The best city near Austin depends on your budget, commute direction, and school district. Williamson County’s median sits at $399,900 and Hays County’s at $355,000 as of August 2026, while the City of Austin median is $560,000. This guide compares nine cities across those factors.
MSA Median
- $412,000 across the Austin-Round Rock-San Marcos MSA in August 2026, down 6.4% year over year, per the Unlock MLS Central Texas Housing Report.
- The metro stretches from Georgetown to San Marcos and includes suburbs with price points below the City of Austin figure.
Williamson County Median
- $399,900 in August 2026, down 5.9% year over year.
- Covers Round Rock, Cedar Park, Georgetown, Leander, Hutto, and Liberty Hill. City-level medians vary within the county.
Hays County Median
- $355,000 in August 2026, down 1.4% year over year.
- Covers Kyle, Buda, San Marcos, and Dripping Springs.
City of Austin Median
- $560,000 in August 2026, down 4.3% year over year.
- Covers only transactions within Austin city limits, where central neighborhoods carry land-value premiums.
How do prices outside Austin compare to the city?
The City of Austin median was $560,000 in August 2026. The MSA median was $412,000 the same month. Williamson County came in at $399,900 and Hays County at $355,000. The gap exists because suburbs with newer construction and available land pull county medians below the Austin city figure. Use the county median as a starting point and check the Austin listings page for live prices.
Which school districts serve which cities?
Round Rock has Round Rock ISD. Cedar Park has Leander ISD with some Round Rock ISD zones. Georgetown has Georgetown ISD. Pflugerville has Pflugerville ISD. Leander has Leander ISD. Hutto has Hutto ISD. Liberty Hill has Liberty Hill ISD. Kyle and Buda have Hays CISD. Campus assignments vary by address within every district. Verify the exact campus for your property before making an offer.
How do I compare commute directions?
Commute times vary by departure time, route, toll use, and workplace location. Cities north along I-35 connect to downtown and north Austin. Cities along 183A connect to the northwest tech corridor. Cities south along I-35 connect to south Austin and San Marcos. Use the commute stress test to model your specific route at rush hour before making a decision.
The Bottom Line Up Front
Nine cities near Austin span Williamson and Hays counties with county medians of $399,900 and $355,000, compared to the City of Austin median of $560,000, all as of August 2026. Each city trades off price, commute direction, school district, and growth stage differently. This guide uses Unlock MLS county-level data, names school districts without rating them, describes commute directions without stating times, and links the tools to run your own numbers.
How Prices Compare Across the Austin Metro
All median prices below are county-level figures from the Unlock MLS August 2026 Central Texas Housing Report. Individual cities within each county may price above or below the county median. For current city-level pricing, use the listing page linked in each row.
| City | County | County Median, Aug 2026 | Direction from Austin | School Districts | Tax and MUD Notes | Main Tradeoff |
|---|---|---|---|---|---|---|
| Round Rock | Williamson | $399,900 | North, I-35 | Round Rock ISD | Varies by taxing unit | I-35 congestion at peak hours |
| Cedar Park | Williamson | $399,900 | Northwest, 183A | Leander ISD, some RRISD | Varies by taxing unit | 183A toll is the primary commute route |
| Georgetown | Williamson | $399,900 | North, I-35 | Georgetown ISD | Varies by taxing unit | Farthest north on the I-35 corridor |
| Pflugerville | Travis, some Williamson | $489,000 Travis County | Northeast, 130 and I-35 | Pflugerville ISD | Varies by taxing unit | County median includes Austin; city prices differ |
| Leander | Williamson | $399,900 | Northwest, 183A | Leander ISD | MUD or PID in newer areas | Infrastructure catching up with growth |
| Hutto | Williamson | $399,900 | Northeast, 130 | Hutto ISD | MUD or PID in newer areas | Rapid growth, long drive to central Austin |
| Liberty Hill | Williamson | $399,900 | Northwest, US 183 | Liberty Hill ISD | MUD or PID in newer areas | Long commute, fast-growing infrastructure |
| Kyle | Hays | $355,000 | South, I-35 | Hays CISD | Varies by taxing unit | I-35 south corridor congestion |
| Buda | Hays | $355,000 | South, I-35 | Hays CISD | Varies by taxing unit | Retail and services still developing |
County medians include all cities and unincorporated areas within each county. The Williamson County median of $399,900 covers everything from Round Rock to Liberty Hill. The Travis County median of $489,000 includes the City of Austin, which pulls it above the price level in Pflugerville and other Travis County suburbs. Use the city listing pages linked above to see current inventory. For tax details by address, use the escrow shock test.
Round Rock
Round Rock sits directly north of Austin along I-35. The city spans both sides of the highway, with established neighborhoods west of I-35 and newer development east. Dell Technologies maintains a presence here, and the city operates its own parks, library, and recreation system independently from Austin.
- County and median: Williamson County median $399,900, August 2026. City-level pricing varies by subdivision and age of construction. See Round Rock listings.
- School district: Round Rock ISD. Campus assignments are address-specific. Verify before making an offer.
- Commute direction: North along I-35 to downtown Austin and the north tech corridor. I-35 carries peak-hour congestion in both directions. Use the commute stress test to model your route.
- What to verify: Tax rates vary by taxing unit. MUD or PID assessments may apply in newer subdivisions. Confirm the full tax stack and school campus for your address.
Cedar Park
Cedar Park sits northwest of Austin along the 183A toll corridor. The city draws buyers who work in the northwest tech corridor. Housing stock includes both established neighborhoods and newer master-planned communities.
- County and median: Williamson County median $399,900, August 2026. See Cedar Park listings.
- School district: Leander ISD primarily, with some Round Rock ISD zones depending on address. District boundaries split some neighborhoods.
- Commute direction: Northwest via 183A toll road to the tech corridor. Surface-street alternatives exist but add time during peak hours.
- What to verify: Which ISD your address feeds into. Whether the subdivision carries HOA, MUD, or PID assessments.
Georgetown
Georgetown sits at the north end of the Austin metro along I-35. The city centers on a historic downtown square with shops and restaurants. Sun City, a large active-adult community, draws retirees. Newer master-planned neighborhoods extend south and east.
- County and median: Williamson County median $399,900, August 2026. See Georgetown listings.
- School district: Georgetown ISD.
- Commute direction: North along I-35 to Austin. Georgetown is the farthest north city on the I-35 corridor in this guide.
- Character: Historic downtown square, Sun City retirement community, and a mix of older and newer housing stock.
Pflugerville
Pflugerville sits northeast of Austin and straddles Travis and Williamson counties. The city offers a mix of established neighborhoods and newer subdivisions. SH 130 and I-35 provide the primary north-south routes, while SH 45 connects east-west.
- County and median: Travis County median $489,000, August 2026. This median includes all of Austin, so it sits above actual Pflugerville price levels. Some addresses fall in Williamson County, where the median is $399,900. See Pflugerville listings for current prices.
- School district: Pflugerville ISD. Campus assignments are address-specific.
- Commute direction: Northeast via SH 130 or I-35 to Austin. SH 130 is a toll road that bypasses I-35 congestion.
- What to verify: Whether your address sits in Travis or Williamson County, as tax jurisdictions and services differ.
Leander
Leander sits northwest of Austin beyond Cedar Park along the 183A corridor. The city has grown rapidly with new master-planned communities. A Capital MetroRail station provides rail access to downtown Austin, though service frequency is limited.
- County and median: Williamson County median $399,900, August 2026. See Leander listings.
- School district: Leander ISD.
- Commute direction: Northwest via 183A toll road. MetroRail is an option for downtown commuters, though schedules are limited.
- What to verify: Newer subdivisions may carry MUD or PID assessments that add to your monthly housing cost. Confirm before closing.
Hutto
Hutto sits northeast of Round Rock along SH 130. The city offers newer construction that draws buyers looking for space. Growth has been rapid, and infrastructure is expanding to match.
- County and median: Williamson County median $399,900, August 2026. See Hutto listings.
- School district: Hutto ISD. Rapid enrollment growth means school capacity is a factor to check.
- Commute direction: Northeast via SH 130 toll road or I-35 through Round Rock. The drive to central Austin passes through Round Rock.
- What to verify: MUD or PID assessments in newer subdivisions. Road and school infrastructure relative to the pace of new construction.
Liberty Hill
Liberty Hill sits northwest of Austin along US 183, beyond Leander and Cedar Park. The city draws buyers looking for larger lots and newer construction. Growth has accelerated, and the city is building out retail and services to support new residents.
- County and median: Williamson County median $399,900, August 2026. See Liberty Hill listings.
- School district: Liberty Hill ISD.
- Commute direction: Northwest via US 183 to Austin. This is the farthest northwest city in this guide.
- What to verify: MUD or PID assessments are common in newer subdivisions. Road infrastructure is expanding but may lag behind new construction.
Kyle
Kyle sits south of Austin along I-35 in Hays County. The city has grown rapidly with new master-planned communities and commercial development along I-35. Kyle offers entry at the Hays County median, which sits below the Williamson County figure.
- County and median: Hays County median $355,000, August 2026. See Kyle listings.
- School district: Hays CISD. Campus assignments are address-specific.
- Commute direction: South along I-35 to Austin. I-35 through south Austin carries congestion during peak hours.
- What to verify: Tax jurisdictions and MUD status. Confirm whether your subdivision is inside or outside Kyle city limits, as services and rates differ.
Buda
Buda sits south of Austin along I-35 between Kyle and the southern edge of Austin. The city retains a smaller-town character in some areas, though new development is expanding retail and services.
- County and median: Hays County median $355,000, August 2026. See Buda listings.
- School district: Hays CISD.
- Commute direction: South along I-35 to Austin. Similar south-corridor dynamics as Kyle.
- What to verify: Retail and daily services are still developing in some areas. Check proximity to grocery, medical, and schools relative to your specific subdivision.
Also Consider
Several other cities near Austin serve specific buyer profiles. None carry city-level median data from the Unlock MLS report, so use the county medians and listing pages as starting points.
- Lakeway and Bee Cave: West of Austin along the Lake Travis corridor in Travis County. Travis County median $489,000, August 2026. Lake Travis ISD serves the area.
- Dripping Springs: Southwest of Austin in Hays County. Hays County median $355,000, August 2026. Dripping Springs ISD serves the city. Larger lots and a Hill Country setting. See Dripping Springs listings.
- Manor: East of Austin in Travis County. Travis County median $489,000, August 2026. Manor ISD serves the city.
- San Marcos: South of Kyle in Hays County. Hays County median $355,000, August 2026. Home to Texas State University. San Marcos CISD serves the city.
For a detailed look at Austin neighborhoods inside city limits, see the best neighborhoods to live in Austin guide. For the full buying process, see the guide to buying a home in Austin.
Frequently Asked Questions
What cities are near Austin, TX?
Cities near Austin include Round Rock, Cedar Park, Georgetown, Pflugerville, Leander, Hutto, and Liberty Hill to the north and northwest, and Kyle, Buda, and San Marcos to the south. Lakeway, Bee Cave, and Dripping Springs sit to the west. Each falls in a different county with a different median price level. The comparison table above maps all nine main cities by county, school district, and commute direction.
How do the county medians compare?
Among the three counties in this guide, Hays County had the lowest median at $355,000 in August 2026, covering Kyle, Buda, San Marcos, and Dripping Springs. Williamson County came in at $399,900, covering Round Rock, Cedar Park, Georgetown, Leander, Hutto, and Liberty Hill. Travis County’s median of $489,000 includes the City of Austin. Other counties in the Austin MSA, including Bastrop and Caldwell, also carry medians published in the Unlock MLS report.
Which school districts serve the cities near Austin?
Round Rock ISD serves Round Rock. Leander ISD serves Cedar Park and Leander, with some Round Rock ISD zones in Cedar Park. Georgetown ISD serves Georgetown. Pflugerville ISD serves Pflugerville. Hutto ISD serves Hutto. Liberty Hill ISD serves Liberty Hill. Hays CISD serves Kyle and Buda. Campus assignments are address-specific within every district.
How do property taxes work across these cities?
Texas property taxes are set by a stack of taxing units: city, county, school district, and any special districts like MUDs or PIDs. The total rate varies by address, not just by city. Newer subdivisions in Leander, Hutto, and Liberty Hill may carry MUD or PID assessments that add to the base rate. Use the escrow shock test to model the full tax and insurance cost for a specific address.
Which cities connect to north Austin and the tech corridor?
Round Rock, Cedar Park, and Leander sit along the north and northwest routes to the Domain, Apple, and other north Austin employers. Round Rock uses I-35. Cedar Park and Leander use the 183A toll corridor. Pflugerville connects via SH 130 and I-35. Use the commute stress test to model your commute from a specific address.
Which cities are on the south I-35 corridor?
Kyle, Buda, and San Marcos sit south of Austin along I-35 in Hays County. The Hays County median of $355,000 was the lowest of the three counties in this guide as of August 2026. I-35 carries south-corridor congestion during peak hours.
What should I check before buying in an Austin suburb?
Confirm the exact school campus assignment for your address. Model the full monthly cost including property taxes, insurance, and any MUD or PID assessments. Drive your actual commute route at the time you would leave for work. Verify whether the property sits inside city limits or in an unincorporated area, as services and tax rates differ. Check flood zone status if the property sits in a low-lying area.
Are MUD and PID assessments common near Austin?
Municipal Utility Districts and Public Improvement Districts are common in newer subdivisions, particularly in Leander, Hutto, Liberty Hill, and parts of Kyle. These assessments fund infrastructure like water, roads, and drainage. They add to your monthly payment and are not always obvious in a standard mortgage estimate. Confirm MUD or PID status before closing.
Which cities near Austin have active new construction?
Hutto, Leander, Liberty Hill, Kyle, and Georgetown all have active new-construction communities. Newer construction comes with builder warranties and modern floor plans but may sit in MUD or PID districts and in areas where road and school infrastructure is still expanding. See the listing pages linked in the comparison table for current new-construction inventory.
How do I compare these cities side by side?
Start with the comparison table in this guide to narrow by county, school district, and commute direction. Then use the listing pages to compare live inventory and pricing. Model your full monthly cost using the escrow shock test. Model your commute using the commute stress test. Visit your top candidates at rush hour before committing.
Data and Methodology
Market statistics come from the Unlock MLS August 2026 Central Texas Housing Report, which covers the Austin-Round Rock-San Marcos MSA. All median prices are county-level figures and do not represent any individual city’s median. School district names are from the respective district websites. Commute descriptions are directional only, with no stated times. Property tax and MUD information is qualitative only; no tax rates are stated. For current prices, use the city listing pages. For tax modeling, use the escrow shock test. For commute modeling, use the commute stress test.
