Best Cities to Live Near Austin, TX — A Homebuyer’s Guide
The best places to live around Austin depend on what you value most. For family-friendly stability and job access, Round Rock and Cedar Park shine. Seek luxury and Hill Country scenery in West Lake Hills, Bee Cave, or Lakeway. For culture and community, look to East Austin or historic Georgetown. Below, compare seven standout cities and seven beloved neighborhoods, then dive into detailed pros, pricing, schools, and commute realities.
Neighborhood guide
- Round Rock: Family-friendly city with strong schools, jobs, and parks; frequently ranked among Texas’s best places to live.
- Cedar Park: Safe, high-performing schools and plentiful amenities, with quick access to Austin’s tech corridors.
- Georgetown: Charming town square, high quality of life, and growing healthcare and tech employment base.
- West Lake Hills: Boutique hillside city prized for privacy, luxury homes, lake and greenbelt access, and top-rated schools.
- Bee Cave: Upscale suburb blending nature, shopping, and schools; a gateway to the Hill Country and Lake Travis.
- Lakeway: Lakeside lifestyle with marinas, golf, and master-planned communities near the water.
- Buda & Kyle: Rapid-growth neighbors south of Austin offering more attainable pricing and easy I-35 commutes.
Key Takeaways
- Round Rock and Cedar Park lead for family amenities, career options, and consistently strong public schools.
- Georgetown blends small-town charm with a growing healthcare and tech job base and a celebrated town square.
- West Lake Hills, Bee Cave, and Lakeway deliver luxury homes, hilltop views, and quick access to lakes and trails.
- East Austin, Zilker–Barton Hills, and South Congress offer lively culture, nightlife, and short downtown commutes.
- Neighborhoods like Mueller, Tarrytown, Circle C Ranch, and Steiner Ranch suit buyers craving community and amenities.
- Confirm school zones via TXSchools.gov; boundary nuances can shift bus routes, lotteries, and resale value.
- Price to recent pendings and use targeted credits or buydowns instead of broad list-price cuts.
Which Austin-Area Cities Stand Out Right Now?
Several cities around Austin stand out for families, professionals, and retirees. Round Rock and Cedar Park offer a mix of strong schools, low crime, and reliable commutes; Georgetown brings a slower pace and a beloved town square; West Lake Hills, Bee Cave, and Lakeway emphasize luxury and Hill Country scenery; while Buda and Kyle provide budget-friendlier paths into the metro. Before touring, review official resources like U.S. Census QuickFacts for population and income trends and TxDOT’s Austin District for corridor construction that can affect commute times.
| City | Typical Home Price Range | Primary ISD | Commute to Downtown Austin (typical) | Notable Traits |
|---|---|---|---|---|
| Round Rock | $375K–$700K+ | Round Rock ISD | 25–35 minutes (I-35/TX-45) | Family-friendly, major employers, robust parks |
| Cedar Park | $400K–$800K+ | Leander ISD | 25–40 minutes (US-183/183A) | Strong schools, suburban amenities, low crime |
| Georgetown | $375K–$800K+ | Georgetown ISD | 35–50 minutes (I-35/130) | Historic square, slower pace, new hospitals |
| West Lake Hills | $1.2M–$5M+ | Eanes ISD | 10–20 minutes (Loop 360/MoPac) | Luxury, privacy, hilltop views, lake access |
| Bee Cave | $700K–$1.5M+ | Lake Travis ISD | 25–35 minutes (Hwy 71) | Upscale retail, trails, Hill Country gateway |
| Lakeway | $500K–$1.5M+ | Lake Travis ISD | 30–45 minutes (Ranch Rd 620) | Marinas, golf, master-planned communities |
| Buda & Kyle | $325K–$600K+ | Hays CISD | 25–40 minutes (I-35) | More attainable pricing, rapid growth, suburban feel |
To evaluate school performance and boundary nuances across these cities, consult TXSchools.gov, which aggregates Texas Education Agency accountability ratings and campus-level details. For local services, development updates, and community plans, use the official portals for Round Rock, Cedar Park, Georgetown, West Lake Hills, Bee Cave, Lakeway, and Buda. Transit-minded buyers should also review route maps and park-and-ride options at CapMetro for regional service.
Round Rock
Round Rock balances community, jobs, and schools in a way few suburban markets can match. Expect mid-to-upper-$300Ks to the $700Ks for most single-family homes, with premiums around Brushy Creek parks and top campuses. The city’s economic engine—healthcare, tech, and professional services—supports stable demand, and everyday life is streamlined by plentiful retail and recreation. For local plans and parks, see the City of Round Rock; for school accountability, visit TXSchools.gov.
- Schools & programs: Round Rock ISD offers a wide range of magnets, CTE pathways, and consistently strong academic outcomes across multiple high schools.
- Jobs & economy: Proximity to Dell, Apple, and regional healthcare hubs keeps local unemployment low and supports long-term home value stability.
- Daily life: Abundant parks, sports complexes, and shopping centers shorten errands, with easy access to I-35 and SH-45 for wider commutes.
- Buyer profile: Ideal for households seeking predictable schools, newer housing stock, and a tight-knit community feel without sacrificing convenience.
Cedar Park
Cedar Park is a favorite for families drawn to strong schools and a suburban lifestyle near the Northwest tech corridor. Home prices generally range from the low $400Ks into the $800Ks, with newer master-planned neighborhoods delivering pools, trails, and community centers. For civic updates and parks, consult the City of Cedar Park and TXSchools.gov. Commuters should review TxDOT’s 183/183A projects when timing daily drives.
- Schools: Leander ISD schools often post excellent metrics and offer robust AP, dual-credit, and extracurricular opportunities across multiple campuses.
- Housing: Mix of new construction and established subdivisions with sidewalks; many homes feature open plans and energy-efficient systems that reduce utilities.
- Recreation: Lake access, Brushy Creek Trail, sports parks, and family entertainment districts support active lifestyles with minimal travel time.
- Resale outlook: Ongoing regional job growth and limited land supply have historically supported home price appreciation and low days on market.
Georgetown
Georgetown offers a compelling mix of affordability, character, and convenience. Median price points range from the mid-$300Ks upward, with stone-clad homes on larger lots and a nationally recognized town square. The city’s growth is anchored by healthcare and advanced manufacturing. Explore municipal services at City of Georgetown and school metrics via TXSchools.gov. For demographic benchmarks, see Census QuickFacts.
- Character: A vibrant town square, festivals, and San Gabriel River access distinguish the area from denser northern suburbs.
- Housing: Options span craftsman and ranch homes to newer master-planned communities with pools and trails.
- Commute: I-35 and SH-130 provide multiple routes; plan around peak times and construction when scheduling school or office arrivals.
- Who it fits: Buyers seeking space, community, and a strong sense of place with relatively predictable pricing.
West Lake Hills
West Lake Hills is a distinct, upscale city in the hills west of downtown, renowned for privacy, views, and top-ranked Eanes ISD campuses. Homes typically start above $1.2M, with many custom estates set on wooded lots near Lake Austin and Barton Creek. For city services and development resources, see the City of West Lake Hills. To verify school zoning and accountability, consult TXSchools.gov.
- Setting: Serene, leafy hills with quick access to downtown via Loop 360 and Bee Caves Road; limited commercial core preserves tranquility.
- Housing: Architect-designed residences with pools, guest casitas, and panoramic vistas command premium pricing and strong resale.
- Outdoor life: Minutes to lakeside parks, greenbelt trailheads, and waterfront recreation; shade and elevation moderate summer heat.
- Buyer profile: Households prioritizing top-tier schools, privacy, and proximity to central Austin’s cultural and employment centers.
Bee Cave
Bee Cave offers an upscale, outdoors-forward lifestyle at the doorstep of the Hill Country. With many homes in the $700Ks to $1.5M+ range and access to Lake Travis ISD, it’s a favorite for buyers who want modern retail and dining amid scenic terrain. City and park information is available through the City of Bee Cave; traffic and roadway updates are on TxDOT Austin.
- Amenities: Hill Country Galleria, hike-and-bike trails, and nearby lake access create weekend-friendly living.
- Schools: Served predominantly by Lake Travis ISD, a frequent regional standout for academics and extracurriculars.
- Housing stock: Newer construction with contemporary finishes; communities often include pools, pocket parks, and trail networks.
- Who it fits: Buyers seeking a refined aesthetic, outdoor recreation, and a short drive to west-side employers.
Lakeway
Lakeway is synonymous with the Lake Travis lifestyle: waterfront recreation, golf, and master-planned neighborhoods with robust amenities. Prices typically span the $500Ks to $1.5M+ depending on water access, views, and newness. For marina info and lake operations, review the Lower Colorado River Authority (LCRA); for local services and permitting, visit the City of Lakeway. School ratings and boundaries are available at TXSchools.gov.
- Lifestyle: Boating, golf, and resort-style amenities are central; marinas and greenbelts sit minutes from most neighborhoods.
- Resale dynamics: Water views and proximity to marinas command large premiums and bolster long-term value retention.
- Commute: Access via Ranch Road 620; plan for school-year traffic and seasonal lake travel patterns when timing drives.
- Buyer profile: Households prioritizing outdoor recreation and suburban privacy within reach of Austin’s west-side employment nodes.
Buda & Kyle
Buda and Kyle have transformed into high-growth communities offering relative affordability and fast I-35 access to central Austin and San Marcos. Typical pricing runs from the low-$300Ks into the $600Ks, with a mix of new subdivisions and established neighborhoods. For city services and growth plans, see City of Buda and City of Kyle. School details are available through Hays CISD at hayscisd.net.
- Value: Lower price points and growing retail and dining make these towns compelling for first-time buyers and move-up families.
- Commute & access: I-35 is the backbone; proximity to jobs in Austin or San Marcos requires peak-hour strategy and flexible schedules.
- Housing mix: New-build communities with amenity centers, trails, and family-oriented plans; older cores offer larger lots and renovation potential.
- Trajectory: Continued population growth, new employers, and infrastructure projects suggest durable demand and gradual appreciation.
Which Austin Neighborhoods Consistently Rank High?
Within the City of Austin, several neighborhoods combine lifestyle, location, and long-term value. East Austin blends historic fabric with creative energy; Zilker–Barton Hills puts Zilker Park and Lady Bird Lake at your doorstep; South Congress & Bouldin Creek center on walkable dining and nightlife; Mueller offers a master-planned, mixed-use community; Tarrytown brings leafy streets near downtown; Circle C Ranch adds a suburban feel with top amenities; and Steiner Ranch delivers lake-and-hill country living within city limits. For city services and parks, review AustinTexas.gov and Austin Parks & Recreation.
| Neighborhood | Vibe | Typical Home Price Range | Commute to Downtown | School Zone (Typical) |
|---|---|---|---|---|
| East Austin | Creative, historic, walkable | $500K–$1.2M+ | 5–15 minutes | Austin ISD (varies by tract) |
| Zilker & Barton Hills | Park-side, outdoorsy, lively | $800K–$2M+ | 5–15 minutes | Austin ISD |
| South Congress & Bouldin Creek | Iconic shopping, dining, nightlife | $700K–$1.8M+ | 5–15 minutes | Austin ISD |
| Mueller | Planned, parks, modern townhomes | $600K–$1.2M+ | 10–20 minutes | Austin ISD |
| Tarrytown | Leafy, classic, near UT/Lake | $1M–$5M+ | 10 minutes | Austin ISD |
| Circle C Ranch | Suburban, amenity-rich, trails | $550K–$1.2M+ | 20–35 minutes | Austin ISD |
| Steiner Ranch | Hill Country, lake-adjacent | $700K–$1.5M+ | 25–35 minutes | Leander ISD |
East Austin
East Austin has evolved into a hub of creativity and entrepreneurship, with breweries, art spaces, and walkable streets minutes from downtown. Housing ranges from renovated bungalows to modern ADU-friendly lots, typically $500K to $1.2M+. For neighborhood plans, zoning, and mobility projects, review the City’s resources at AustinTexas.gov. Check school details on TXSchools.gov before you write.
- Character: Historic homes beside new builds foster a dynamic streetscape and strong local restaurant, coffee, and arts culture.
- Housing: Mixture of cottages, modern infill, and small-lot development; ADU potential can add flexibility or rental income.
- Mobility: Close to downtown, with bike lanes and frequent transit; review parking and permitting for remodels or short-term rental rules.
- Buyer fit: Ideal for those prioritizing urban energy, short commutes, and access to music, tech, and creative scenes.
Zilker & Barton Hills
These adjacent south-central neighborhoods deliver instant access to Zilker Park, the Barton Creek Greenbelt, and Barton Springs Pool. Expect $800K to $2M+ for updated bungalows and mid-century homes near the park. For trail maps and event calendars, consult Austin Parks & Recreation. School zoning is available at Austin ISD.
- Lifestyle: Picnic on the Great Lawn, paddleboard on Lady Bird Lake, and stroll to music venues and eateries.
- Housing: Blend of classic cottages and contemporary builds; lots with canopy or greenbelt adjacency draw higher demand.
- Access: Short trips to downtown and SoCo; expect festival traffic spikes during ACL and major events.
- Resale: Blue-chip location drives resilience; well-located properties often see steady appreciation.
South Congress & Bouldin Creek
South Congress (SoCo) and neighboring Bouldin deliver quintessential Austin character—iconic boutiques, live music, and beloved eateries—paired with quick downtown access. Homes range from renovated cottages to sleek townhomes and custom infill, generally $700K to $1.8M+. City permitting tools for remodels/additions are at Development Services.
- Everyday life: Walk to cafés, murals, and pocket parks; abundant rideshare options reduce parking stress.
- Housing mix: Historic bungalows meet modern designs; consider compatibility standards and tree protections when planning updates.
- Who it fits: Buyers who prioritize character, culture, and a car-light lifestyle close to the city’s core.
- Resale: Name recognition and walkability support long-term demand, especially for well-located, well-maintained properties.
Mueller
Built on the former airport, Mueller is a master-planned community with parks, trails, and a lively town center. Prices for single-family homes and townhomes typically range from the $600Ks to $1.2M+. Review the community plan at Austin’s Mueller portal and check school options on TXSchools.gov.
- Design & amenities: Walkable grid, community pools, farmers market, and energy-efficient homes with modern architecture.
- Access: Central location near UT, Dell Children’s Medical Center, and major employers; strong bike and bus connectivity.
- Buyer fit: Households seeking newer homes with urban conveniences and lower maintenance than older in-town housing stock.
- Market dynamics: Limited inventory and amenity depth support values; HOA standards maintain cohesive streetscapes.
Tarrytown
Tarrytown is a stately, tree-canopied enclave west of downtown known for gracious older homes, quiet streets, and quick access to Lake Austin. Typical prices span $1M to $5M+, reflecting lot size and proximity to waterfront. City utilities, tree permits, and historic considerations are outlined at AustinTexas.gov.
- Character: Classic architecture and established landscaping foster lasting curb appeal and neighborhood identity.
- Access: Minutes to downtown, UT, and lakeside recreation; strong central-city convenience.
- Housing: Mix of renovated mid-century homes and high-end custom builds on quiet residential blocks.
- Buyer fit: Those seeking a refined, central address with excellent connectivity and long-term value.
Circle C Ranch
In southwest Austin, Circle C Ranch pairs a suburban feel with quick access to downtown via MoPac. Homes typically range from the mid-$500Ks to $1.2M+, anchored by pools, trail networks, and acclaimed schools. For traffic updates before tours or commutes, check TxDOT Austin. School accountability is available through TXSchools.gov.
- Lifestyle: Family-oriented amenities, greenbelt access, and a robust network of parks and community centers.
- Housing: Primarily 1990s–2010s homes with updated kitchens and energy features; many cul-de-sac and greenbelt lots.
- Resale: Consistent demand due to location and schools; well-kept homes move quickly in balanced markets.
- Buyer fit: Families seeking reliable schools, easier commutes, and amenity-rich neighborhoods without leaving city limits.
Steiner Ranch
Steiner Ranch offers resort-style living along Lake Austin, with trails, pools, and neighborhood access to the water. Prices usually range from the $700Ks to $1.5M+. The community sits in Leander ISD, known for strong academics—verify campus assignments on TXSchools.gov. For lake levels and park access, see the LCRA.
- Outdoor focus: Miles of greenbelt trails, lake access, and neighborhood pools encourage an active, nature-forward lifestyle.
- Housing: Larger homes on scenic lots; newer construction with ample outdoor living and family-friendly floorplans.
- Access: Commuting via RM 620/2222; plan for peak-hour traffic patterns when timing school and work trips.
- Buyer fit: Ideal for families seeking a Hill Country setting without leaving the Austin city limits.
How to Choose the Right Austin-Area City or Neighborhood
Start with your must-haves—schools, commute time, budget, and lifestyle—then layer in objective data and on-the-ground experience. Use TXSchools.gov for accountability ratings; check the TxDOT Austin District for roadway projects; review city portals for permitting rules; and confirm utilities, taxes, and HOA obligations before you write. Finally, tour at rush hour and on weekends to see how traffic and noise change the feel of each area.
- Define priorities: Rank school needs, commute thresholds, lot size, and must-have amenities; set a monthly payment ceiling including taxes, insurance, and utilities.
- Validate the data: Pull official school ratings, examine property tax estimates, and review city or county plans that could affect future value.
- Stress-test location: Drive likely routes at peak times; examine transit options; check flood maps and topography for drainage or wildfire risk.
- Price to pendings: Use the last 30 days of accepted contracts plus recent sales to set a competitive offer band.
- Use smart concessions: If affordability is tight, consider targeted credits or a 2-1 buydown rather than broad price reductions that hurt comps.
Nearby Guides
The Bottom Line
The Austin area now spans a spectrum of lifestyles. If you want top-tier schools and corporate anchors, Round Rock and Cedar Park deliver. For classic character and culture, explore East Austin, Zilker–Barton Hills, or South Congress. Seek privacy and hilltop elegance in West Lake Hills or Bee Cave, or target Lakeway, Steiner Ranch, and other lakeside options if outdoor living tops your list. More budget-minded? Buda and Kyle open doors without sacrificing access to jobs and healthcare. Whatever your priorities, ground your search in data, tour at the times you’ll actually live there, and work with a local expert who can help you price to the current market while protecting your future resale value.
Frequently Asked Questions
How do I compare school quality across different cities?
Use TXSchools.gov for official Texas accountability ratings, then cross-check feeder patterns and program options on each district’s website to confirm campus boundaries.
What’s the best city near Austin for families?
Round Rock and Cedar Park consistently score well for safety, school performance, and amenities. Georgetown and Buda also offer strong value with growing services.
How can I gauge commute times before I buy?
Drive your likely route during peak hours, consult TxDOT’s Austin project updates, and review CapMetro bus and rail options for park-and-ride alternatives.
Where should I look for luxury homes near Austin?
West Lake Hills, Bee Cave, and Lakeway offer high-end builds, top schools, and convenient access to lakes, greenbelts, and west-side employers.
What if I want a walkable, culture-rich neighborhood?
East Austin, Zilker–Barton Hills, South Congress, and parts of central Austin offer vibrant dining, music, and short commutes with diverse housing choices.
Are there affordable options close to Austin?
Buda and Kyle to the south and parts of Pflugerville to the northeast typically offer lower price points while keeping you within a short drive of Austin.
h3>How do HOAs and property taxes vary by area?Master-planned communities often include HOA dues for amenities and maintenance. Use Comal or Travis County appraisal district tools to estimate property taxes by address.
Should I consider concessions instead of lowering my price?
Yes. Targeted closing cost credits or a temporary rate buydown can improve buyer affordability while preserving your recorded sale price for future comps.
What due diligence is unique to Hill Country properties?
Check floodplain maps, slope, and wildfire risk; verify water source and septic systems when applicable; and review local permitting and tree-protection rules.
How many homes should I tour before deciding?
Most buyers tour 6–10 homes. Focus on your must-haves, compare recent comps, and revisit your top two at different times of day to confirm fit.
