Manor is a rapidly growing city east of Austin served by Manor ISD, offering some of the most affordable new construction in the Austin metro. Homes start below $300K in communities like ShadowGlen, Whisper Valley, and Presidential Glen. The city sits near SH 130 and US 290 with commutes to downtown Austin averaging 20 to 25 minutes.
What defines Manor
Manor’s biggest draw is price per square foot. Buyers here get 20% to 30% more house for the money compared to Round Rock or Pflugerville, and the commute to Tesla’s Gigafactory on Harold Green Road runs about 15 minutes. That proximity to major employers, Samsung’s chip fab in Taylor is another 20 minutes north, has turned Manor from a rural pass-through into one of the fastest-growing small cities in the Austin metro.
New construction dominates the inventory. Subdivisions like ShadowGlen, Presidential Meadows, and Manor Commons keep adding phases with homes priced from the low $300s into the mid $400s. Most sit in Manor ISD, which has added campuses to keep pace with rooftops.
For buyers comparing options across the metro, the Austin neighborhood directory shows how Manor stacks up on price, commute, and school access against closer-in alternatives.
- Buyers get 20 to 30 percent more square footage than Round Rock or Pflugerville
- Tesla and Samsung facilities drive steady job growth minutes from Manor
- Small-city feel with rapid expansion fueled by east Austin affordability
- Direct access to US-290 connects Manor to downtown Austin in under 25 minutes
Manor at a glance
What Manor offers buyers
New construction dominates Manor’s inventory. Master-planned communities like ShadowGlen, Presidential Meadows, and Manor Commons deliver single-family homes from builders including Lennar, Meritage, and DR Horton, with most listings falling between $250K and $400K. That range buys 1,400 to 2,200 square feet with modern open floor plans, covered patios, and two-car garages.
Established sections closer to downtown Manor offer older ranch-style homes on larger lots, typically below $300K. These properties attract buyers who want more yard space and lower HOA costs than the master-planned subdivisions.
Browse current Manor homes for sale to compare new builds against resale options across both property types.
- New construction dominates inventory across Manor’s master-planned communities
- Home prices range from $250K to $400K for single-family builds
- ShadowGlen and Presidential Meadows anchor the largest new developments
- Manor Commons delivers entry-level new builds near the low $200s
Where to focus inside Manor
Manor’s growth centers on a handful of master-planned communities, each with a distinct price point and feel. ShadowGlen is the most established, built around an 18-hole golf course with homes ranging from the low $300s into the $500s. Presidential Meadows sits closer to US-290 and delivers entry-level new construction, mostly three- and four-bedroom plans starting in the mid $200s. Manor Commons offers similar pricing with slightly smaller lots and quick highway access.
North of town, Stonewater and Briarcreek have added inventory since 2023, pulling buyers who want newer builds without ShadowGlen’s HOA dues. East Manor along FM 973 still has scattered acreage tracts for buyers who want land over subdivision amenities. Each community feeds into Manor ISD, so school assignment depends on the specific subdivision address rather than a broad attendance zone.
- ShadowGlen is the most established community with mature landscaping and amenities
- Master-planned neighborhoods offer price points from starter homes to move-up
- Each subcommunity carries a distinct feel from golf course to family oriented
- New phases continue adding inventory as Manor’s population growth accelerates
Campuses that serve Manor
Manor ISD is the single district serving the city, and most buyers land in the Manor Elementary, Manor Middle School, Manor High School feeder chain. TEA accountability ratings for Manor ISD are available through the Texas Education Agency’s academic accountability portal. The district has invested heavily in newer campuses to keep pace with growth, but families in master-planned communities like ShadowGlen and Whisper Valley should verify their exact campus assignments directly with Manor ISD, because feeder patterns shift as new schools open.
Property taxes run around 2.3% when you combine Travis County, Manor ISD, and City of Manor rates. That is higher than some neighboring districts, but the trade-off is lower home prices. HOA dues range from $0 to $150 per month depending on the subdivision. Budget for standard Travis County homeowner’s insurance rates on top of that.
- Manor ISD is the sole district serving all neighborhoods in the city
- Manor Elementary feeds into Manor Middle School and Manor High School
- Single feeder chain simplifies school selection for most homebuyers
- District enrollment continues growing alongside new residential development
Getting around from Manor
US-290 west is the main artery into Austin, and during morning rush it lives up to its reputation. Expect 35 to 45 minutes to downtown Austin on a good day, closer to an hour when traffic stacks up near the 183 interchange. The drive without traffic runs about 20 minutes, so timing matters.
SH-130 is the real advantage most buyers overlook. The tollway runs north-south just west of Manor, connecting to Round Rock and Georgetown without touching I-35. Commuters heading to the Domain, Apple’s campus, or north Austin tech corridors shave 15 to 20 minutes off their drive by using 130 instead of fighting 35. Toll costs run roughly $3 to $5 each way depending on distance.
For buyers weighing commute against affordability, browsing Manor homes for sale with SH-130 access is a smart starting filter. The savings on housing often more than offset daily toll costs. For a broader perspective, see the Evelyn Austin Community Guide.
- US-290 west reaches downtown Austin in 35 to 45 minutes during rush hour
- SH-130 tollway provides faster north-south corridor access for a fee
- Off-peak drives to central Austin drop closer to 25 minutes
- Manor residents commute west on US-290 as the primary daily route
Who Manor fits
What to verify before you buy in Manor
Start with the tax bill. Manor’s combined property tax rate runs around 2.3% when you add Travis County, Manor ISD, and City of Manor together. On a $350,000 home, that puts your annual tax obligation near $8,050. HOA dues range from $0 in older sections of town to roughly $150 per month in communities like ShadowGlen or Whisper Valley that maintain pools, trails, and common areas.
Confirm your school feeder pattern directly with Manor ISD before closing. Most of the city feeds into Manor Elementary, Manor Middle School, and Manor High School, but newer subdivisions may route to different MISD campuses. Pull the exact assignment for your address, not just the neighborhood marketing materials.
Order a full inspection and ask specifically about foundation performance on the black clay soil east of Austin. Get a quote for flood insurance even outside a FEMA zone. Standard Travis County homeowner’s insurance rates apply, but coverage gaps on new construction are common if you skip the builder warranty review.
- Combined property tax rate runs around 2.3% across county, city, and school district
- Confirm flood zone status before offer since eastern parcels sit near creeks
- Request a full permit history to catch unpermitted additions or conversions
- Budget for septic inspection if the lot sits outside city sewer service
The verdict on Manor
Manor works best for buyers who prioritize square footage and new construction over a short commute. You get a lot of house for the money here, often 20% to 30% more than Pflugerville or Round Rock, and the master-planned communities deliver modern floor plans with amenities that older Austin suburbs can’t match.
The trade-off is real. US-290 commutes into Austin run 35 to 45 minutes on a good day, and Manor ISD is still building its reputation compared to neighboring districts. Property taxes hit around 2.3% when you stack Travis County, Manor ISD, and City of Manor together, so budget accordingly on higher-priced homes.
For buyers who work hybrid schedules, are priced out of closer-in suburbs, or want to stretch a VA Loan into a bigger home, Manor is one of the strongest value plays east of Austin right now.
