until May 15 to file a protest. Hire a protest firm ($200–$500) or use the online informal hearing. Most protests succeed in reducing appraised value by 5–15%.

Sample monthly comparison (on a $750K home):

Austin ISD

$1,312

~2.10% eff. rate

Eanes ISD

$1,406

~2.25% eff. rate

Round Rock ISD

$1,387

~2.22% eff. rate

Monthly tax = (home value × rate) / 12, before homestead exemption. With exemption, deduct ~$170/mo.

## Central

The walkable, established core, where Austin’s identity lives.

*Walkable · Eclectic · Established · $700K – $4M*

**Neighborhoods covered:** Mueller · Hyde Park · Travis Heights · Zilker · Barton Hills · Clarksville · Tarrytown · Downtown · Bouldin Creek · Bryker Woods

Region 01

Central

The walkable, established core, where Austin’s identity lives.

Central Austin is where the city’s identity was forged and where it still lives. These are the neighborhoods that made Austin “Austin”: the live music patios, the breakfast taco institutions, the independent bookstores and vintage shops. Walk scores here are the highest in the metro. You trade lot size for location, new construction for character, and garage space for being able to bike to dinner. Prices reflect the premium: median homes run $800K to $1.5M, with trophy properties well above $3M. For relocating families who want urban energy without suburban sprawl, Central is where the conversation starts.

Median Price

$1.1M

Price Range

$700K–$4M+

Avg Lot

0.15 ac

Walk Score

72 avg

### Mueller

*Central*

**Austin’s best new-urbanist experiment. Walkable, mixed-use, and actually delivers on the promise.**

Mueller is what happens when city planning works. Built on the old Robert Mueller Municipal Airport, this 700-acre master-planned community delivers genuine mixed-use urbanism: shops, restaurants, the Thinkery children’s museum, and H-E-B all within walking distance. Housing ranges from townhomes to single-family, all built since 2007. The grid streets, alley-loaded garages, and front porches create a neighborhood feel that most master plans promise but few achieve. AISD schools with strong ratings. The trade-off: lots are small, HOA rules are real, and you’ll hear your neighbors.

#### Mueller at a glance

| Metric | Value |
| --- | --- |
| Median | $725,000 |
| Range | $450K – $1.2M |
| DOM | 28 days |
| Built | 2007 – present |
| To DT | 10 min |
| HOA | $150/mo |
| Effective property tax | ~2.10% |

Figures above are Q1 2025, and days on market is list-to-pending. The Mueller neighborhood page at https://theaustinlocalgroup.com/neighborhoods/mueller/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Mueller

Walk Score 72 / 100, Very Walkable.

| Mode | Score |
| --- | --- |
| Bike | 82 |
| Transit | 45 |
| Groceries | 85 |
| Dining | 78 |
| Parks | 88 |
| Errands | 72 |

#### Schools serving Mueller

District: Austin ISD

- **Elem:** Mueller Elem (Blanton), rated 8/10
- **Middle:** Garcia YMLA, rated 7/10
- **High:** LBJ Early College, rated 7/10

**Best for:** Young families, walkability-first buyers, downsizers from the suburbs

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/mueller/

### Hyde Park

*Central*

**Austin’s first suburb, now its most charming urban neighborhood. Craftsman bungalows and UT proximity.**

Hyde Park is Austin’s original planned suburb, platted in 1891, and it aged beautifully. Tree-lined streets, Craftsman bungalows, a few Victorians, and the kind of walkability that makes people sell their second car. Avenue B Grocery is the neighborhood anchor. UT campus is a bike ride away, which means the energy skews younger than the architecture. Homes here rarely last 30 days on market. The trade-off: older homes mean older systems, and lot sizes are modest. Some blocks feel more student-rental than owner-occupied.

#### Hyde Park at a glance

| Metric | Value |
| --- | --- |
| Median | $875,000 |
| Range | $550K – $1.8M |
| DOM | 22 days |
| Built | 1890s – 1940s |
| To DT | 8 min |
| HOA | None |
| Effective property tax | ~2.05% |

Figures above are Q1 2025, and days on market is list-to-pending. The Hyde Park neighborhood page at https://theaustinlocalgroup.com/neighborhoods/hyde-park/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Hyde Park

Walk Score 78 / 100, Very Walkable.

| Mode | Score |
| --- | --- |
| Bike | 88 |
| Transit | 48 |
| Groceries | 82 |
| Dining | 85 |
| Parks | 75 |
| Errands | 78 |

#### Schools serving Hyde Park

District: Austin ISD

- **Elem:** Lee Elementary, rated 7/10
- **Middle:** Lamar Middle, rated 7/10
- **High:** McCallum High, rated 8/10

**Best for:** UT faculty, walkability seekers, historic home lovers

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/hyde-park/

### Travis Heights

*Central*

**South Congress on one side, the lake on the other. Eclectic homes with the best views in central Austin.**

Travis Heights sits on the bluffs above Lady Bird Lake with South Congress as its commercial spine. The housing stock is wildly eclectic, 1930s bungalows next to modern glass boxes next to mid-century ranches. Views of downtown from the hillside lots are some of the best in the city. Walkability to SoCo restaurants, coffee shops, and the hike-and-bike trail is the draw. Stacy Park pool is the neighborhood swimming hole. Prices reflect the location premium: you’re paying for proximity to everything that makes Austin magnetic.

#### Travis Heights at a glance

| Metric | Value |
| --- | --- |
| Median | $1,250,000 |
| Range | $700K – $3.5M |
| DOM | 35 days |
| Built | 1930s – 2020s |
| To DT | 5 min |
| HOA | None |
| Effective property tax | ~1.95% |

Figures above are Q1 2025, and days on market is list-to-pending. The Travis Heights neighborhood page at https://theaustinlocalgroup.com/neighborhoods/south-austin/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Travis Heights

Walk Score 82 / 100, Very Walkable.

| Mode | Score |
| --- | --- |
| Bike | 85 |
| Transit | 52 |
| Groceries | 78 |
| Dining | 92 |
| Parks | 88 |
| Errands | 80 |

#### Schools serving Travis Heights

District: Austin ISD

- **Elem:** Travis Heights Elem, rated 7/10
- **Middle:** Lively Middle, rated 6/10
- **High:** Travis High, rated 6/10

**Best for:** Walkability maximalists, SoCo lifestyle, downtown proximity without downtown living

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/south-austin/

### Zilker

*Central*

**The park, the springs, the greenbelt. Austin’s outdoor living room with real neighborhood bones.**

Zilker is defined by its park, 350 acres of green anchored by Barton Springs Pool, the spring-fed swimming hole that locals treat as sacred ground. The neighborhood itself is modest mid-century homes on generous lots, many now torn down and replaced with modern builds at 3x the price. Barton Hills bleeds into Zilker on the south side. The hike-and-bike trail runs along the north edge. Lamar Boulevard provides the commercial corridor. The trade-off is obvious: you’re paying a massive premium for park adjacency, and ACL Festival means your streets become a parking lot every October.

#### Zilker at a glance

| Metric | Value |
| --- | --- |
| Median | $1,400,000 |
| Range | $850K – $4M+ |
| DOM | 32 days |
| Built | 1950s – 2020s |
| To DT | 7 min |
| HOA | None |
| Effective property tax | ~1.90% |

Figures above are Q1 2025, and days on market is list-to-pending. The Zilker neighborhood page at https://theaustinlocalgroup.com/neighborhoods/south-austin/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Zilker

Walk Score 68 / 100, Somewhat Walkable.

| Mode | Score |
| --- | --- |
| Bike | 82 |
| Transit | 42 |
| Groceries | 65 |
| Dining | 75 |
| Parks | 95 |
| Errands | 62 |

#### Schools serving Zilker

District: Austin ISD

- **Elem:** Zilker Elementary, rated 8/10
- **Middle:** O. Henry Middle, rated 7/10
- **High:** Austin High, rated 7/10

**Best for:** Outdoor families, Barton Springs regulars, central-south lifestyle

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/south-austin/

### Barton Hills

*Central*

**Greenbelt trailhead in your backyard. Mid-century homes tucked into the hills south of the lake.**

Barton Hills is the neighborhood for people who moved to Austin for the outdoors. The Barton Creek Greenbelt trailhead is literally at the end of several streets: you can walk from your front door to swimming holes, rock climbing walls, and miles of trail. The housing stock is primarily 1960s–1970s homes built into the limestone hillsides, with some newer construction filling in. Barton Springs Pool is a short drive or bike ride. The trade-off: the hills mean steep driveways, limited accessibility, and some homes sit on top of the Edwards Aquifer recharge zone, which limits expansion.

#### Barton Hills at a glance

| Metric | Value |
| --- | --- |
| Median | $1,100,000 |
| Range | $700K – $2.5M |
| DOM | 30 days |
| Built | 1960s – 1980s |
| To DT | 10 min |
| HOA | None |
| Effective property tax | ~1.92% |

Figures above are Q1 2025, and days on market is list-to-pending. The Barton Hills neighborhood page at https://theaustinlocalgroup.com/neighborhoods/south-austin/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Barton Hills

Walk Score 42 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 55 |
| Transit | 30 |
| Groceries | 45 |
| Dining | 48 |
| Parks | 92 |
| Errands | 40 |

#### Schools serving Barton Hills

District: Austin ISD

- **Elem:** Barton Hills Elementary, rated 8/10
- **Middle:** O. Henry Middle, rated 7/10
- **High:** Austin High, rated 7/10

**Best for:** Greenbelt access, outdoor families, mid-century enthusiasts

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/south-austin/

### Clarksville

*Central*

**Historic freedmen’s community turned luxury enclave. Walkable to downtown, MoPac, and everything.**

Clarksville is one of Austin’s oldest neighborhoods, founded in the 1870s as a freedmen’s community, now one of its most expensive. The streets are narrow, the lots are small, and the location is unbeatable: walking distance to downtown, Whole Foods flagship, and the Hike-and-Bike Trail. The housing stock ranges from preserved cottages to full modern rebuilds. West Lynn is the neighborhood’s street, with Jeffrey’s, Josephine House, and Nau’s Enfield Drug. The trade-off: you’re paying $1,500+ per square foot for location, and the neighborhood’s historic character is steadily being replaced by contemporary architecture.

#### Clarksville at a glance

| Metric | Value |
| --- | --- |
| Median | $1,800,000 |
| Range | $1M – $5M+ |
| DOM | 40 days |
| Built | 1870s – 2020s |
| To DT | 3 min |
| HOA | None |
| Effective property tax | ~1.85% |

Figures above are Q1 2025, and days on market is list-to-pending. The Clarksville neighborhood page at https://theaustinlocalgroup.com/neighborhoods/clarksville/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Clarksville

Walk Score 85 / 100, Very Walkable.

| Mode | Score |
| --- | --- |
| Bike | 80 |
| Transit | 55 |
| Groceries | 90 |
| Dining | 92 |
| Parks | 82 |
| Errands | 88 |

#### Schools serving Clarksville

District: Austin ISD

- **Elem:** Casis Elementary, rated 9/10
- **Middle:** O. Henry Middle, rated 7/10
- **High:** Austin High, rated 7/10

**Best for:** Luxury urban living, walkability, empty nesters downsizing from Westlake

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/clarksville/

### Tarrytown

*Central*

**Old Austin money meets lake access. The address west of MoPac that signals you’ve arrived.**

Tarrytown is Austin’s most established luxury neighborhood east of the lake. Deep Eddy Pool, the oldest swimming pool in Texas, is the anchor. Lake Austin Boulevard runs along the southern edge. The housing stock is a mix of stately 1930s–1960s homes and modern rebuilds on large lots with mature pecan and oak canopy. Casis Elementary is the school draw, consistently top-rated in AISD. Reed Park and Walsh Boat Landing provide lake access. The trade-off: streets are narrow, some homes sit in the floodplain, and prices start at $1M for a teardown.

#### Tarrytown at a glance

| Metric | Value |
| --- | --- |
| Median | $1,650,000 |
| Range | $1M – $5M+ |
| DOM | 38 days |
| Built | 1930s – 2020s |
| To DT | 8 min |
| HOA | None |
| Effective property tax | ~1.88% |

Figures above are Q1 2025, and days on market is list-to-pending. The Tarrytown neighborhood page at https://theaustinlocalgroup.com/neighborhoods/tarrytown/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Tarrytown

Walk Score 55 / 100, Somewhat Walkable.

| Mode | Score |
| --- | --- |
| Bike | 62 |
| Transit | 38 |
| Groceries | 58 |
| Dining | 52 |
| Parks | 78 |
| Errands | 50 |

#### Schools serving Tarrytown

District: Austin ISD

- **Elem:** Casis Elementary, rated 9/10
- **Middle:** O. Henry Middle, rated 7/10
- **High:** Austin High, rated 7/10

**Best for:** Established families, lake access, old Austin heritage, Casis Elementary

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/tarrytown/

### Downtown

*Central*

**Condos, high-rises, and the Rainey District. Urban Austin for people who want everything at street level.**

Downtown Austin is a condo market, not a house market. The Seaholm District, the Rainey Street corridor, and the blocks along Congress Avenue offer high-rise living with lake views, rooftop pools, and walkable access to everything. Rainey Street’s converted bungalow bars are the social scene. The 2nd Street District has the retail. Republic Square and Waterloo Park provide the green. Parking is expensive, property taxes on condos hit hard, and HOA fees in luxury towers run $800–$1,500/month. But if walkability is non-negotiable and you want to sell the car, this is the only neighborhood in Austin where that’s genuinely practical.

#### Downtown at a glance

| Metric | Value |
| --- | --- |
| Median (condo) | $650,000 |
| Range | $350K – $3M+ |
| DOM | 45 days |
| Built | 2000s – 2020s |
| To DT | 0 min |
| HOA | $800–$1,500/mo |
| Effective property tax | ~2.15% |

Figures above are Q1 2025, and days on market is list-to-pending. The Downtown neighborhood page at https://theaustinlocalgroup.com/neighborhoods/downtown-austin/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Downtown

Walk Score 92 / 100, Walker’s Paradise.

| Mode | Score |
| --- | --- |
| Bike | 85 |
| Transit | 62 |
| Groceries | 88 |
| Dining | 96 |
| Parks | 78 |
| Errands | 90 |

#### Schools serving Downtown

District: Austin ISD

- **Elem:** Mathews Elementary, rated 6/10
- **Middle:** O. Henry Middle, rated 7/10
- **High:** Austin High, rated 7/10

**Best for:** Car-free living, young professionals, pied-à-terre buyers

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/downtown-austin/

### Bouldin Creek

*Central*

**South Austin’s creative core. Funky yards, old trees, and the best breakfast tacos in the city.**

Bouldin Creek is the neighborhood that locals mean when they say “Keep Austin Weird.” Sandwiched between South 1st and South Congress, it’s a grid of tree-lined streets with 1940s–1960s cottages, many lovingly maintained, some artfully neglected. South 1st Street has become a serious restaurant row: Odd Duck, Lenoir, Loro. The neighborhood still has working artists, musicians, and the kind of yard art that realtors politely call “eclectic.” Prices have climbed hard, the $300K cottages of 2015 are $900K now, but the vibe persists. No HOA, no deed restrictions worth mentioning.

#### Bouldin Creek at a glance

| Metric | Value |
| --- | --- |
| Median | $950,000 |
| Range | $650K – $2.5M |
| DOM | 25 days |
| Built | 1940s – 1960s |
| To DT | 5 min |
| HOA | None |
| Effective property tax | ~2.00% |

Figures above are Q1 2025, and days on market is list-to-pending. The Bouldin Creek neighborhood page at https://theaustinlocalgroup.com/neighborhoods/south-austin/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Bouldin Creek

Walk Score 80 / 100, Very Walkable.

| Mode | Score |
| --- | --- |
| Bike | 88 |
| Transit | 48 |
| Groceries | 75 |
| Dining | 90 |
| Parks | 72 |
| Errands | 78 |

#### Schools serving Bouldin Creek

District: Austin ISD

- **Elem:** Becker Elementary, rated 7/10
- **Middle:** Lively Middle, rated 6/10
- **High:** Travis High, rated 6/10

**Best for:** Creative class, South Austin loyalists, walkable-eclectic seekers

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/south-austin/

### Bryker Woods

*Central*

**Seven hundred and fifty houses under a tree canopy. It rarely trades, and that is the point.**

Bryker Woods is a 750-home pocket between MoPac and Shoal Creek, running from about West 29th north to West 38th, on roughly 220 acres. The bulk of it went up in the mid to late 1930s and the stock is still what it was: Craftsman and Tudor Revival bungalows on compact lots, many under 6,000 square feet, under a heavy tree canopy. Bryker Woods Elementary, Austin ISD’s first elementary International Baccalaureate campus, anchors the neighborhood and is the reason a lot of families never leave. Kerbey Lane on 34th Street and the 29th Street retail stretch are a walk from most of it. The trade-off: almost nothing comes up. Roughly fifteen homes closed here in the last twelve months, so buyers wait, and when one does list you are negotiating over a small lot and 1930s systems.

#### Bryker Woods at a glance

| Metric | Value |
| --- | --- |
| Median | $1,400,000 |
| Range | $675K – $3M |
| DOM | 35 days |
| Built | 1930s – 1950s |
| To DT | 7 min |
| HOA | None |
| Effective property tax | ~1.85% |

Figures above are Q1 2025, and days on market is list-to-pending. The Bryker Woods neighborhood page at https://theaustinlocalgroup.com/neighborhoods/ut-area-bryker-woods/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Bryker Woods

Walk Score 69 / 100, Somewhat Walkable.

| Mode | Score |
| --- | --- |
| Bike | 85 |
| Transit | 45 |
| Groceries | 74 |
| Dining | 72 |
| Parks | 68 |
| Errands | 67 |

#### Schools serving Bryker Woods

District: Austin ISD

- **Elem:** Bryker Woods Elementary, rated 8/10
- **Middle:** O. Henry Middle, rated 7/10
- **High:** Austin High, rated 7/10

**Best for:** Patient buyers, families targeting Bryker Woods Elementary, central Austin at house scale

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/ut-area-bryker-woods/

## North Central

Mid-century bones, mature oaks, strong AISD schools. The neighborhoods that grew up quietly.

*Established · Family · AISD · $600K – $2M*

**Neighborhoods covered:** Allandale · Crestview · Rosedale · Brentwood · North Loop · Northwest Hills

Region 02

North Central

Mid-century bones, mature oaks, strong AISD schools. The neighborhoods that grew up quietly.

North Central Austin is the quiet middle of the city, not the flash of downtown, not the sprawl of the suburbs. These are the neighborhoods built in the 1950s and 1960s when Austin was a university town, not a tech capital. Ranch houses on quarter-acre lots, mature live oaks, sidewalks, and strong AISD elementary schools. Burnet Road and North Lamar provide the commercial spine: TacoDeli, Top Notch, the Alamo Drafthouse. Prices are more moderate than Central proper, but the location is nearly as good. For relocating families who want AISD schools, a real yard, and 12 minutes to downtown, North Central is the sweet spot.

Median Price

$950K

Price Range

$600K–$2M

Avg Lot

0.22 ac

Walk Score

55 avg

### Allandale

*North Central*

**1950s ranch on a quarter acre, eight minutes to downtown. AISD elementary you can walk to.**

Allandale is the textbook “established North-Central” neighborhood: 1950s ranch houses on quarter-acre lots, mature live oaks, sidewalks, and a strong public-school feeder. The commercial spine on Burnet Road has densified beautifully: TacoDeli, Top Notch, the Bullfight, Workhorse Bar. AISD schools: Gullett or Brentwood Elementary, Lamar Middle, McCallum High.

#### Allandale at a glance

| Metric | Value |
| --- | --- |
| Median | $1,050,000 |
| Range | $700K – $1.9M |
| DOM | 30 days |
| Built | 1950s – 1980s |
| To DT | 12 min |
| HOA | None |
| Effective property tax | ~1.95% |

Figures above are Q1 2025, and days on market is list-to-pending. The Allandale neighborhood page at https://theaustinlocalgroup.com/neighborhoods/crestview-brentwood/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Allandale

Walk Score 56 / 100, Somewhat Walkable.

| Mode | Score |
| --- | --- |
| Bike | 64 |
| Transit | 38 |
| Groceries | 62 |
| Dining | 60 |
| Parks | 66 |
| Errands | 56 |

#### Schools serving Allandale

District: Austin ISD

- **Elem:** Gullett / Brentwood Elem, rated 8/10
- **Middle:** Lamar Middle, rated 7/10
- **High:** McCallum High, rated 8/10

**Best for:** Established families, AISD priority, single-story lovers

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/crestview-brentwood/

### Crestview

*North Central*

**The Violet Crown vibe with better restaurants. Walkable to Brentwood Social and Little Deli.**

Crestview has quietly become one of North-Central’s most desirable pockets. The 1950s ranch houses are similar to Allandale, but the commercial node at Brentwood Social House, Little Deli, and the Violet Crown Cinema gives it an urban-village feel. The Crestview Station commuter rail stop adds transit access (when MetroRail is running). Lots are generous, trees are mature, and the neighborhood association is active. Home prices have climbed steadily as the secret got out. Trade-off: North Lamar traffic and some blocks are noisier than they look.

#### Crestview at a glance

| Metric | Value |
| --- | --- |
| Median | $925,000 |
| Range | $650K – $1.6M |
| DOM | 26 days |
| Built | 1950s – 1970s |
| To DT | 14 min |
| HOA | None |
| Effective property tax | ~1.98% |

Figures above are Q1 2025, and days on market is list-to-pending. The Crestview neighborhood page at https://theaustinlocalgroup.com/neighborhoods/crestview-brentwood/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Crestview

Walk Score 58 / 100, Somewhat Walkable.

| Mode | Score |
| --- | --- |
| Bike | 68 |
| Transit | 42 |
| Groceries | 65 |
| Dining | 62 |
| Parks | 60 |
| Errands | 55 |

#### Schools serving Crestview

District: Austin ISD

- **Elem:** Brentwood Elementary, rated 8/10
- **Middle:** Lamar Middle, rated 7/10
- **High:** McCallum High, rated 8/10

**Best for:** Young families, foodies, MetroRail commuters

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/crestview-brentwood/

### Rosedale

*North Central*

**AISD’s best elementary, 10 minutes to downtown, and the kind of streets where kids still ride bikes.**

Rosedale is the North-Central neighborhood that families fight to get into, and the reason is one school: Rosedale Elementary, consistently one of AISD’s highest-rated. The neighborhood itself is 1940s–1960s homes on mature, tree-canopied lots. Rosedale Park is the community anchor. Proximity to UT, the Triangle shopping center, and downtown makes this one of the most centrally located family neighborhoods in Austin. Prices have climbed accordingly. Most of the affordable stock has been torn down and replaced with $1.5M+ new builds.

#### Rosedale at a glance

| Metric | Value |
| --- | --- |
| Median | $1,150,000 |
| Range | $750K – $2.2M |
| DOM | 24 days |
| Built | 1940s – 1960s |
| To DT | 10 min |
| HOA | None |
| Effective property tax | ~1.92% |

Figures above are Q1 2025, and days on market is list-to-pending. The Rosedale neighborhood page at https://theaustinlocalgroup.com/neighborhoods/crestview-brentwood/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Rosedale

Walk Score 62 / 100, Somewhat Walkable.

| Mode | Score |
| --- | --- |
| Bike | 72 |
| Transit | 44 |
| Groceries | 68 |
| Dining | 65 |
| Parks | 74 |
| Errands | 60 |

#### Schools serving Rosedale

District: Austin ISD

- **Elem:** Rosedale Elementary, rated 9/10
- **Middle:** Lamar Middle, rated 7/10
- **High:** McCallum High, rated 8/10

**Best for:** AISD families, Rosedale Elementary seekers, central location

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/crestview-brentwood/

### Brentwood

*North Central*

**Allandale’s neighbor with better Burnet Road access. Same bones, slightly better prices.**

Brentwood shares Allandale’s DNA, 1950s ranch homes, mature trees, AISD schools, but sits a few blocks closer to Burnet Road’s restaurant row. Brentwood Elementary anchors the school feeder. The Triangle mixed-use development sits at the southeast corner, adding walkable retail and a Central Market. Homes here tend to be slightly smaller and slightly less expensive than Allandale or Rosedale, which makes it the value play in North-Central. Lots of remodels and a growing number of teardown-rebuilds.

#### Brentwood at a glance

| Metric | Value |
| --- | --- |
| Median | $975,000 |
| Range | $650K – $1.7M |
| DOM | 28 days |
| Built | 1950s – 1970s |
| To DT | 11 min |
| HOA | None |
| Effective property tax | ~1.96% |

Figures above are Q1 2025, and days on market is list-to-pending. The Brentwood neighborhood page at https://theaustinlocalgroup.com/neighborhoods/crestview-brentwood/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Brentwood

Walk Score 60 / 100, Somewhat Walkable.

| Mode | Score |
| --- | --- |
| Bike | 70 |
| Transit | 40 |
| Groceries | 72 |
| Dining | 65 |
| Parks | 62 |
| Errands | 58 |

#### Schools serving Brentwood

District: Austin ISD

- **Elem:** Brentwood Elementary, rated 8/10
- **Middle:** Lamar Middle, rated 7/10
- **High:** McCallum High, rated 8/10

**Best for:** Value seekers in North-Central, Burnet Road lifestyle, first-time buyers stretching for AISD

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/crestview-brentwood/

### North Loop

*North Central*

**Vintage shops, dive bars, and the last affordable pocket of urban Austin. Changing fast.**

North Loop is the neighborhood you move to when you want urban Austin without the price tag of Hyde Park or Travis Heights. The commercial strip on North Loop Boulevard has a curated-weird energy: vintage clothing shops, Epoch Coffee, Drink.Well, and a handful of record stores. Housing is a mix of small 1950s homes and apartment complexes. UT campus is close, which means the rental mix is high. The neighborhood is in transition, new townhome developments are replacing older stock, and prices are climbing. Get in now or watch it price out.

#### North Loop at a glance

| Metric | Value |
| --- | --- |
| Median | $750,000 |
| Range | $500K – $1.3M |
| DOM | 22 days |
| Built | 1950s – 1970s |
| To DT | 10 min |
| HOA | None |
| Effective property tax | ~2.05% |

Figures above are Q1 2025, and days on market is list-to-pending. The North Loop neighborhood page at https://theaustinlocalgroup.com/neighborhoods/hyde-park/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around North Loop

Walk Score 74 / 100, Very Walkable.

| Mode | Score |
| --- | --- |
| Bike | 82 |
| Transit | 46 |
| Groceries | 78 |
| Dining | 80 |
| Parks | 68 |
| Errands | 72 |

#### Schools serving North Loop

District: Austin ISD

- **Elem:** Ridgetop Elementary, rated 6/10
- **Middle:** Lamar Middle, rated 7/10
- **High:** McCallum High, rated 8/10

**Best for:** Young professionals, vintage lovers, urban buyers on a relative budget

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/hyde-park/

### Northwest Hills

*North Central*

**Limestone hills, quarter-acre lots, and the strongest school feeder in northwest Austin.**

Northwest Hills is four and a half square miles of limestone hills west of MoPac, bounded by US 183 to the north and RM 2222 to the south, running out toward Loop 360. It was built from the late 1950s through the 1980s on quarter-acre and larger lots, and the lots are the asset: mature live oaks, real elevation, and enough room that most original ranch houses have been remodeled rather than scraped. Far West Boulevard handles the day to day. Bull Creek and Bright Leaf Preserve are the green space, which is a different thing from a neighborhood playground. The Doss to Murchison to Anderson feeder is the quiet reason values hold here. The trade-off: it is hilly and car dependent, the walkability is limited, and unless a house has been through a real remodel you are buying original systems.

#### Northwest Hills at a glance

| Metric | Value |
| --- | --- |
| Median | $1,210,000 |
| Range | $750K – $2.5M |
| DOM | 32 days |
| Built | 1950s – 1980s |
| To DT | 18 min |
| HOA | None |
| Effective property tax | ~1.90% |

Figures above are Q1 2025, and days on market is list-to-pending. The Northwest Hills neighborhood page at https://theaustinlocalgroup.com/neighborhoods/northwest-hills/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Northwest Hills

Walk Score 25 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 19 |
| Transit | 31 |
| Groceries | 30 |
| Dining | 25 |
| Parks | 65 |
| Errands | 26 |

#### Schools serving Northwest Hills

District: Austin ISD

- **Elem:** Doss Elementary, rated 8/10
- **Middle:** Murchison Middle, rated 7/10
- **High:** Anderson High, rated 7/10

**Best for:** Families prioritizing the Anderson feeder, buyers who want lot size and canopy, remodel projects

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/northwest-hills/

## South

Master plans, competitive schools, and the value proposition, where most relocating families actually land.

*Family · Value · Master-Planned · $400K – $1.2M*

**Neighborhoods covered:** Circle C Ranch · Travis Country · Shady Hollow · Maple Run · Onion Creek · Garrison Park · Slaughter Creek

Region 03

South

Master plans, competitive schools, and the value proposition, where most relocating families actually land.

South Austin is where the math works for most relocating families. Master-planned communities with strong HOAs, competitive public schools (AISD and Del Valle ISD), and home prices that are 30–50% below Central for equivalent square footage. The trade-off is commute time, 20–35 minutes to downtown depending on the neighborhood and the traffic gods. Slaughter Lane and William Cannon are the arterials. Circle C, Shady Hollow, and Travis Country are the established names. The newer communities along 45 South offer even more value. Don’t dismiss South Austin because it’s not “cool”. It’s where families with school-age kids actually thrive.

Median Price

$575K

Price Range

$400K–$1.2M

Avg Lot

0.18 ac

Walk Score

28 avg

### Circle C Ranch

*South*

**The gold standard of South Austin master plans. Pools, trails, Grey Rock golf, and AISD schools.**

Circle C Ranch is the neighborhood that South Austin families compare everything else to. Developed starting in the late 1980s, it offers 1,500+ acres of master-planned living with three community pools, Grey Rock Golf Course, miles of hike-and-bike trails, and an active homeowners association. AISD schools: Clayton Elementary, Bailey Middle, and Bowie High (one of AISD’s best). The housing stock is primarily 1990s–2010s construction, ranging from starter homes to large custom builds. The Wildflower Center is next door. The trade-off: it’s 25 minutes to downtown, and MoPac is your only real route.

#### Circle C Ranch at a glance

| Metric | Value |
| --- | --- |
| Median | $750,000 |
| Range | $550K – $1.3M |
| DOM | 32 days |
| Built | 1988 – 2015 |
| To DT | 25 min |
| HOA | $75/mo |
| Effective property tax | ~1.98% |

Figures above are Q1 2025, and days on market is list-to-pending. The Circle C Ranch neighborhood page at https://theaustinlocalgroup.com/neighborhoods/circle-c-ranch/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Circle C Ranch

Walk Score 22 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 35 |
| Transit | 18 |
| Groceries | 30 |
| Dining | 25 |
| Parks | 65 |
| Errands | 22 |

#### Schools serving Circle C Ranch

District: Austin ISD

- **Elem:** Clayton Elementary, rated 9/10
- **Middle:** Bailey Middle, rated 8/10
- **High:** Bowie High, rated 9/10

**Best for:** Families prioritizing AISD schools, community amenities, South Austin value

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/circle-c-ranch/

### Travis Country

*South*

**Hill country setting inside city limits. Bowie High feeder with mature trees and real lots.**

Travis Country feels like you left the city, but you didn’t. Built into the limestone hills west of MoPac in the late 1980s and 1990s, this community offers genuine topography, mature trees, and lots that feel larger than their surveys suggest. The Bowie High School feeder is the school draw. Community pool and trails wind through the neighborhood. The H-E-B at William Cannon and MoPac is a five-minute drive. Homes range from 1,800 to 4,000 square feet. The trade-off: the hills mean some driveways are steep, and like Circle C, MoPac is the lifeline.

#### Travis Country at a glance

| Metric | Value |
| --- | --- |
| Median | $700,000 |
| Range | $500K – $1.1M |
| DOM | 28 days |
| Built | 1987 – 2005 |
| To DT | 22 min |
| HOA | $60/mo |
| Effective property tax | ~1.95% |

Figures above are Q1 2025, and days on market is list-to-pending. The Travis Country neighborhood page at https://theaustinlocalgroup.com/neighborhoods/travis-country/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Travis Country

Walk Score 18 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 28 |
| Transit | 15 |
| Groceries | 25 |
| Dining | 20 |
| Parks | 55 |
| Errands | 18 |

#### Schools serving Travis Country

District: Austin ISD

- **Elem:** Kiker Elementary, rated 8/10
- **Middle:** Bailey Middle, rated 8/10
- **High:** Bowie High, rated 9/10

**Best for:** Hill country feel inside AISD, Bowie High feeder, nature lovers

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/travis-country/

### Shady Hollow

*South*

**The quiet achiever of South Austin. Strong schools, pools, and a price point that makes sense.**

Shady Hollow is the South Austin neighborhood that doesn’t make the “best of” lists but consistently delivers. Developed in the 1980s and 1990s, it offers a strong HOA, community pools, tennis courts, and a greenbelt buffer. Baranoff Elementary is well-regarded. The homes are solid: brick and stone construction, 1,800–3,500 square feet, on generous lots with mature trees. It’s quieter and less trafficked than Circle C. The trade-off: slightly further south, and the commercial options along Brodie Lane are more utilitarian than charming.

#### Shady Hollow at a glance

| Metric | Value |
| --- | --- |
| Median | $625,000 |
| Range | $475K – $950K |
| DOM | 26 days |
| Built | 1985 – 2005 |
| To DT | 28 min |
| HOA | $55/mo |
| Effective property tax | ~2.02% |

Figures above are Q1 2025, and days on market is list-to-pending. The Shady Hollow neighborhood page at https://theaustinlocalgroup.com/neighborhoods/shady-hollow/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Shady Hollow

Walk Score 15 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 25 |
| Transit | 12 |
| Groceries | 22 |
| Dining | 18 |
| Parks | 50 |
| Errands | 15 |

#### Schools serving Shady Hollow

District: Austin ISD

- **Elem:** Baranoff Elementary, rated 8/10
- **Middle:** Bailey Middle, rated 8/10
- **High:** Bowie High, rated 9/10

**Best for:** Quiet family life, Bowie High feeder, value in South Austin

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/shady-hollow/

### Maple Run

*South*

**Starter-home South Austin at its most honest. Good bones, good schools, room to breathe.**

Maple Run is the South Austin neighborhood where first-time buyers and relocating families find their footing. Homes are primarily 1980s–1990s construction, single-story or split-level, on standard suburban lots. The neighborhood is well-maintained without being precious. Menchaca Road provides the commercial corridor. Bowie High School is the draw for families. The community pool and parks are modest but functional. This is the neighborhood where your dollar goes furthest in AISD’s best high school feeder zone.

#### Maple Run at a glance

| Metric | Value |
| --- | --- |
| Median | $500,000 |
| Range | $375K – $700K |
| DOM | 22 days |
| Built | 1982 – 1998 |
| To DT | 25 min |
| HOA | $40/mo |
| Effective property tax | ~2.05% |

Figures above are Q1 2025, and days on market is list-to-pending. The Maple Run neighborhood page at https://theaustinlocalgroup.com/neighborhoods/deep-south-austin/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Maple Run

Walk Score 20 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 30 |
| Transit | 15 |
| Groceries | 28 |
| Dining | 22 |
| Parks | 45 |
| Errands | 20 |

#### Schools serving Maple Run

District: Austin ISD

- **Elem:** Menchaca Elementary, rated 7/10
- **Middle:** Bailey Middle, rated 8/10
- **High:** Bowie High, rated 9/10

**Best for:** First-time buyers, value seekers, Bowie High at an entry price

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/deep-south-austin/

### Onion Creek

*South*

**Golf course community with Hill Country views. The established South Austin address for the country-club set.**

Onion Creek is anchored by the Onion Creek Club, a private golf and country club that gives the neighborhood its identity. The housing stock ranges from 1970s originals along the fairways to newer sections with 2000s construction. The club itself has undergone significant renovation. Views of the Hill Country and the golf course are the selling points. The neighborhood sits between I-35 and the SH 45 corridor, giving it better access to both south and southeast Austin employers. The trade-off: it’s further from the urban core than other South Austin picks, and the older sections need updating.

#### Onion Creek at a glance

| Metric | Value |
| --- | --- |
| Median | $550,000 |
| Range | $400K – $900K |
| DOM | 35 days |
| Built | 1975 – 2010 |
| To DT | 30 min |
| HOA | Varies |
| Effective property tax | ~2.08% |

Figures above are Q1 2025, and days on market is list-to-pending. The Onion Creek neighborhood page at https://theaustinlocalgroup.com/neighborhoods/onion-creek/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Onion Creek

Walk Score 12 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 20 |
| Transit | 10 |
| Groceries | 18 |
| Dining | 15 |
| Parks | 55 |
| Errands | 12 |

#### Schools serving Onion Creek

District: Austin ISD

- **Elem:** Rodriguez Elementary, rated 6/10
- **Middle:** Paredes Middle, rated 6/10
- **High:** Akins High, rated 5/10

**Best for:** Golf lifestyle, Hill Country views, value in South Austin

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/onion-creek/

### Garrison Park

*South*

**South Austin’s hidden pocket of mid-century charm. Close in, surprisingly walkable to Stassney.**

Garrison Park is a small, tight-knit South Austin neighborhood that flies under the radar. The housing stock is primarily 1960s–1970s ranch homes on modest lots, similar to North-Central neighborhoods but at a 30% discount. The namesake park anchors the community. Stassney Lane provides commercial access with H-E-B, restaurants, and services. It’s closer to downtown than most South Austin neighborhoods (15 minutes), which makes it a value play for buyers who want central proximity without central prices. The trade-off: the school feeder is weaker than the Circle C / Bowie zone.

#### Garrison Park at a glance

| Metric | Value |
| --- | --- |
| Median | $475,000 |
| Range | $350K – $700K |
| DOM | 20 days |
| Built | 1960s – 1980s |
| To DT | 15 min |
| HOA | None |
| Effective property tax | ~2.10% |

Figures above are Q1 2025, and days on market is list-to-pending. The Garrison Park neighborhood page at https://theaustinlocalgroup.com/neighborhoods/deep-south-austin/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Garrison Park

Walk Score 35 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 42 |
| Transit | 28 |
| Groceries | 40 |
| Dining | 35 |
| Parks | 55 |
| Errands | 35 |

#### Schools serving Garrison Park

District: Austin ISD

- **Elem:** Joslin Elementary, rated 6/10
- **Middle:** Bedichek Middle, rated 6/10
- **High:** Crockett High, rated 5/10

**Best for:** Value buyers, close-in South Austin, investors, first homes

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/deep-south-austin/

### Slaughter Creek

*South*

**Established South Austin. Early-2000s subdivisions, competitive prices, and Hays County access.**

Slaughter Creek covers the subdivisions along Slaughter Lane west of I-35, south of William Cannon, where South Austin gives way to San Leanna and the Hays County line. The housing is mostly early-2000s subdivisions: Knolls at Slaughter Creek, Reserve at Slaughter Creek, Great Oaks, on lots with more room than anything comparable closer in. Homes here are zoned to Austin ISD: Menchaca Elementary, Bailey Middle, and Akins High. The trade-off is commute time, 30+ minutes to downtown in traffic, and the commercial infrastructure is still catching up to the rooftops. But for families who want a South Austin address, a yard, and a payment that pencils, the value is hard to argue with.

#### Slaughter Creek at a glance

| Metric | Value |
| --- | --- |
| Median | $410,000 |
| Range | $320K – $500K |
| DOM | 30 days |
| Built | Late 1990s – 2000s |
| To DT | 30 min |
| HOA | $65/mo |
| Effective property tax | ~2.15% |

Figures above are Q1 2025, and days on market is list-to-pending. For current metro conditions see /austin-housing-market/.

#### Getting around Slaughter Creek

Walk Score 15 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 22 |
| Transit | 10 |
| Groceries | 20 |
| Dining | 15 |
| Parks | 40 |
| Errands | 15 |

#### Schools serving Slaughter Creek

District: Austin ISD

- **Elem:** Menchaca Elementary, rated 7/10
- **Middle:** Bailey Middle, rated 8/10
- **High:** Akins High, rated 5/10

**Best for:** New construction seekers, south-side commuters, budget-conscious families

## East

Austin’s fastest-moving market. Diversity, density, and the creative class have landed here.

*Emerging · Creative · Diverse · $400K – $1.5M*

**Neighborhoods covered:** East Austin · Holly · Windsor Park · Cherrywood · University Hills · Manor

Region 04

East

Austin’s fastest-moving market. Diversity, density, and the creative class have landed here.

East Austin is where the most dramatic transformation in the city is happening. The neighborhoods east of I-35, historically Black and Latino communities, have seen an influx of restaurants, breweries, and new construction that has fundamentally changed the area’s character and price point. The cultural tension is real: long-time residents are being priced out as median prices climb. But the energy is undeniable. East 6th Street, East 7th Street, and East Cesar Chavez are restaurant rows that rival (some say surpass) the west side. For buyers who want diversity, walkability to food and nightlife, and proximity to downtown without Clarksville prices, East Austin delivers.

Median Price

$650K

Price Range

$400K–$1.5M

Avg Lot

0.12 ac

Walk Score

68 avg

### East Austin

*East*

**East of I-35, center of gravity. The restaurants, the murals, the construction cranes, all here.**

East Austin proper, roughly the neighborhoods between I-35, Airport Boulevard, and the Colorado River, is the epicenter of Austin’s food scene. Suerte, Nixta Taqueria, Loro, and dozens more have made this the destination side of town. The housing stock is split between original 1920s–1950s bungalows (shrinking) and new construction townhomes and single-family (growing). Prices have climbed 150%+ in a decade. The cultural displacement is the elephant in the room. The neighborhood’s identity is being remade in real time. For buyers: come for the food and walkability, stay for the appreciation.

#### East Austin at a glance

| Metric | Value |
| --- | --- |
| Median | $725,000 |
| Range | $450K – $1.5M |
| DOM | 28 days |
| Built | 1920s – 2020s |
| To DT | 5 min |
| HOA | None |
| Effective property tax | ~2.10% |

Figures above are Q1 2025, and days on market is list-to-pending. The East Austin neighborhood page at https://theaustinlocalgroup.com/neighborhoods/east-austin/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around East Austin

Walk Score 78 / 100, Very Walkable.

| Mode | Score |
| --- | --- |
| Bike | 85 |
| Transit | 52 |
| Groceries | 72 |
| Dining | 92 |
| Parks | 68 |
| Errands | 75 |

#### Schools serving East Austin

District: Austin ISD

- **Elem:** Sanchez Elementary, rated 6/10
- **Middle:** Martin Middle, rated 5/10
- **High:** Eastside Early College, rated 6/10

**Best for:** Foodies, walkability seekers, investors, new-construction buyers

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/east-austin/

### Holly

*East*

**Lady Bird Lake frontage meets East Austin energy. The neighborhood the condo developers discovered.**

Holly is the East Austin neighborhood with the lake frontage. The former Holly Street Power Plant site is being redeveloped into parkland and mixed-use. Edward Rendon Sr. Park (formerly Festival Beach) hosts events year-round. The residential streets are a mix of original small homes and new townhome developments. Walkability to the hike-and-bike trail, East Cesar Chavez restaurants, and downtown is the draw. The neighborhood is smaller and more intimate than broader East Austin. Prices reflect the lake proximity premium, comparable to Travis Heights on the south side.

#### Holly at a glance

| Metric | Value |
| --- | --- |
| Median | $850,000 |
| Range | $500K – $1.4M |
| DOM | 30 days |
| Built | 1940s – 2020s |
| To DT | 5 min |
| HOA | None |
| Effective property tax | ~2.05% |

Figures above are Q1 2025, and days on market is list-to-pending. The Holly neighborhood page at https://theaustinlocalgroup.com/neighborhoods/east-austin/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Holly

Walk Score 80 / 100, Very Walkable.

| Mode | Score |
| --- | --- |
| Bike | 82 |
| Transit | 50 |
| Groceries | 68 |
| Dining | 88 |
| Parks | 85 |
| Errands | 75 |

#### Schools serving Holly

District: Austin ISD

- **Elem:** Sanchez Elementary, rated 6/10
- **Middle:** Martin Middle, rated 5/10
- **High:** Eastside Early College, rated 6/10

**Best for:** Lake access east side, walkability, downtown proximity at East Austin prices

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/east-austin/

### Windsor Park

*East*

**The next North Loop. Mid-century homes, rising restaurants, and prices that haven’t peaked yet.**

Windsor Park is the East Austin neighborhood that “in the know” buyers are targeting. The housing stock is 1950s–1960s ranch homes on generous lots, similar to Allandale but at a significant discount. The commercial development along Cameron Road and Berkman Drive is accelerating: breweries, restaurants, and the kind of retail that follows rooftops. The neighborhood is genuinely diverse and the community engagement is strong. Mueller is next door, which provides commercial amenity spillover. The trade-off: some blocks are rougher than others, and the school options are weaker than North-Central.

#### Windsor Park at a glance

| Metric | Value |
| --- | --- |
| Median | $550,000 |
| Range | $375K – $850K |
| DOM | 24 days |
| Built | 1950s – 1970s |
| To DT | 12 min |
| HOA | None |
| Effective property tax | ~2.12% |

Figures above are Q1 2025, and days on market is list-to-pending. The Windsor Park neighborhood page at https://theaustinlocalgroup.com/neighborhoods/windsor-park/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Windsor Park

Walk Score 52 / 100, Somewhat Walkable.

| Mode | Score |
| --- | --- |
| Bike | 65 |
| Transit | 38 |
| Groceries | 55 |
| Dining | 48 |
| Parks | 58 |
| Errands | 50 |

#### Schools serving Windsor Park

District: Austin ISD

- **Elem:** Harris Elementary, rated 6/10
- **Middle:** Garcia YMLA, rated 7/10
- **High:** LBJ Early College, rated 7/10

**Best for:** Value buyers, early movers, Mueller-adjacent living at half the price

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/windsor-park/

### Cherrywood

*East*

**The bridge between Hyde Park and East Austin. Walkable, diverse, and anchored by genuine neighborhood spots.**

Cherrywood sits at the intersection of everything: Hyde Park to the west, Mueller to the north, East Austin to the south, UT to the southwest. The Cherrywood Coffeehouse is the neighborhood anchor. The French Legation Museum sits on its southern edge. Housing is a mix of 1930s–1960s homes, many with genuine character and mature trees. The street grid is walkable and bikeable. Prices are above East Austin proper but below Hyde Park, making it a “Goldilocks” option for buyers who want central location with neighborhood feel.

#### Cherrywood at a glance

| Metric | Value |
| --- | --- |
| Median | $700,000 |
| Range | $475K – $1.2M |
| DOM | 26 days |
| Built | 1930s – 1960s |
| To DT | 8 min |
| HOA | None |
| Effective property tax | ~2.08% |

Figures above are Q1 2025, and days on market is list-to-pending. The Cherrywood neighborhood page at https://theaustinlocalgroup.com/neighborhoods/cherrywood/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Cherrywood

Walk Score 72 / 100, Very Walkable.

| Mode | Score |
| --- | --- |
| Bike | 82 |
| Transit | 45 |
| Groceries | 70 |
| Dining | 75 |
| Parks | 65 |
| Errands | 70 |

#### Schools serving Cherrywood

District: Austin ISD

- **Elem:** Maplewood Elementary, rated 7/10
- **Middle:** Garcia YMLA, rated 7/10
- **High:** LBJ Early College, rated 7/10

**Best for:** Walkability seekers, UT faculty, buyers bridging east and central

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/cherrywood/

### University Hills

*East*

**The value play east of 183. Larger lots, lower prices, and a neighborhood on the move.**

University Hills is the East Austin neighborhood that budget-conscious buyers should know about. Located east of US-183 and north of MLK, it offers 1960s–1970s ranch homes on lots that are significantly larger than anything you’ll find in central Austin. Prices are 40–50% below comparable North-Central neighborhoods. The commercial development along Cameron Road is improving. The neighborhood is diverse, family-oriented, and connected to downtown via Airport Boulevard. The trade-off: school ratings are below the city average, and commercial amenities are still developing.

#### University Hills at a glance

| Metric | Value |
| --- | --- |
| Median | $425,000 |
| Range | $300K – $600K |
| DOM | 22 days |
| Built | 1960s – 1980s |
| To DT | 15 min |
| HOA | None |
| Effective property tax | ~2.15% |

Figures above are Q1 2025, and days on market is list-to-pending. For current metro conditions see /austin-housing-market/.

#### Getting around University Hills

Walk Score 38 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 48 |
| Transit | 30 |
| Groceries | 40 |
| Dining | 32 |
| Parks | 45 |
| Errands | 35 |

#### Schools serving University Hills

District: Austin ISD

- **Elem:** Harris Elementary, rated 6/10
- **Middle:** Dobie Middle, rated 5/10
- **High:** LBJ Early College, rated 7/10

**Best for:** Value buyers, large lots, diverse community, investors

### Manor

*East*

**Small-town Texas 15 minutes from downtown. The suburban frontier with room to run.**

Manor is the eastern frontier of the Austin metro. A small Texas town that’s being absorbed by the region’s growth. New master-planned communities (ShadowGlen, Presidential Meadows) offer modern construction at prices that make central Austin buyers do a double-take. The old town center retains small-town charm. Manor ISD is investing in new campuses. Tesla’s Gigafactory and Samsung’s fab are both within commuting distance, which is driving demand from east-side workers. The trade-off: it’s still a frontier: commercial development, dining, and cultural amenities are thin.

#### Manor at a glance

| Metric | Value |
| --- | --- |
| Median | $375,000 |
| Range | $275K – $500K |
| DOM | 35 days |
| Built | 2005 – present |
| To DT | 20 min |
| HOA | $50/mo |
| Effective property tax | ~2.20% |

Figures above are Q1 2025, and days on market is list-to-pending. For current metro conditions see /austin-housing-market/.

#### Getting around Manor

Walk Score 10 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 15 |
| Transit | 8 |
| Groceries | 15 |
| Dining | 10 |
| Parks | 30 |
| Errands | 10 |

#### Schools serving Manor

District: Manor ISD

- **Elem:** Manor Elem, rated 6/10
- **Middle:** Manor Middle, rated 5/10
- **High:** Manor High / New Tech, rated 6/10

**Best for:** Budget buyers, Tesla/Samsung commuters, new construction seekers

## West & Hill Country

Eanes ISD, lake living, and the address that says Hill Country. Premium schools, premium prices.

*Luxury · Eanes ISD · Lake · $800K – $5M+*

**Neighborhoods covered:** Westlake Hills · Bee Cave · Lakeway · Dripping Springs · Barton Creek · Steiner Ranch

Region 05

West & Hill Country

Eanes ISD, lake living, and the address that says Hill Country. Premium schools, premium prices.

West Austin and the Hill Country corridor is where relocating families from the coasts typically start their search, and where many land. The draw is simple: Eanes ISD, consistently the top-performing district in the Austin metro. Westlake High School is the flagship. Beyond schools, the western corridor offers Hill Country topography, lake access (Lake Austin and Lake Travis), and a lifestyle that feels distinctly different from urban Austin. Bee Cave, Lakeway, and Dripping Springs each have their own character. Prices reflect the premium: median homes in Westlake start above $1.5M. But for families where school district is the non-negotiable, West Austin is where the conversation begins and often ends.

Median Price

$1.4M

Price Range

$800K–$5M+

Avg Lot

0.35 ac

Walk Score

18 avg

### Westlake Hills

*West & Hill Country*

**Eanes ISD. That’s the pitch. Everything else, the hills, the views, the address, is a bonus.**

Westlake Hills is the Austin metro’s most sought-after school district address. Eanes ISD consistently ranks among the top districts in Texas, and Westlake High School’s academic and athletic programs draw families from across the country. The housing stock ranges from 1970s ranch homes on wooded lots to contemporary $5M+ estates with Hill Country views. The Barton Creek corridor runs through the area. Whole Foods, Trader Joe’s, and the Hill Country Galleria provide commercial amenity. The trade-off: property taxes are high (Eanes ISD’s tax rate is one of the highest in the metro), and the car-dependent lifestyle is non-negotiable.

#### Westlake Hills at a glance

| Metric | Value |
| --- | --- |
| Median | $1,650,000 |
| Range | $900K – $5M+ |
| DOM | 42 days |
| Built | 1970s – 2020s |
| To DT | 18 min |
| HOA | Varies |
| Effective property tax | ~2.25% |

Figures above are Q1 2025, and days on market is list-to-pending. The Westlake Hills neighborhood page at https://theaustinlocalgroup.com/neighborhoods/westlake/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Westlake Hills

Walk Score 15 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 22 |
| Transit | 12 |
| Groceries | 20 |
| Dining | 18 |
| Parks | 45 |
| Errands | 15 |

#### Schools serving Westlake Hills

District: Eanes ISD

- **Elem:** Eanes Elementary, rated 10/10
- **Middle:** West Ridge Middle, rated 9/10
- **High:** Westlake High, rated 10/10

**Best for:** School-district-first families, luxury buyers, coastal transplants

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/westlake/

### Bee Cave

*West & Hill Country*

**Hill Country Galleria, Eanes ISD overflow, and the suburban luxury that West Austin runs on.**

Bee Cave is the commercial hub of West Austin: the Hill Country Galleria, Whole Foods, Trader Joe’s, and a growing restaurant scene centered on the Backyard at Bee Cave amphitheater site. The residential areas range from established communities like Falconhead (golf course, resort-style pools) to newer luxury developments. Some areas feed into Eanes ISD, others into Lake Travis ISD, check the boundaries carefully. The town has incorporated and invested in its downtown area. The trade-off: 71/620 traffic is real, especially during school hours.

#### Bee Cave at a glance

| Metric | Value |
| --- | --- |
| Median | $950,000 |
| Range | $650K – $2.5M |
| DOM | 38 days |
| Built | 2000 – present |
| To DT | 25 min |
| HOA | $100–$200/mo |
| Effective property tax | ~2.18% |

Figures above are Q1 2025, and days on market is list-to-pending. The Bee Cave neighborhood page at https://theaustinlocalgroup.com/neighborhoods/bee-cave/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Bee Cave

Walk Score 22 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 25 |
| Transit | 10 |
| Groceries | 35 |
| Dining | 30 |
| Parks | 40 |
| Errands | 22 |

#### Schools serving Bee Cave

District: Eanes ISD / Lake Travis ISD

- **Elem:** Bee Cave Elem, rated 9/10
- **Middle:** Bee Cave Middle, rated 8/10
- **High:** Westlake / LT High, rated 9/10

**Best for:** West Austin lifestyle, commercial amenity, Eanes ISD access

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/bee-cave/

### Lakeway

*West & Hill Country*

**Lake Travis resort town turned permanent address. Golf, marinas, and the lake lifestyle, full-time.**

Lakeway started as a resort community on Lake Travis and evolved into a full-time residential city. The Lakeway Resort and Spa, multiple golf courses (Flintrock Falls, Hills of Lakeway, Live Oak), and marina access define the lifestyle. Housing ranges from lakefront estates to more modest homes in the older sections. Lake Travis ISD is solid and improving. The Oasis on Lake Travis and the growing restaurant scene along RR 620 provide dining. The trade-off: you’re 30–40 minutes from downtown Austin, and the 620 corridor is one of the most congested in the metro.

#### Lakeway at a glance

| Metric | Value |
| --- | --- |
| Median | $850,000 |
| Range | $500K – $3M+ |
| DOM | 40 days |
| Built | 1980s – 2020s |
| To DT | 35 min |
| HOA | $80–$150/mo |
| Effective property tax | ~2.15% |

Figures above are Q1 2025, and days on market is list-to-pending. The Lakeway neighborhood page at https://theaustinlocalgroup.com/neighborhoods/lakeway/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Lakeway

Walk Score 12 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 18 |
| Transit | 5 |
| Groceries | 22 |
| Dining | 20 |
| Parks | 48 |
| Errands | 12 |

#### Schools serving Lakeway

District: Lake Travis ISD

- **Elem:** Lakeway Elementary, rated 8/10
- **Middle:** Hudson Bend Middle, rated 7/10
- **High:** Lake Travis High, rated 8/10

**Best for:** Lake lifestyle, golf families, retirees, resort-town living

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/lakeway/

### Dripping Springs

*West & Hill Country*

**The wedding capital of Texas is now a real town. Hill Country authenticity 25 minutes from MoPac.**

Dripping Springs has grown from a sleepy Hill Country crossroads into a legitimate small town with a thriving downtown strip. The wedding and events venue industry put it on the map, but the residential growth is what’s reshaping it. New master-planned communities (Caliterra, Headwaters, Belterra) offer modern homes with Hill Country views. The old town center has craft breweries, restaurants, and local shops. Dripping Springs ISD is well-regarded and growing. The trade-off: it’s a real commute to Austin (30–45 minutes), and the growth is straining infrastructure.

#### Dripping Springs at a glance

| Metric | Value |
| --- | --- |
| Median | $700,000 |
| Range | $450K – $1.5M |
| DOM | 35 days |
| Built | 2005 – present |
| To DT | 35 min |
| HOA | $70–$120/mo |
| Effective property tax | ~2.10% |

Figures above are Q1 2025, and days on market is list-to-pending. The Dripping Springs neighborhood page at https://theaustinlocalgroup.com/neighborhoods/dripping-springs/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Dripping Springs

Walk Score 8 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 12 |
| Transit | 5 |
| Groceries | 15 |
| Dining | 12 |
| Parks | 35 |
| Errands | 8 |

#### Schools serving Dripping Springs

District: Dripping Springs ISD

- **Elem:** Walnut Springs Elem, rated 8/10
- **Middle:** Dripping Springs Middle, rated 8/10
- **High:** Dripping Springs High, rated 8/10

**Best for:** Hill Country lifestyle, growing families, brewery/wine scene, remote workers

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/dripping-springs/

### Barton Creek

*West & Hill Country*

**Gated luxury on the greenbelt. The country-club community that set the standard for West Austin.**

Barton Creek is the gated, master-planned community anchored by the Omni Barton Creek Resort and Spa and its four championship golf courses. The residential sections (Amarra Drive, Wimberly Lane, the Estates) offer large lots, custom homes, and a level of exclusivity that few Austin communities match. Eanes ISD schools serve the area. The greenbelt provides natural buffer. The resident amenities include pools, tennis, and a clubhouse. The trade-off: the gated nature limits walkability and creates a bubble feel. HOA fees and gate maintenance add to the cost of ownership.

#### Barton Creek at a glance

| Metric | Value |
| --- | --- |
| Median | $1,800,000 |
| Range | $1M – $5M+ |
| DOM | 55 days |
| Built | 1986 – 2020s |
| To DT | 22 min |
| HOA | $250–$400/mo |
| Effective property tax | ~2.20% |

Figures above are Q1 2025, and days on market is list-to-pending. The Barton Creek neighborhood page at https://theaustinlocalgroup.com/neighborhoods/westlake/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Barton Creek

Walk Score 5 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 8 |
| Transit | 2 |
| Groceries | 10 |
| Dining | 8 |
| Parks | 55 |
| Errands | 5 |

#### Schools serving Barton Creek

District: Eanes ISD

- **Elem:** Eanes Elementary, rated 10/10
- **Middle:** West Ridge Middle, rated 9/10
- **High:** Westlake High, rated 10/10

**Best for:** Gated luxury, golf lifestyle, Eanes ISD, maximum privacy

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/westlake/

### Steiner Ranch

*West & Hill Country*

**The master plan that Lake Travis ISD runs on. Pools, trails, lake access, and 10,000 neighbors.**

Steiner Ranch is the largest master-planned community in the Lake Travis ISD corridor, home to roughly 10,000 residents across multiple villages. The amenity package is comprehensive: community pools, playgrounds, sports courts, miles of trails, and a private boat launch on Lake Austin. Lake Travis ISD schools are the draw, with Steiner Ranch Elementary consistently top-rated. The housing stock ranges from townhomes to large single-family on the ridge lots with lake views. The trade-off: 620 traffic is brutal during peak hours, and the community’s scale means it can feel more suburban than exclusive.

#### Steiner Ranch at a glance

| Metric | Value |
| --- | --- |
| Median | $750,000 |
| Range | $500K – $1.5M |
| DOM | 30 days |
| Built | 1998 – 2015 |
| To DT | 28 min |
| HOA | $90/mo |
| Effective property tax | ~2.12% |

Figures above are Q1 2025, and days on market is list-to-pending. The Steiner Ranch neighborhood page at https://theaustinlocalgroup.com/neighborhoods/steiner-ranch/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Steiner Ranch

Walk Score 10 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 15 |
| Transit | 5 |
| Groceries | 18 |
| Dining | 12 |
| Parks | 55 |
| Errands | 10 |

#### Schools serving Steiner Ranch

District: Leander ISD / Lake Travis ISD

- **Elem:** Steiner Ranch Elem, rated 9/10
- **Middle:** Canyon Ridge Middle, rated 8/10
- **High:** Vandegrift High, rated 9/10

**Best for:** Families, Lake Travis ISD, community amenities, lake access

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/steiner-ranch/

## North Suburbs

Round Rock, Cedar Park, and the corridor that runs on tech campuses and new construction.

*Tech Corridor · New Construction · Family · $350K – $900K*

**Neighborhoods covered:** Cedar Park · Round Rock · Pflugerville · Georgetown · Leander · Hutto

Region 06

North Suburbs

Round Rock, Cedar Park, and the corridor that runs on tech campuses and new construction.

The northern suburbs are where Austin’s tech economy lives. Apple, Dell, Samsung, and dozens of smaller companies are clustered along the 183/45 corridor from Cedar Park through Round Rock to Georgetown. The housing is predominantly new construction (2000s–2020s), the schools are strong (Round Rock ISD and Leander ISD are both top-tier), and the amenities are suburban-complete: H-E-B, Target, movie theaters, and chain restaurants within five minutes of every neighborhood. The trade-off: these are suburbs. Walkability is low, the commute to downtown Austin is 25–45 minutes, and the “character” that makes Central Austin special is replaced by master-plan consistency. But for families who prioritize schools, new homes, and proximity to tech employers, the northern corridor is where the search ends.

Median Price

$525K

Price Range

$350K–$900K

Avg Lot

0.15 ac

Walk Score

22 avg

### Cedar Park

*North Suburbs*

**Leander ISD, tech corridor access, and the suburban family neighborhood that actually delivers.**

Cedar Park is the northern suburb that most relocating families land in when they’re targeting Leander ISD and tech-corridor proximity. The 1890 Ranch shopping center anchors the commercial life. The H-E-B Center (now Comerica Center) hosts the Texas Stars hockey and Austin Spurs basketball. Housing is predominantly 2000s–2010s construction with some newer sections. The Brushy Creek trail system provides green space. Apple’s campus is a short commute. The trade-off: 183 traffic during rush hour is the bottleneck, and the dining scene is more chains than independents.

#### Cedar Park at a glance

| Metric | Value |
| --- | --- |
| Median | $525,000 |
| Range | $375K – $800K |
| DOM | 28 days |
| Built | 1998 – 2018 |
| To DT | 28 min |
| HOA | $50–$80/mo |
| Effective property tax | ~2.18% |

Figures above are Q1 2025, and days on market is list-to-pending. The Cedar Park neighborhood page at https://theaustinlocalgroup.com/neighborhoods/cedar-park/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Cedar Park

Walk Score 25 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 35 |
| Transit | 15 |
| Groceries | 35 |
| Dining | 28 |
| Parks | 48 |
| Errands | 25 |

#### Schools serving Cedar Park

District: Leander ISD

- **Elem:** Whitestone Elem, rated 8/10
- **Middle:** Running Brushy Middle, rated 8/10
- **High:** Vista Ridge High, rated 8/10

**Best for:** Tech corridor families, Leander ISD, suburban amenities

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/cedar-park/

### Round Rock

*North Suburbs*

**Dell’s hometown. Round Rock ISD, outlet malls, and the most complete suburban package north of Austin.**

Round Rock is the most established northern suburb, anchored by Dell Technologies’ headquarters and Round Rock ISD, one of the top-performing large districts in Texas. The city has invested in its downtown (Main Street is walkable, with local restaurants and shops), and the Dell Diamond (minor-league baseball) provides entertainment. Housing ranges from 1980s established neighborhoods near downtown to brand-new master plans on the northern edge. The outlet malls and big-box retail along I-35 mean you rarely need to drive to Austin for shopping.

#### Round Rock at a glance

| Metric | Value |
| --- | --- |
| Median | $475,000 |
| Range | $325K – $750K |
| DOM | 25 days |
| Built | 1985 – 2020s |
| To DT | 25 min |
| HOA | $40–$70/mo |
| Effective property tax | ~2.22% |

Figures above are Q1 2025, and days on market is list-to-pending. The Round Rock neighborhood page at https://theaustinlocalgroup.com/neighborhoods/round-rock/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Round Rock

Walk Score 28 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 38 |
| Transit | 18 |
| Groceries | 38 |
| Dining | 32 |
| Parks | 45 |
| Errands | 28 |

#### Schools serving Round Rock

District: Round Rock ISD

- **Elem:** Fern Bluff Elem, rated 9/10
- **Middle:** Walsh Middle, rated 8/10
- **High:** Westwood High, rated 9/10

**Best for:** Dell families, Round Rock ISD priority, established suburban living

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/round-rock/

### Pflugerville

*North Suburbs*

**The value play of the tech corridor. Diverse, growing, and significantly cheaper than Cedar Park.**

Pflugerville (yes, the P is silent) is the northern suburb that offers the most house for the money. Located east of I-35, it’s historically been the more affordable alternative to Cedar Park and Round Rock. Lake Pflugerville provides waterfront recreation. Stone Hill Town Center is the commercial anchor. Pflugerville ISD is improving and investing in new campuses. The community is genuinely diverse, one of the most diverse in the metro. Samsung’s fab and Tesla’s Gigafactory are within commuting distance. The trade-off: the “Pflugerville” name still carries a perception gap with some buyers, and I-35 traffic is a daily reality.

#### Pflugerville at a glance

| Metric | Value |
| --- | --- |
| Median | $425,000 |
| Range | $300K – $650K |
| DOM | 22 days |
| Built | 2000 – present |
| To DT | 22 min |
| HOA | $45–$65/mo |
| Effective property tax | ~2.25% |

Figures above are Q1 2025, and days on market is list-to-pending. The Pflugerville neighborhood page at https://theaustinlocalgroup.com/neighborhoods/pflugerville/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Pflugerville

Walk Score 22 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 30 |
| Transit | 12 |
| Groceries | 30 |
| Dining | 22 |
| Parks | 42 |
| Errands | 20 |

#### Schools serving Pflugerville

District: Pflugerville ISD

- **Elem:** Murchison Elem, rated 7/10
- **Middle:** Kelly Lane Middle, rated 7/10
- **High:** Hendrickson High, rated 7/10

**Best for:** Value buyers, diverse community, Samsung/Tesla commuters

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/pflugerville/

### Georgetown

*North Suburbs*

**The most beautiful town square in Texas, plus Sun City. Where retirees and young families coexist surprisingly well.**

Georgetown has the most charming downtown square in the Austin metro: Victorian-era buildings housing local restaurants, shops, and the kind of small-town energy that relocating families from the Northeast find irresistible. Blue Hole swimming area and the San Gabriel River provide natural recreation. Sun City is the 55+ Del Webb community that draws retirees from across the country. Georgetown ISD is strong and investing in growth. The trade-off: it’s 30–40 minutes from Austin proper, and the growth along I-35 between Georgetown and Round Rock is straining the highway.

#### Georgetown at a glance

| Metric | Value |
| --- | --- |
| Median | $450,000 |
| Range | $300K – $800K |
| DOM | 30 days |
| Built | 2000 – present |
| To DT | 35 min |
| HOA | $50–$80/mo |
| Effective property tax | ~2.20% |

Figures above are Q1 2025, and days on market is list-to-pending. The Georgetown neighborhood page at https://theaustinlocalgroup.com/neighborhoods/georgetown/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Georgetown

Walk Score 30 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 35 |
| Transit | 12 |
| Groceries | 32 |
| Dining | 35 |
| Parks | 50 |
| Errands | 28 |

#### Schools serving Georgetown

District: Georgetown ISD

- **Elem:** Pickett Elementary, rated 8/10
- **Middle:** Tippit Middle, rated 7/10
- **High:** Georgetown High, rated 8/10

**Best for:** Town-square lovers, retirees (Sun City), families wanting small-town feel near metro

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/georgetown/

### Leander

*North Suburbs*

**The growth frontier. New construction, Leander ISD, and prices that make Cedar Park look expensive.**

Leander is the outermost ring of the northern corridor that still feeds into Leander ISD, which makes it the value play for families who want the district without the Cedar Park price tag. The MetroRail Red Line terminates at Leander Station, providing (slow) commuter rail access to downtown Austin. Crystal Falls and other master-planned communities offer new construction with full amenity packages. The town is investing in its own identity with a growing downtown area. The trade-off: you’re 35–45 minutes from downtown, and the commercial infrastructure is still being built.

#### Leander at a glance

| Metric | Value |
| --- | --- |
| Median | $425,000 |
| Range | $300K – $650K |
| DOM | 30 days |
| Built | 2008 – present |
| To DT | 38 min |
| HOA | $50–$75/mo |
| Effective property tax | ~2.22% |

Figures above are Q1 2025, and days on market is list-to-pending. The Leander neighborhood page at https://theaustinlocalgroup.com/neighborhoods/leander/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Leander

Walk Score 15 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 22 |
| Transit | 15 |
| Groceries | 22 |
| Dining | 18 |
| Parks | 38 |
| Errands | 15 |

#### Schools serving Leander

District: Leander ISD

- **Elem:** Cox Elementary, rated 8/10
- **Middle:** Leander Middle, rated 7/10
- **High:** Leander High, rated 8/10

**Best for:** Budget-conscious families, Leander ISD, new construction, MetroRail access

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/leander/

### Hutto

*North Suburbs*

**The hippo town. Small-town Texas identity with Austin metro proximity and builder-incentive pricing.**

Hutto is the small town northeast of Round Rock that’s been swallowed by metro growth but retains its identity, anchored by the concrete hippo statue on Main Street and a genuine small-town downtown. New master-planned communities (Star Ranch, Legends of Hutto) offer builder-incentive pricing that’s some of the lowest in the metro. Hutto ISD is growing and building new campuses. The SH 130 toll road provides a congestion-free route south to the Samsung/Tesla corridor. The trade-off: it’s 40+ minutes to downtown Austin, and the “small town” commercial options are still thin.

#### Hutto at a glance

| Metric | Value |
| --- | --- |
| Median | $375,000 |
| Range | $275K – $525K |
| DOM | 35 days |
| Built | 2010 – present |
| To DT | 40 min |
| HOA | $45–$60/mo |
| Effective property tax | ~2.28% |

Figures above are Q1 2025, and days on market is list-to-pending. For current metro conditions see /austin-housing-market/.

#### Getting around Hutto

Walk Score 10 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 15 |
| Transit | 5 |
| Groceries | 15 |
| Dining | 10 |
| Parks | 28 |
| Errands | 10 |

#### Schools serving Hutto

District: Hutto ISD

- **Elem:** Hutto Elementary, rated 7/10
- **Middle:** Farley Middle, rated 6/10
- **High:** Hutto High, rated 7/10

**Best for:** Maximum value, new construction, small-town feel near the metro

## Southwest

Oak Hill, Sunset Valley, and the corridor between Austin and San Marcos. The commuter’s compromise.

*Emerging · Value · 290 Corridor · $350K – $900K*

**Neighborhoods covered:** Oak Hill · Sunset Valley · Buda · Kyle

Region 07

Southwest

Oak Hill, Sunset Valley, and the corridor between Austin and San Marcos. The commuter’s compromise.

Southwest Austin and the 290/I-35 South corridor is the part of the metro that’s changing fastest. Oak Hill’s long-delayed “Y at Oak Hill” interchange project is finally transforming the 290/71 junction. Sunset Valley’s compact city limits hold the Brodie Oaks shopping center and a walkable feel rare in the suburbs. Further south, Buda and Kyle have exploded with new construction and young families. The trade-off is the same as every suburban corridor: you’re trading location for space and price. But for families who work south of the river, or remote, the southwest corridor offers genuine value and improving infrastructure.

Median Price

$475K

Price Range

$300K–$900K

Avg Lot

0.15 ac

Walk Score

18 avg

### Oak Hill

*Southwest*

**The “Y” is finally getting fixed. Once the construction clears, Oak Hill is the west-side value play.**

Oak Hill has been defined by traffic. The infamous “Y at Oak Hill” where US 290 and SH 71 meet was Austin’s worst bottleneck for decades. The TxDOT reconstruction finished in April 2026, and Oak Hill is making the turn from a “drive through” to a “drive to.” The housing stock is a mix of 1970s–1990s homes on larger Hill Country lots, many with mature oaks and genuine character. Prices are 30–40% below Westlake for comparable square footage. Some areas feed into Eanes ISD. The trade-off: the commercial corridor is still dominated by strip malls, and it will take time for retail to catch up to the new interchange.

#### Oak Hill at a glance

| Metric | Value |
| --- | --- |
| Median | $650,000 |
| Range | $425K – $1.1M |
| DOM | 32 days |
| Built | 1975 – 2000 |
| To DT | 22 min |
| HOA | Varies |
| Effective property tax | ~2.05% |

Figures above are Q1 2025, and days on market is list-to-pending. The Oak Hill neighborhood page at https://theaustinlocalgroup.com/neighborhoods/oak-hill/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Oak Hill

Walk Score 15 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 22 |
| Transit | 10 |
| Groceries | 25 |
| Dining | 18 |
| Parks | 40 |
| Errands | 15 |

#### Schools serving Oak Hill

District: Austin ISD / Eanes ISD

- **Elem:** Patton Elementary, rated 7/10
- **Middle:** Small Middle, rated 7/10
- **High:** Bowie / Austin High, rated 8/10

**Best for:** West-side value, Hill Country lots, post-construction appreciation play

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/oak-hill/

### Sunset Valley

*Southwest*

**A tiny city inside Austin with its own tax rate and a surprisingly walkable commercial core.**

Sunset Valley is an incorporated city of less than one square mile, surrounded entirely by Austin. Its claim to fame: no city property tax (the city runs on sales tax from the Brodie Oaks and Sunset Valley shopping centers). The residential areas are primarily 1950s–1970s homes on mature lots. Walkability to H-E-B, restaurants, and retail is surprisingly good for a suburban-esque area. AISD schools serve the community. The trade-off: the housing stock is older and inventory is extremely limited: homes here don’t come up often, and when they do, they move fast.

#### Sunset Valley at a glance

| Metric | Value |
| --- | --- |
| Median | $725,000 |
| Range | $500K – $1M |
| DOM | 18 days |
| Built | 1955 – 1975 |
| To DT | 15 min |
| HOA | None |
| Effective property tax | ~1.55% |

Figures above are Q1 2025, and days on market is list-to-pending. The Sunset Valley neighborhood page at https://theaustinlocalgroup.com/neighborhoods/sunset-valley/ carries the current Unlock MLS median for the whole ZIP, measured over a later window, so the two will not match.

#### Getting around Sunset Valley

Walk Score 45 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 50 |
| Transit | 28 |
| Groceries | 55 |
| Dining | 42 |
| Parks | 40 |
| Errands | 45 |

#### Schools serving Sunset Valley

District: Austin ISD

- **Elem:** Joslin Elementary, rated 6/10
- **Middle:** Bedichek Middle, rated 6/10
- **High:** Crockett High, rated 5/10

**Best for:** Tax-advantaged buyers, walkable suburban, rare inventory seekers

Full neighborhood guide: https://theaustinlocalgroup.com/neighborhoods/sunset-valley/

### Buda

*Southwest*

**“The Outdoor Capital of Texas.” Small-town Hays County with Austin commuter access via I-35.**

Buda sits just south of Austin in Hays County and bills itself as the “Outdoor Capital of Texas.” The old downtown has a handful of local restaurants and shops. New master-planned communities (Sunfield, Whispering Hollow) offer modern construction at prices significantly below Austin city limits. Hays CISD is the school district, growing rapidly and investing in facilities. I-35 provides the commute corridor, and SH 45 connects to MoPac for west-side access. The trade-off: I-35 South traffic is a daily grind, and the “small town” identity is being tested by the growth.

#### Buda at a glance

| Metric | Value |
| --- | --- |
| Median | $400,000 |
| Range | $300K – $600K |
| DOM | 28 days |
| Built | 2008 – present |
| To DT | 25 min |
| HOA | $50–$70/mo |
| Effective property tax | ~2.30% |

Figures above are Q1 2025, and days on market is list-to-pending. For current metro conditions see /austin-housing-market/.

#### Getting around Buda

Walk Score 12 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 18 |
| Transit | 8 |
| Groceries | 18 |
| Dining | 15 |
| Parks | 35 |
| Errands | 12 |

#### Schools serving Buda

District: Hays CISD

- **Elem:** Elm Grove Elementary, rated 7/10
- **Middle:** Barton Middle, rated 7/10
- **High:** Hays High, rated 7/10

**Best for:** Value buyers, Hays County, new construction, I-35 South commuters

### Kyle

*Southwest*

**The fastest-growing city in Texas. Builder incentives, young families, and the I-35 value frontier.**

Kyle has been one of the fastest-growing cities in America for the past decade, and the growth shows: new master-planned communities stretch along both sides of I-35, offering brand-new homes at the lowest price points in the Austin metro. Plum Creek, Post Oak, and Waterleaf are the established names. Hays CISD serves the area with new campuses. The Seton Medical Center provides healthcare. Kyle’s own downtown is investing in identity. The trade-off: it’s 30–40 minutes to downtown Austin, the commercial options are still maturing, and the rapid growth has outpaced some infrastructure.

#### Kyle at a glance

| Metric | Value |
| --- | --- |
| Median | $350,000 |
| Range | $250K – $500K |
| DOM | 32 days |
| Built | 2010 – present |
| To DT | 32 min |
| HOA | $45–$65/mo |
| Effective property tax | ~2.35% |

Figures above are Q1 2025, and days on market is list-to-pending. For current metro conditions see /austin-housing-market/.

#### Getting around Kyle

Walk Score 10 / 100, Car-Dependent.

| Mode | Score |
| --- | --- |
| Bike | 15 |
| Transit | 5 |
| Groceries | 15 |
| Dining | 10 |
| Parks | 30 |
| Errands | 10 |

#### Schools serving Kyle

District: Hays CISD

- **Elem:** Negley Elementary, rated 7/10
- **Middle:** Simon Middle, rated 6/10
- **High:** Lehman High, rated 6/10

**Best for:** First-time buyers, maximum value, young families, I-35 South corridor

Private Clubs & Lifestyle

♦

- Private
- Clubs

For relocating families above a certain band, the question of which club can shape neighborhood choice as much as schools.

Country·Golf·Social·Wellness

## The Club Conversation

Membership in Austin still relies on sponsorship at the top-tier clubs. If you don’t know members at the club you want, that is a fixable problem. I can make introductions. The landscape ranges from $5K social-dining clubs downtown to $175K full-golf memberships at Austin Country Club.

The clubs listed on the following pages are the ones that relocating families ask about most. This is not exhaustive: Austin has dozens of private clubs, fitness studios, and social organizations. These are the ones where membership decisions tend to influence neighborhood choice.

Initiation fees and monthly dues are approximate as of 2025. Contact the club directly for current rates and availability.

Austin Country Club

Country Club · Westlake / Lake Austin

The premier club in Austin. Tom Fazio course on Lake Austin. Sponsor required. Reciprocals with top national clubs. Jacket encouraged at dinner. The social scene is old Austin money meets new tech wealth.

- Initiation
- $125K–$175K

- Monthly
- $1,200/mo

Barton Creek CC

Country Club & Resort · Barton Creek / West Austin

Four courses, resort amenities, multiple membership tiers. The most accessible “name” club in Austin. Omni resort on-site. Social, golf, and fitness memberships available. Good entry point for relocating families.

- Initiation
- $50K–$85K

- Monthly
- $800/mo

Austin Golf Club

Private Golf Club · Spicewood / Lake Travis

The serious golfer’s club. Hal Sutton design in the Hill Country west of Austin. Limited membership keeps the course uncrowded. No tee times, just show up and play. Minimal social programming by design.

- Initiation
- $85K–$100K

- Monthly
- $900/mo

Lost Creek CC

Country Club · Lost Creek / West Austin

The neighborhood club of West Austin. Accessible initiation, strong tennis program, family-oriented pool scene. The golf course is short but well-maintained. Most neighborhood-rooted private club in Austin.

- Initiation
- $15K–$25K

- Monthly
- $450/mo

Headliners Club

Social & Dining Club · Downtown Austin

Austin’s downtown social club. Housed in a historic building on Congress Avenue. Dining rooms, private event spaces, rooftop with Capitol views. The business-lunch club for Austin’s professional class.

- Initiation
- $5K–$8K

- Monthly
- $350/mo

University of Texas Club

Social & Dining Club · UT Campus / DKR Stadium

Located inside DKR-Texas Memorial Stadium with panoramic views of the field. Dining, events, and game-day access. Membership tied to Longhorn culture. You don’t need to be an alum, but it helps.

- Initiation
- $2K–$5K

- Monthly
- $250/mo

Lake Austin Spa Resort

Wellness & Spa · Lake Austin

Not a membership club. A destination spa on Lake Austin. All-inclusive packages include lakeside rooms, farm-to-table meals, fitness classes, and spa treatments. The escape that Austin locals keep for themselves.

- Initiation
- Day rates / packages

- Monthly
- Per visit

Spanish Oaks Golf Club

Private Golf Club · Bee Cave / Hill Country

Bobby Weed design. Exclusive membership cap. The Hill Country course that serious golfers put at the top of their Austin list. Minimal social amenities. This is a golf club, not a social club.

- Initiation
- $100K–$150K

- Monthly
- $1,000/mo

## Schools

School district is the single biggest driver of neighborhood choice for relocating families with children. In Texas, your home address determines your public school. There is no “school choice” across district lines without a transfer (which is rarely granted).

The Austin metro has 12+ independent school districts. The ones that matter most for relocating families:

Eanes ISDWest Austin. Consistently the top performer. Westlake High is the flagship. Highest tax rate in the metro. Small district, limited inventory.

Round Rock ISDNorth. Large district, strong across the board. Westwood High is the academic standout. Best value in top-tier schooling.

Leander ISDNorthwest. Fast-growing, strong investment in new campuses. Vandegrift High and Vista Ridge High are the draws.

Austin ISDCentral and South. Large and uneven. Specific feeders matter: Rosedale Elementary (9/10), Gullett (8/10), Casis (9/10) are excellent. Other feeders are weaker. Don’t judge AISD as a monolith.

Lake Travis ISDLakeway/Bee Cave. Improving and investing. Lake Travis High has strong athletics and growing academics.

## District Comparison

### Eanes ISD

West Austin

- Enrollment: ~8,200
- Tax rate: ~1.35% (M&O)
- Top school: Westlake High (10/10)
- Avg teacher exp: 14 years
- College readiness: 85%+

### Round Rock ISD

North Austin

- Enrollment: ~48,000
- Tax rate: ~1.28% (M&O)
- Top school: Westwood High (9/10)
- Avg teacher exp: 12 years
- College readiness: 72%

### Leander ISD

Northwest Austin

- Enrollment: ~42,000
- Tax rate: ~1.27% (M&O)
- Top school: Vandegrift High (9/10)
- Avg teacher exp: 11 years
- College readiness: 68%

### Austin ISD

Central & South Austin

- Enrollment: ~75,000
- Tax rate: ~1.10% (M&O)
- Top school: LASA High (10/10)
- Avg teacher exp: 12 years
- College readiness: 55% (varies widely)

### Lake Travis ISD

Lakeway / Bee Cave

- Enrollment: ~12,000
- Tax rate: ~1.22% (M&O)
- Top school: Lake Travis High (8/10)
- Avg teacher exp: 11 years
- College readiness: 65%

### Georgetown ISD

Georgetown

- Enrollment: ~14,000
- Tax rate: ~1.30% (M&O)
- Top school: Georgetown High (8/10)
- Avg teacher exp: 10 years
- College readiness: 60%

M&O = Maintenance & Operations rate. Total tax includes I&S (debt service). Ratings from GreatSchools.org, 2024–2025.

## Private School Directory

College Prep

- St. Stephen’s Episcopal: Grades 6–12, $32K
- St. Andrew’s Episcopal: PK–12, $28K
- Austin Prep Academy: Grades 9–12, $22K

Catholic

- St. Michael’s Academy: Grades 9–12, $18K
- Holy Trinity Catholic: PK–8, $12K
- St. Austin Catholic: PK–8, $10K

Montessori

- Austin Montessori: Toddler–8, $16K
- Escuela del Alma: PK–6, $14K

Bilingual / International

- Austin International School: PK–5, $16K
- Escuelíta del Alma: PK–6, $14K

Waldorf

Austin Waldorf School: PK–8, $18K

Special Focus

- The Khabele School: PK–12, $22K
- Griffin School: Grades 6–12, $20K
- Regents School of Austin: PK–12, $16K

Tuition figures are approximate annual rates for 2024–2025. Many schools offer financial aid. Contact admissions directly for current availability and wait list status.

## Culture & Music

Austin is the Live Music Capital of the World, not because of marketing, but because there are more live music venues per capita than anywhere else in the country. The Continental Club, Stubb’s, Mohawk, ACL Live, and hundreds of smaller rooms host live music every night of the week. ACL Festival (October) and SXSW (March) are the tentpole events, but the real scene is the Tuesday night residencies and the songwriter rounds that nobody outside Austin knows about. Beyond music: the Blanton Museum, the Contemporary Austin, the Paramount Theatre, BookPeople, and a literary scene that punches above its weight.

## Food & Drink

Austin’s food scene has evolved from “great barbecue and tacos” to a legitimate culinary destination. Franklin Barbecue set the standard, but the real story is the breadth: Suerte (Mexican-inspired), Uchi (Japanese), Emmer & Rye (seasonal American), Odd Duck (farm-to-table), and the food truck parks that incubate the next wave. The coffee scene rivals Portland: Houndstooth, Merit, Fleet, Medici. Craft breweries are everywhere: Jester King, Live Oak, Pinthouse. The wine scene is growing, anchored by the Hill Country vineyards along 290. Taco culture is not a cliché: Veracruz All Natural, Valentina’s, Tamale House East, and your neighborhood truck are daily life.

## Outdoor Life

Three hundred days of sunshine, Lady Bird Lake through the middle of town, and the Barton Creek Greenbelt in your backyard. Austin is an outdoor city by default. The Butler Hike-and-Bike Trail (10 miles around Lady Bird Lake) is the communal living room. Barton Springs Pool is 68°F year-round. Zilker Park hosts everything from kite festivals to ACL. Further out: Lake Travis and Lake Austin for boating, McKinney Falls State Park for hiking, and the Hill Country for weekend camping. Mountain biking is serious here: Walnut Creek, Slaughter Creek, and Emma Long are the local circuits. Pickleball has taken over every available court.

## Family Life

Austin is a family city disguised as a cool city. The family infrastructure is strong: excellent pediatric healthcare (Dell Children’s Medical Center), children’s museums (Thinkery), public libraries, community pools in nearly every neighborhood, and a parks system that covers the metro. Youth sports are organized and competitive: soccer, baseball, swimming, and lacrosse are the big four. Summer camps range from outdoor adventures to tech/coding programs. The farmers’ markets (SFC, Mueller, Sunset Valley) are weekly family rituals. The trade-off: childcare is expensive ($1,500–$2,500/month for infant care), and the best daycares have 6–12 month wait lists. Plan ahead.

## Relocation Checklist

### Before You Visit

- Define your three non-negotiables (schools, commute, lifestyle)
- Set a realistic budget (include property tax in monthly calc)
- Get pre-approved with a Texas lender
- Research school districts, not just schools
- Schedule a call with Mike to narrow regions

### During Your Visit

- Drive the commute at rush hour (8 AM, 5:30 PM)
- Visit target schools in session
- Eat in each neighborhood (the food tells you everything)
- Walk the neighborhood at 7 PM on a weekday
- Check grocery stores (H-E-B vs. Central Market vs. Whole Foods)
- Visit in summer if possible (test the heat)

### Making an Offer

- Understand Texas contract timelines (option period, financing contingency)
- Budget $500–$1,000 for option period (negotiable, non-refundable)
- Get a foundation inspection (Texas-specific, critical)
- Ask about flood zone and drainage
- Check for active permits or recent renovations without permits
- Verify HOA rules and fees if applicable

### After Closing

- File homestead exemption (within 90 days or by April 30)
- Set up foundation watering schedule (this is real)
- Transfer driver’s license within 90 days
- Register vehicles within 30 days
- Update voter registration
- Find your three: coffee shop, taco place, hardware store
- Set a calendar reminder to protest your appraisal (May 15 deadline)

Foundation watering. Texas clay soil expands and contracts with moisture. During drought (June–September), you need a soaker hose around your foundation running 30 minutes every other day. This is not optional, foundation repairs cost $5K–$30K. Every Texas homeowner learns this lesson; the question is whether you learn it before or after the cracks appear.

## Let’s Talk.

I’ll meet you for coffee, walk you through the neighborhoods that fit, and tell you which ones don’t.

- Mike Vilece
- The Austin Local Group at Compass
- mike.vilece@compass.com
- theaustinlocalgroup.com

---

## Contact

Mike Vilece · The Austin Local Group at Compass · Austin, TX
Email: mike.vilece@compass.com
Web: https://theaustinlocalgroup.com/#contact