When choosing which area of Austin to live in, one shouldn’t overlook the Austin suburbs where housing choices abound for every taste and budget. Cedar Park, Leander, Round Rock, Georgetown, Dripping Springs, Driftwood, Kyle, Buda, Lake Travis, Bee Cave, Lakeway or Spicewood, each is a little different. How will you decide which Austin suburb is the right fit for you? Let’s look at some key geographical traits to consider when buying your next home to help guide you in the decision making process.
West Austin Suburbs
Suburbs to the west of Austin are some of the closest to Austin and also some of the most expensive. Combining the top rated Eanes ISD with rolling hills and mature landscaping and it’s not surprising how this area took off. Some of the area is actually outside the city limits of Austin and other parts are located within the city limits.
West Lake Hills
City: West Lake Hills
Average Price: $2,782,500
Median Price: $2,325,000
Average SqFt: 3,845
Median SqFt: 3,467
School District: Eanes ISD
Distance to Downtown: 12 minutes, 5.3 miles
Distance to Austin Airport: 18 minutes, 16 miles
# of Homes: 1,330
Median Home Age: 37
Median Age of People: 47
Population: 3,311
Population Change Since 2010: +8.1%
Male to Female Ratio: 49%
Median Income: $187,559
% College Educated: 83.2%
% Homeowners: 81%
Known as the most affluent suburb of Austin, West Lake Hills is the first city you’ll come to as you head west of Downtown and cross the river. Most of it was developed in the 1970s and 1980s, so you’ll find some original ranch style homes on spacious lots with mature landscaping. As real estate has gotten more expensive, we’ve seen many tear down and rebuilds. So, don’t be surprised if you see some modern, new construction in the middle of a neighborhood of older ranch style homes. West Lake Hills is set in the rolling hills, so you do have some lots where you can get views of Downtown and other areas of Austin.
For more info, check out our West Lake Hills Neighborhood Guide.
West Lake Hills Homes for Sale
SEARCH ALL WEST LAKE HILLS HOMES FOR SALENo Email Required!
Rollingwood
City: Rollingwood
Average Price: $2,424,667
Median Price: $2,850,000
Average SqFt: 3,824
Median SqFt: 3,898
School District: Eanes ISD
Distance to Downtown: 10 minutes, 5.1 miles
Distance to Austin Airport: 16 minutes, 13 miles
# of Homes: 48
Median Home Age: 34
Median Age of People: 44
Population: 1,532
Population Change Since 2010: +4.2%
Male to Female Ratio: 52%
Median Income: $193,750
% College Educated: 84.4%
% Homeowners: 93%
Rollingwood officially became a city in 1955 and has its own fire, police, EMS and court system for its 0.7 square mile territory. Though technically a city, most residents identify with West Lake Hills and even more don’t know where Rollingwood starts and West Lake Hills begins. There are a few neighborhoods located in Rollingwood with its most popular resident being Trader Joe’s. It looks very similar to West Lake Hills geographically.
For more info, check out our Rollingwood Neighborhood Guide.
Rollingwood Homes for Sale
SEARCH ALL ROLLINGWOOD HOMES FOR SALENo Email Required!
Lake Travis Suburbs
Lake Travis spans several different suburbs around the largest lake in the Highland Lakes chain, Lake Travis. Though it is not its own city, Lake Travis has become a popular reference, so we’ve given it it’s own section here. The north end of the Lake, where you’ll find cities like Lago Vista and Jonestown, is hillier than the southern part of the lake, where you’ll find cities like Lakeway and Spicewood. The southern section resembles more suburban living in Lakeway and Austin and open space, ranch area in Spicewood. Whatever waterfront you’re looking for, you’ll find many choices around Lake Travis to set up a quiet retreat away from the hustle and bustle of everyday life. Whether you choose more of a Hill Country setting, suburban setting or rural setting, you’ll still be close enough to enjoy all of what Austin has to offer.
For more info about the area, check out our Lake Travis Neighborhood Guide.
Lake Travis Homes for Sale
SEARCH ALL LAKE TRAVIS HOMES FOR SALENo Email Required!
Lakeway
City: Lakeway
Average Price: $905,400
Median Price: $772,400
Average SqFt: 3,134
Median SqFt: 2,981
School District: Lake Travis ISD
Distance to Downtown: 30 minutes, 23 miles
Distance to Austin Airport: 30 minutes, 27 miles
# of Homes: 4,930
Median Home Age: 24
Median Age of People: 48
Population: 15,100
Population Change Since 2010: +47.5%
Male to Female Ratio: 47%
Median Income: $113,591
% College Educated: 69.3%
% Homeowners: 84%
Lakeway used to be a retirement community for those looking for private country club living. With The Hills of Lakeway Country Club, four golf courses, a small airport and Lake Travis access, it’s pretty much all you need for a relaxing getaway. That being said, with the growth of Austin and the highly rated Lake Travis ISD, Lakeway is now an established, suburban community. The original city of Lakeway has 1970s and 1980s ranch style homes that sit on large lots. You’ll also find newer, master planned communities with brand new construction and neighborhood amenities.
For more info, check out our Lakeway Neighborhood Guide.
Lakeway Homes for Sale
SEARCH ALL LAKEWAY HOMES FOR SALENo Email Required!
Bee Cave
City: Bee Cave
Average Price: $876,343
Median Price: $799,990
Average SqFt: 3,123
Median SqFt: 3,045
School District: Lake Travis ISD
Distance to Downtown: 24 minutes, 17 miles
Distance to Austin Airport: 24 minutes, 22 miles
# of Homes: 738
Median Home Age: 11
Median Age of People: 37
Population: 6,640
Population Change Since 2010: +91.4%
Male to Female Ratio: 48%
Median Income: $94,509
% College Educated: 62.5%
% Homeowners: 61%
Bee Cave used to be a small little town with one neighborhood and some shopping. Today, it has expanded enormously and is home to several new, master planned communities, The Hill Country Galleria and a very low property tax rate. Being centrally located at 620 and 71, Bee Cave is an ideal choice for someone who loves Lake Travis, wants a new home, but doesn’t want to pay more taxes than they have to. And, you can thank the Hill Country Galleria for the low tax rate as most of the city’s revenue is generated there. Visually the area is fairly flat, but is an easy drive to golf, Lake Travis or Downtown Austin.
For more info, check out our Bee Cave Neighborhood Guide.
Bee Cave Homes for Sale
SEARCH ALL BEE CAVE HOMES FOR SALENo Email Required!
Spicewood
City: Spicewood
Average Price: $858,276
Median Price: $699,000
Average SqFt: 2,838
Median SqFt: 2,700
School District: Lake Travis ISD & Marble Falls ISD
Distance to Downtown: 45 minutes, 36 miles
Distance to Austin Airport: 45 minutes, 40 miles
# of Homes: Unknown
Median Home Age: 20
Median Age of People: 45
Population: 46,500
Population Change Since 2010: +21.2%
Male to Female Ratio: 49%
Median Income: Unknown
% College Educated: Unknown
% Homeowners: Unknown
Spicewood is often described as Georgetown with a lake. There are vast, open spaces with large parcels of land immediately surrounding Highway 71. As you venture off Highway 71 and get closer to Lake Travis, you’ll find everything from rural parcels with water access to luxury, gated master planned communities with marinas and amenities. If you’re looking for a large parcel near the lake, or waterfront living along the Highway 71 corridor, Spicewood is a great place to start your search.
For more info, check out our Spicewood Neighborhood Guide.
Spicewood Homes for Sale
SEARCH ALL SPICEWOOD HOMES FOR SALENo Email Required!
Southwest Austin Suburbs
Driftwood, Dripping Springs and Wimberley are genuine Texas Hill Country towns and in some areas, ranch land. Driving through each of these cities, you really feel like you are in Texas.
Driftwood
City: Driftwood
Average Price: $1,046,481
Median Price: $845,000
Average SqFt: 3,261
Median SqFt: 3,305
School District: Dripping Springs ISD
Distance to Downtown: 25 minutes, 25 miles
Distance to Austin Airport: 35 minutes, 29 miles
# of Homes: 1,715
Median Home Age: 12
Median Age of People: 41
Population: 176
Population Change Since 2010: +1.4%
Male to Female Ratio: 31%
Median Income: $104,943
% College Educated: 43.8%
% Homeowners: 93%
Driftwood was first only known as the home of Salt Lick BBQ. But, as growth has expanded in Southwest Austin, you’ll find a wide range of housing. Driftwood does have some ranch land and large parcels, but there are also a few master planned communities mixed in. Neighborhoods tend to offer homes on an acre, so it is a great place to get new construction that isn’t right on top of your neighbor. Though there aren’t many amenities in terms of shopping and restaurants in Driftwood, Dripping Springs is only a few minutes drive and has most everything you will need. Geographically, Driftwood is fairly flat, so if you’re looking for hills, Driftwood is not the place for you. But, if you’re looking for a country feel, without being too far outside the Austin city limits, Driftwood is a great place to start your search.
For more info, check out our Driftwood Neighborhood Guide.
Driftwood Homes for Sale
SEARCH ALL DRIFTWOOD HOMES FOR SALENo Email Required!
Dripping Springs
City: Dripping Springs
Average Price: $780,630
Median Price: $625,000
Average SqFt: 2,752
Median SqFt: 2,609
School District: Dripping Springs ISD
Distance to Downtown: 30 minutes, 24 miles
Distance to Austin Airport: 30 minutes, 28 miles
# of Homes: 6,096
Median Home Age: 14
Median Age of People: 38
Population: 4,119
Population Change Since 2010: +76.8%
Male to Female Ratio: 50%
Median Income: $80,000
% College Educated: 32%
% Homeowners: 67%
Dripping Springs is an interesting mix of wide open, country living and master planned communities. Though most neighborhoods that were developed years ago have acre plus lots, not too many amenities and more of a ranch type feel, new neighborhoods are popping up that have a more master planned feel with luxury amenities. Though done in the Texas Hill Country style, they feel a bit more suburban than existing Dripping Springs neighborhoods. There are some with unique styles, like the popular farmhouse trend, which you won’t find in too many places around Austin. Geographically Dripping Springs does have some rolling hills, so you will find parcels with some views. And, as the area continues to develop, you’ll find more shopping, restaurants and amenities.
For more info, check out our Dripping Springs Neighborhood Guide.
Dripping Springs Homes for Sale
SEARCH ALL DRIPPING SPRINGS HOMES FOR SALENo Email Required!
Wimberley
City: Wimberley
Average Price: $614,013
Median Price: $449,950
Average SqFt: 2,175
Median SqFt: 1,873
School District: Wimberley ISD
Distance to Downtown: 45 minutes, 40 miles
Distance to Austin Airport: 50 minutes, 40 miles
# of Homes: 6,261
Median Home Age: 18
Median Age of People: 56
Population: 3,040
Population Change Since 2010: +22.4%
Male to Female Ratio: 51%
Median Income: $64,141
% College Educated: 43%
% Homeowners: 77%
Wimberley is a quaint, Texas Hill Country town and is the most “away from it all” suburb we have on this list. Wimberley has a Downtown district with shops and restaurants. There you’ll find many tourists and visitors from Austin on a day trip. Wimberley is the perfect place to choose if you’re looking for a quiet, country setting with beautiful views and don’t mind being 45+ minutes outside of town.
For more info, check out our Wimberley Neighborhood Guide.
Wimberley Homes for Sale
SEARCH ALL WIMBERLEY HOMES FOR SALENo Email Required!
South Austin Suburbs
Manchaca, Buda and Kyle have quietly grown into their own over the past few years. With the tech industry, Austin first grew north, while cities like Buda and Kyle were not as well known. But, as more jobs and people flood into Downtown Austin for work, they are looking for suburbs that will cut down their commute time. As such, Buda and Kyle have blossomed into substantial suburbs.
Manchaca
City: Manchaca
Average Price: $493,498
Median Price: $467,000
Average SqFt: 2,132
Median SqFt: 2,082
School District: Austin ISD
Distance to Downtown: 18 minutes, 14 miles
Distance to Austin Airport: 16 minutes, 15 miles
# of Homes: 1,727
Median Home Age: 23
Median Age of People: 33
Population: 1,250
Population Change Since 2010: +57.5%
Male to Female Ratio: 45%
Median Income: $85,036
% College Educated: 39.9%
% Homeowners: 80%
Manchaca is a small, little known southern suburb of Austin. Built along the railroad, Manchaca exploded in the 1800s and then the population dispersed as the railroad became less used. Today, it has started growing again and includes neighborhoods with a suburban and rural feel. The area is fairly flat, but does have creeks and mature landscaping. So, it feels more lush than other suburbs. There are a few brand new neighborhoods and, as Austin expands, I would imagine that trend will continue.
For more info, check out our Manchaca Neighborhood Guide.
Manchaca Homes for Sale
SEARCH ALL MANCHACA HOMES FOR SALENo Email Required!
Buda
City: Buda
Average Price: $385,531
Median Price: $350,000
Average SqFt: 2,128
Median SqFt: 2,042
School District: Hays CISD
Distance to Downtown: 20 minutes, 17 miles
Distance to Austin Airport: 18 minutes, 18 miles
# of Homes: 10,513
Median Home Age: 12
Median Age of People: 32
Population: 15,600
Population Change Since 2010: +110.6%
Male to Female Ratio: 47%
Median Income: $89,688
% College Educated: 49.3%
% Homeowners: 76%
Buda is what I would consider to be a hybrid between your typical suburban setting and a Texas Hill Country setting. As you get closer to IH-35, you’ll find more master planned subdivisions that are very affordable. Traveling west and east of IH-35, you’ll feel like you’ve stepped into the Texas Hill Country with large tracts of open space, ranches and homes on fairly large lots. Buda is also putting more resources into its Downtown area, so you’ll find local restaurants and shopping there. Whether you’re looking for a large lot, or a home in a subdivision, affordability and small town feel is Buda’s claim to fame. Plus, Buda is much closer to Austin than your Northern suburbs, so it is also an ideal choice for someone who commutes to Austin.
For more info, check out our Buda Neighborhood Guide.
Buda Homes for Sale
SEARCH ALL BUDA HOMES FOR SALENo Email Required!
Kyle
City: Kyle
Average Price: $317,512
Median Price: $299,900
Average SqFt: 1,992
Median SqFt: 1,900
School District: Hays CISD
Distance to Downtown: 24 minutes, 23 miles
Distance to Austin Airport: 22 minutes, 24 miles
# of Homes: 12,977
Median Home Age: 13
Median Age of People: 33
Population: 42,700
Population Change Since 2010: +64.6%
Male to Female Ratio: 50%
Median Income: $79,348
% College Educated: 30.2%
% Homeowners: 68%
Kyle is one of Austin’s most affordable suburbs. Most of the homes are in master planned subdivisions built in the last decade, so homes have the finishes today’s buyers are looking for as well as the community amenities. Kyle is only about 30 minutes south of Downtown Austin and is pushing to continue to grow its housing supply. Plus, Kyle also has all your big box retailers, so you don’t have to drive very far to get everything you need.
For more info, check out our Kyle Neighborhood Guide.
Kyle Homes for Sale
SEARCH ALL KYLE HOMES FOR SALENo Email Required!
Northwest Austin Suburbs
Cedar Park and Leander are two of the fastest growing Austin suburbs and are located Northwest of Downtown Austin. Each have their own look and feel. They offer both existing neighborhoods that are only a few years old as well as brand new construction. Cedar Park and Leander are also only a short drive to the northern side of Lake Travis. If you’re looking for suburban living north of Austin, Cedar Park and Leander are a good place to start.
Cedar Park
City: Cedar Park
Average Price: $491,893
Median Price: $450,000
Average SqFt: 2,444
Median SqFt: 2,368
School District: Leander ISD & Round Rock ISD
Distance to Downtown: 22 minutes, 19 miles
Distance to Austin Airport: 28 minutes, 27 miles
# of Homes: 23,874
Median Home Age: 19
Median Age of People: 36
Population: 74,800
Population Change Since 2010: +33%
Male to Female Ratio: 50.1%
Median Income: $104,019
% College Educated: 44.5%
% Homeowners: 68%
Cedar Park is a much more developed suburb, with plenty of restaurants, shopping and activities for people of all ages. You’ll find nearly every big box retailer you’ll ever need as well as parks and recreational areas. Geographically, the west side of Cedar Park is fairly flat and you get to the edge of the Hill Country as you hit its western border. Neighborhoods range from your basic starter home to a luxury, private golf club community.
For more info, check out our Cedar Park Neighborhood Guide.
Cedar Park Homes for Sale
SEARCH ALL CEDAR PARK HOMES FOR SALENo Email Required!
Leander
City: Leander
Average Price: $469,616
Median Price: $399,000
Average SqFt: 2,344
Median SqFt: 2,197
School District: Leander ISD
Distance to Downtown: 26 minutes, 26 miles
Distance to Austin Airport: 30 minutes, 33 miles
# of Homes: 19,866
Median Home Age: 14
Median Age of People: 34
Population: 53,700
Population Change Since 2010: +76.8%
Male to Female Ratio: 49%
Median Income: $101,872
% College Educated: 35.8%
% Homeowners: 78%
One city north of Cedar Park, Leander is less populated with more open space. Like Cedar Park, you’ll find both starter homes and luxury homes on acreage lots or in golf communities. But, you’ll also find large tracts of ranch land as well. Like Cedar Park, the west side of Leander is hillier than the east side. And, there are even some waterfront areas as well. Leander is generally more affordable than Cedar Park, but does have its share of luxury homes.
For more info, check out our Leander Neighborhood Guide.
Leander Homes for Sale
SEARCH ALL LEANDER HOMES FOR SALENo Email Required!
North Austin Suburbs
Round Rock and Georgetown are two of the most well known suburbs of Austin. When Austin first started to grow, the population grew north. Winning a few awards like safest suburb in the US, attracted residents from all over. As Round Rock began to grow, those looking for a slower pace, small town feel migrated to Georgetown.
Round Rock
City: Round Rock
Average Price: $439,801
Median Price: $399,000
Average SqFt: 2,346
Median SqFt: 2,222
School District: Round Rock ISD
Distance to Downtown: 20 minutes, 18 miles
Distance to Austin Airport: 26 minutes, 28 miles
# of Homes: 43,876
Median Home Age: 19
Median Age of People: 34
Population: 120,000
Population Change Since 2010: +17.8%
Male to Female Ratio: 50%
Median Income: $80,637
% College Educated: 40.7%
% Homeowners: 61%
Round Rock is the ideal choice for you if you like the look of suburbia and you are not a big fan of hills. Round Rock topography is mostly flat, and because it was one of the first Austin suburbs to really take off and grow, much of it is built up. Living in Round Rock, you wouldn’t need to travel to Austin, as everything you need is located within its city limits. Parks, public swimming pools, trails, shopping, restaurants and a huge range of neighborhoods (price, amenities, existing and new construction). Round Rock is the ideal choice for you if you work north, want good schools and affordable housing in a suburban environment.
For more info, check out our Round Rock Neighborhood Guide.
Round Rock Homes for Sale
SEARCH ALL ROUND ROCK HOMES FOR SALENo Email Required!
Georgetown
City: Georgetown
Average Price: $456,529
Median Price: $399,000
Average SqFt: 2,312
Median SqFt: 2,190
School District: Georgetown ISD
Distance to Downtown: 28 minutes, 28 miles
Distance to Austin Airport: 35 minutes, 37 miles
# of Homes: 29,958
Median Home Age: 16
Median Age of People: 47
Population: 71,000
Population Change Since 2010: +31.7%
Male to Female Ratio: 48%
Median Income: $73,822
% College Educated: 41.4%
% Homeowners: 72%
Georgetown was once only known for being a retirement community, but has recently attracted people of all ages. If you’re looking for a small town feel at the edge of the Texas Hill Country, where homes are still being built on large lots, Georgetown is a great place to start your search. With a charming town square, you’ll feel like you’re far away from any urban setting, when you are really only about 40 minutes from Downtown Austin. Georgetown is the ideal choice for you if you are looking for a northern suburb that’s not quite as built up, but still has all the standard amenities you’ll need.
For more info, check out our Georgetown Neighborhood Guide.
Georgetown Homes for Sale
SEARCH ALL GEORGETOWN HOMES FOR SALENo Email Required!
Northeast Austin Suburbs
Northeast Austin was one of the slower areas to grow. But, as Austin fills in, Northeast Austin is once again gaining steam.
Pflugerville
City: Pflugerville
Average Price: $390,317
Median Price: $374,995
Average SqFt: 2,216
Median SqFt: 2,100
School District: Pflugerville ISD
Distance to Downtown: 22 minutes, 18 miles
Distance to Austin Airport: 24 minutes, 24 miles
# of Homes: 25,467
Median Home Age: 17
Median Age of People: 37
Population: 61,700
Population Change Since 2010: +37.4%
Male to Female Ratio: 47%
Median Income: $93,627
% College Educated: 36.6%
% Homeowners: 74%
Pflugerville is a small, but growing northeast Austin suburb. There is a town square surrounded by older, ranch style homes and then you’ll find another section of master planned communities with brand new construction and amenities. Geographically, the area is fairly flat with some farms still left, so you might drive by some farm animals on your way home. Pflugerville is also well known for being the home of the popular TV show, Friday Night Lights.
For more info, check out our Pflugerville Neighborhood Guide.
Pflugerville Homes for Sale
SEARCH ALL PFLUGERVILLE HOMES FOR SALENo Email Required!
Average and median price data is from ACTRIS sales 11/01/2020-10/31/2021.
Which Austin Suburb is Right for You?
Spend some time visiting each area and see which resonates. You’ll drive through some suburbs and immediately be able to rule them out. Others, you’ll want to learn more. If you can’t get to Austin to drive around, or if you’re looking for some additional guidance as to which area might be best for you, send us an email at info@11OaksRealty.com. Tell us as much info as you can as to what you’re looking for, including price and size of home needed and we’ll help you discover which Austin suburb is just right for you.
Curious About What The City of Austin Looks Like?
Check out our What Do Areas of Austin Look Like? post where we go into detail about what each section of Austin looks like.
Looking for an Austin Area Buyer’s Agent?
Our team of Austin Realtors specializes in representing buyers. We have a combined 55+ years of experience and know Austin and the surrounding suburbs well. If you’re looking for someone to negotiate hard on your behalf, guide you through the home buying process and advise you of market activity and how to use it in your favor, check out our Austin Home Buyer Representation Program. Then, call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a no obligation consultation.
Leave a Reply