NOTES

Cedar Park / Leander

Northwest of city center, the new toll roads are making this area increasingly accessible. This area is about a 30 minute commute by car to city center (traffic depending). A direct bus line already exists from downtown to Leander and the light rail has a proposed stop there as well. Lots of new developments equal some great deals on new homes. With prices starting in the low $100,000s the area is fairly affordable and you can get more home for your money. Growth has been rapid and in some neighborhoods builder competition is temporarily stifling resale homes but over a 5 year horizon things look pretty good.

Georgetown

Heading North up I-35 or HW 183A is Georgetown. More a separate town than a suburb, Georgetown has tons of new development but is probably better known for the retirement communities located there. Homes are still largely affordable but real estate tends to move a little slower and is not as tied to the Austin market.

Round Rock

Northeast of city center, Round Rock is quartered by the toll road HW 45 and I-35. Commute time to downtown Austin via the toll road can be as little as 20 minutes (traffic depending). However, get stuck on I-35 going the wrong way during rush hour and you could be sitting there an hour or more. Dell has one of its main facilities here. Like Cedar Park, Round Rock has grown rapidly over the last few years. As a result there are deals to be found and tons of new homes. Home prices range from under $100,000 to over $600,000 within just a couple of mile radius. Resale has been a little slower lately but looks good over the long run.

Hutto / Taylor / Copeland

Situated Northeast of central Austin, these areas were fairly inaccessible until the toll roads HW 45 and HW 130 went in putting them within 30 minutes of downtown. A number of big box retailers have been moving in but right now it still has that small Texas town vibe. It sports lots of new affordable development but also some of the hardest hit by the sub-prime market debacle. You can get more home here for the money but plan on holding onto it for a little while. Also, make sure to factor in toll costs if you are going back and forth from downtown regularly as non-toll roads can over double commute time.

Northwest of Austin in the hill country on RR 620 about 40 minutes from downtown is one of our largest local “lakes,” Really a damned up part of the Lower Colorado River, Lake Travis is a prime summer location that has seen a lot of new development in recent years. As with many areas of Austin, houses very dramatically in price but prices have been increasing over the last few years. Unfortunately, almost anything on the water will cost $1,000,000 plus, but there are a number of nice developments along HW 620 and spreading out into the Lakeway community. The north side of the lake on Farm Road (FM) 1431 is still more affordable but the commute time is longer too, which could taking an hour plus to get to Austin central.

This area is approximately 10-20 minutes from city center depending on traffic. No toll roads necessary with major access provided by HW 183, otherwise known as Research Blvd. It’s comprised of aging but decently well maintained neighborhoods mostly developed in the late 70’s and early 80’s. Prices range from the $150,000s to the $1,000,000 plus. Older homes can mean a little more work but the trade off is larger yards and mature trees. Be aware that home prices have been moving steadily upward.

A mixed bag, this area has older 1950’s style homes to new developments with prices ranging from the low $100,000 to the high $600,000. Bordered by HW 183, I-35, and Loop 1 it is a fairly accessible, and increasingly central location. Also, home prices in this area have continued to move steadily upward.

Pflugerville

Elgin / Manor

Heading straight west of town you run into Elgin and Manor, formerly farm country cheap(er) land has led to a lot of new affordable developments. As with many of our outlying areas there are some great buys to be had on some really nice homes but also as with the other outlying areas it may take a year or two to see appreciable equity. You also have a lack of big box retailers in the area meaning that for most things you still have to drive into town.

1) The amenities often come with maintenance fees make sure you are comfortable with them since they can add up quick.

2) Watch for overbuilding. Prices may flat line or even decline over the short term due to an inventory glut.

West / West Lake

Just west of town is the west lake area. True to its name many areas follow along parts of the Lower Colorado River. The area is lovely and encompasses parts of some of our nicest neighborhoods in Austin. Prices range from $130,000 to $13,000,000 plus.

Starting just south of the river across from downtown, this area has been popular for several years. Mostly older neighborhoods built from the 1950’s to 1980’s this was the rough part of town until the early 1990’s. One such story of revitalization is South Congress or SOCO. Neighborhoods grow more affordable as you move further south away from the city but resale home prices have continued to increase.

Southeast

Southeast Austin is some of the most affordable living close to the city with home prices starting under $100,000. New development has completely changed the look of the area with new homes, big box retailers, and steak houses popping up like daisies since 2005. The downsides are that you may have to access I-35 to get into the city center, and crime which has been somewhat of an issue here.

Mostly upper end new home developments integrated with existing older homes, this area has maintained its home resale value. Travel mostly via Loop 1 (Mopac) or HW 360, with easy access to the hill country, hike and bike trails, and some great shopping.

Dripping Springs / Wimberley

Southwest of Austin about 20 miles out Hwy 290 is Dripping Springs. A sleepy farming community nestled in the Texas hill country until a few years ago, it has become increasingly popular. Two large nice developments, Highpointe and Belterra, have dramatically changed the landscape of the area. The feeling of living in the country but being close to the city has appeal. However, be aware that other necessities haven’t quite caught up yet top this area, which means you may be making a 30min. drive to town to go to the grocery store or to go shopping.

Just south of Austin on I-35, Kyle and Buda have been growing quickly over the last few years. Fairly cheap, flat land drew developers who have put up a number of new home communities. Big box retailers and grocery stores have been close behind. As a result the area offers an affordable option for living close to Austin in a new home. Resale has been a little slower here so buy with a plan of staying a few years. Also, consider carefully where/when you will be working as traffic on I-35 can be slow at the best of time and it often becomes a “parking lot” during rush hour (7:00 to 9:00 AM and about 4:30 to 7:00 PM).

San Marcos

Situated between Austin and San Antonio it’s about 30 to 40 minutes to both cites in either direction. San Marcos is south of Kyle on I-35. This college town is the home of Texas State University. More than just a burb, San Marcos has its own set of unique attractions that make many people love living here.