Best Austin Neighborhoods without HOAs

HOAs are a very polarizing aspect of buying a home in Austin. Some buyers feel compelled to buy a home in an HOA while others don’t want another entity telling them what they can and can’t do on their property. If you find yourself in the latter category, you’re in the right place. While some Austin neighborhoods without HOAs are not very well kept and quite frankly, run down, there are others where owners take pride in ownership. Here, we’ll show you our top 20 list of best Austin neighborhoods without HOAs.

Best Austin Neighborhoods without HOAs Map

To help give you a better sense for where these neighborhoods are located, we’ve included a map. The maps are in layers by school district, so if schools are important to you, you can navigate to the school district you’re targeting.

Best Austin Neighborhoods without HOAs

Here are the 20 best Austin neighborhoods without HOAs in alphabetical order.

Allandale

Area of Austin: Central Austin
Zip Code: 78757, 78756, 78731
Distance to Downtown: 12 minutes, 6 miles
Distance to Austin Airport: 20 minutes, 19 miles
School District: Austin ISD
Elementary School: Gullett (9/10) or Highland Park (8/10)
Middle School: Lamar (6/10)
High School: McCallum (7/10)
Year Built: 1940s-1970s, Some New Construction
Average Price: $1,157,023
Median Price: $965,000
Average Beds/Baths: 3/2
Average Sq Ft: 2,017
Average Lot Size: 0.241 acres
Price Range: $500k’s-$4.6MM’s

Tree lined streets, one story bungalows on large lots and walkability are just a few things that draw residents to Allandale. The best of both worlds, Allandale combines an established suburban feel with the amenities of an urban paradise. Burnet Road has seen an influx of some of the hottest new restaurants in town, so residents don’t have to go far to get a good meal or have date night. If you’re looking for a neighborhood that’s not cookie cutter in a convenient central location, Allandale is a great place to check out.

For more info and to search homes for sale, visit our Allandale Neighborhood Guide.

Allandale Neighborhood Map

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Anderson Mill

Area of Austin: Northwest Austin, Cedar Park
Zip Code: 78750, 78729, 78613
Distance to Downtown: 22 minutes, 17 miles
Distance to Austin Airport: 28 minutes, 24 miles
School District: Round Rock ISD, Leander ISD
Round Rock ISD Schools: Anderson Mill (4/10), Forest North (7/10) or Purple Sage Elementary (8/10), Grisham (6/10) or Deepark Middle (6/10), Westwood (7/10) or McNeil High (6/10)
Leander ISD Schools: Cypress Elementary (8/10), Cedar Park Middle (6/10), Cedar Park High (7/10)
Year Built: 1970s-1990s
Average Price: $523,580
Median Price: $498,750
Average Beds/Baths: 3/2
Average SqFt: 1,824
Average Lot Size: 0.196 acres
Price Range: High $200k’s – $1.35MM’s

Anderson Mill was one of the first master planned communities in Austin. 11,000 residents live in Anderson Mill, so it is not a small neighborhood. There is a voluntary HOA, or limited district as they call it. Membership gives you access to 60 acres of parks, 6 miles of hike and bike trails, two heated swimming pools, 8 tennis courts, community center and Senior center. Anderson Mill is perfect for someone who doesn’t want the HOA telling the how to live in their homes, but wants the amenities an HOA offers.

For more info and to search homes for sale, visit our Anderson Mill Neighborhood Guide.

Anderson Mill Neighborhood Map

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Austin Lake Estates

Area of Austin: West Austin
Zip Code: 78733
Distance to Downtown: 24 minutes, 15 miles
Distance to Austin Airport: 24 minutes, 20 miles
School District: Eanes ISD
Elementary School: Valley View (7/10)
Middle School: West Ridge (8/10)
High School: Westlake (8/10)
Year Built: 1960s-2010s
Average Price: $825,475
Median Price: $770,800
Average Beds/Baths: 3/2
Average SqFt: 1,817
Average Lot Size: 0.306 acres
Price Range: $500k’s-$1.5MM’s

One of the most eclectic and affordable neighborhoods in the Eanes ISD, Austin Lake Estates is the ideal choice for you if you want something unique and don’t mind living in a neighborhood where no house is the same. You’ll find everything from your typical, established, suburban looking home to a mobile home to a large luxury home. And, they could all be on the same street.

For more info and to search homes for sale, visit our Austin Lake Estates Neighborhood Guide.

Austin Lake Estates Neighborhood Map

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Austin Lake Hills

Area of Austin: West Austin
Zip Code: 78733
Distance to Downtown: 20 minutes, 14 miles
Distance to Austin Airport: 22 minutes, 19 miles
School District: Eanes ISD
Elementary School: Valley View (7/10)
Middle School: West Ridge (8/10)
High School: Westlake (8/10)
Year Built: 1950s-2010s
Average Price: $1,150,482
Median Price: $1,060,750
Average Beds/Baths: 3/3
Average SqFt: 2,561
Average Lot Size: 0.336 acres
Price Range: Mid $500k’s-$2.2MMs

Like its neighbor, Austin Lake Estates, Austin Lake Hills is an eclectic and affordable Eanes ISD neighborhood. There are some more traditional looking homes in Austin Lake Hills, but that’s essentially the only difference. If you like one, you’ll like the other, so you’ll end up looking for a home in both neighborhoods to increase your chances of finding something.

For more info and to search homes for sale, visit our Austin Lake Hills Neighborhood Guide.

Austin Lake Hills Neighborhood Map

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Balcones Park

Area of Austin: Northwest Austin
Zip Code: 78731
Distance to Downtown: 12 minutes, 5 miles
Distance to Austin Airport: 20 minutes, 18 miles
School District: Austin ISD
Elementary School: Highland Park (8/10) or Casis (10/10)
Middle School: Lamar (6/10) or O’Henry (5/10)
High School: McCallum (7/10) or Austin (6/10)
Year Built: 1950s-1980s
Average Price: $2,462,500
Median Price: $2,250,000
Average Beds/Baths: 4/5
Average SqFt: 4,078
Average Lot Size: 0.373 acres
Price Range: $1.3MM’s-$3.75MM’s

Balcones Park is a luxury, Northwest Austin neighborhood where you’ll find larger than average 1950s ranchers on large lots. The neighborhood is known for its mature landscaping, old oak trees and rolling hills. If you’re looking for close in, luxury living with no HOA restrictions, Balcones Park is a great place to start your search.

For more info and to search homes for sale, visit our Balcones Park Neighborhood Guide.

Balcones Park Neighborhood Map

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Barrington Oaks

Area of Austin: Northwest Austin
Zip Code: 78759
Distance to Downtown: 16 minutes, 13 miles
Distance to Austin Airport: 22 minutes, 21 miles
School District: Round Rock ISD
Elementary School: Kathy Caraway (6/10) or Laurel Mountain (10/10)
Middle School: Canyon Vista (9/10)
High School: Westwood (7/10)
Year Built: 1970s-1980s
Average Price: $669,370
Median Price: $685,000
Average Beds/Baths: 4/2
Average SqFt: 1,811
Average Lot Size: 0.211 acres
Price Range: $300k’s-$900k’s

Barrington Oaks is one of the best values in Northwest Austin in neighborhoods without HOAs. Homes were built in the 1970s and 1980s, so they’re recent enough to have the types of layouts today’s buyers are looking for but old enough to have had complete remodels with more up to date finish outs. Residents are drawn to the mature trees, spacious lots and top rated schools at a more affordable price than nearby neighborhoods.

For more info and to search homes for sale, visit our Barrington Oaks Neighborhood Guide.

Barrington Oaks Neighborhood Map

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Beecave Woods

Area of Austin: West Austin
Zip Code: 78746
Distance to Downtown: 10 minutes, 5 miles
Distance to Austin Airport: 14 minutes, 13 miles
School District: Eanes ISD
Elementary School: Cedar Creek (8/10)
Middle School: Hill Country (10/10)
High School: Westlake (8/10)
Year Built: Late 1970s – 1980s
Average Price: $1,860,302
Median Price: $1,864,500
Average Beds/Baths: 4/3
Average SqFt: 2,874
Average Lot Size: 0.305 acres
Price Range: $1.2MM’s-$2.75MM’s

One of the few Eanes ISD neighborhoods that is walkable to the elementary and middle school, Beecave Woods is the ideal spot for someone looking for close in convenience in a top rated school district. Homes were built in the late 1970s and early 1980s, so they sit on larger than average (1/4-1/2 acre lots) and aren’t right on top of each other. The neighborhood has a suburban vibe but is only minutes from popular Austin attractions like Downtown, Zilker Park, Barton Creek Mall and the greenbelt.

For more info and to search homes for sale, visit our Beecave Woods Neighborhood Guide.

Beecave Woods Neighborhood Map

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Cardinal Hills Estates

Area of Austin: Lake Travis
Zip Code: 78734
Distance to Downtown: 28 minutes, 20 miles
Distance to Austin Airport: 35 minutes, 31 miles
School District: Lake Travis ISD
Elementary School: Lake Travis (2/10) or Lakeway (8/10)
Middle School: Hudson Bend (5/10)
High School: Lake Travis (8/10)
Year Built: 1990s-2010s
Average Price: $651,750
Median Price: $665,000
Average Beds/Baths: 3/3
Average SqFt: 2,070
Average Lot Size: 0.721 acres
Price Range: $300k’s-$800k’s

Cardinal Hills Estates is a unique neighborhood of Mediterranean style homes with courtyards and tile roofs in the Lake Travis ISD. Most of the homes were built in the mid 2000s, with another round in the mid 2010s. Inside, you’ll find a higher end level of finish out that you’d expect in a much more expensive home. If you’re looking for a home without an HOA in the Lake Travis ISD and want something a little more upscale and modern, Cardinal Hills Estates is a great place to start your search.

For more info and to search homes for sale, visit our Cardinal Hills Estates Neighborhood Guide.

Cardinal Hills Estates Neighborhood Map

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Cherry Creek

Area of Austin: Southwest Austin
Zip Code: 78745, 78748
Distance to Downtown: 16 minutes, 11 miles
Distance to Austin Airport: 18 minutes, 13 miles
School District: Austin ISD
Elementary School: Sunset Valley (6/10) or Cunningham (7/10) or Cowan (8/10)
Middle School: Covington (4/10)
High School: Crockett (3/10) or Bowie (8/10)
Year Built: 1960s-1990s
Average Price: $612,641
Median Price: $597,000
Average Beds/Baths: 3/2
Average SqFt: 1,634
Average Lot Size: 0.183 acres
Price Range: $300k’s-$900k’s

Cherry Creek is one of the larger Southwest Austin neighborhoods with no HOA. Spanning two zip codes, Cherry Creek has everything from small homes that are less than 1,000 sqft, to large 3,000+sqft homes and even some condos and duplexes. With the exception of three sections on the south side along West Gate Blvd who are required to be in an HOA, the majority of Cherry Creek homes are not in a mandatory HOA, giving home owners some flexibility with their properties.

For more info and to search homes for sale, visit our Cherry Creek Neighborhood Guide.

Cherry Creek Neighborhood Map

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Maple Run

Area of Austin: Southwest Austin
Zip Code: 78749
Distance to Downtown: 16 minutes, 11 miles
Distance to Austin Airport: 16 minutes, 16 miles
School District: Austin ISD
Elementary School: Boone (7/10) or Cowan (8/10)
Middle School: Covington (4/10)
High School: Crockett (3/10) or Bowie (8/10)
Year Built: 1980s-1990s
Average Price: $586,644
Median Price: $586,000
Average Beds/Baths: 3/2
Average SqFt: 1,662
Average Lot Size: 0.175 acres
Price Range: $300k’s-$800k’s

Maple Run is the ideal choice for you if you like the location of Circle C, but don’t want the HOA restrictions or the price tag. Make Run Homes were built in the 1980s and 1990s, so you’ll find the majority of them are less than 2,000sqft. Some have been updated and others are in more original condition. Located just off MoPac, Maple Run is also great for commuters.

For more info and to search homes for sale, visit our Maple Run Neighborhood Guide.

Maple Run Neighborhood Map

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Mesa Park

Area of Austin: Northwest Austin
Zip Code: 78759
Distance to Downtown: 18 minutes, 13 miles
Distance to Austin Airport: 22 minutes, 20 miles
School District: Austin ISD
Elementary School: Davis (7/10)
Middle School: Murchison (5/10)
High School: Anderson (6/10)
Year Built: 1970s-1980s
Average Price: $603,199
Median Price: $589,688
Average Beds/Baths: 3/2
Average SqFt: 1,484
Average Lot Size: 0.175 acres
Price Range: $400k’s-$700k’s

Mesa Park is a prime location for someone who works at one of the companies in Northwest Austin or off Parmer Lane. Located in the highly rated section of the Austin ISD, you won’t have to worry about private schools and you’ll only be a few minutes from work. When you’re not working, you have easy access to the Arboretum and the Domain.

For more info and to search homes for sale, visit our Mesa Park Neighborhood Guide.

Mesa Park Neighborhood Map

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Milwood

Area of Austin: Northwest Austin
Zip Code: 78729, 78727
Distance to Downtown: 18 minutes, 15 miles
Distance to Austin Airport: 24 minutes, 23 miles
School District: Austin ISD, Round Rock ISD
Austin ISD Schools: Summitt Elementary (9/10), Murchison Middle (5/10), Anderson High (6/10)
Round Rock ISD Schools: Pond Springs (6/10), Live Oak (5/10) or Jollyville Elementary (5/10), Deerpark (6/10) or Canyon Vista Middle (9/10), McNeil () or Westwood High (7/10)
Year Built: 1970s-1990s
Average Price: $563,222
Median Price: $550,000
Average Beds/Baths: 3/2
Average SqFt: 1,802
Average Lot Size: 0.176 acres
Price Range: $200k’s-$900k’s

Milwood is another great choice for home buyers who work in Northwest Austin and don’t want to sacrifice school quality. Homes are on the older side compared to what you’ll find in the suburbs, but many of them have been updated inside. And, they have character. There is a voluntary HOA that plans social activities and gets neighbors to interact and they have amenities. So, it is the best of both worlds not having restrictions on how you use your property while having social activities and community amenities.

For more info and to search homes for sale, visit our Milwood Neighborhood Guide.

Milwood Neighborhood Map

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Oak Forest

Area of Austin: Northwest Austin
Zip Code: 78759
Distance to Downtown: 18 minutes, 13 miles
Distance to Austin Airport: 24 minutes, 21 miles
School District: Round Rock ISD
Elementary School: Kathy Caraway (6/10)
Middle School: Canyon Vista (9/10)
High School: Westwood (7/10)
Year Built: 1970s-1980s
Average Price: $827,077
Median Price: $827,500
Average Beds/Baths: 4/2
Average SqFt: 2,172
Average Lot Size: 0.242 acres
Price Range: $500k’s-$1.25MM’s

Oak Forest is one of the top choices for home buyers looking to stay out of an HOA but stay in a highly rated school district like the Westwood High School District. Located in Northwest Austin, it is an easy commute to Northwest Austin employers. The majority of lots are around 1/4 acre, while homes are about 2,000sqft, making much of the yard usable.

For more info and to search homes for sale, visit our Oak Forest Neighborhood Guide.

Oak Forest Neighborhood Map

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Tanglewood Forest

Area of Austin: Southwest Austin
Zip Code: 78748
Distance to Downtown: 18 minutes, 13 miles
Distance to Austin Airport: 16 minutes, 14 miles
School District: Austin ISD
Elementary School: Kocurek (6/10) or Cowan (8/10)
Middle School: Bailey (6/10)
High School: Akins (3/10)
Year Built: 1980s-1990s
Average Price: $535,095
Median Price: $545,000
Average Beds/Baths: 3/2
Average SqFt: 1,623
Average Lot Size: 0.165 acres
Price Range: $300k’s-$800k’s

Tanglewood Forest has both single family homes and duplexes and is one of the Southwest Austin neighborhoods with no HOA. There are several parks within walking distance and many of the homes have been updated inside. Outside, you’ll see many of the homes look different, so it’s not your typical suburban cookie cutter neighborhood.

For more info and to search homes for sale, visit our Tanglewood Forest Neighborhood Guide.

Tanglewood Forest Neighborhood Map

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Texas Oaks

Area of Austin: Southwest Austin
Zip Code: 78748
Distance to Downtown: 18 minutes, 13 miles
Distance to Austin Airport: 16 minutes, 13 miles
School District: Austin ISD
Elementary School: Casey (7/10)
Middle School: Paredes (3/10)
High School: Akins (3/10)
Year Built: 1980s-1990s
Average Price: $483,666
Median Price: $475,000
Average Beds/Baths: 3/2
Average SqFt: 1,539
Average Lot Size: 0.172 acres
Price Range: $200k’s-$600k’s

Located on the north and south end of Slaughter Lane, Texas Oaks is a large Southwest Austin neighborhood with no HOA. Homes were built in the 1980s and 1990s, so you’ll find some that have been updated and some that are in original condition. There are no amenities, but Mary Moore Searight Metropolitan Park is right next door, so you have a place to take the kids and dogs and hike.

For more info and to search homes for sale, visit our Texas Oaks Neighborhood Guide.

Texas Oaks Neighborhood Map

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Westcreek

Area of Austin: Southwest Austin
Zip Code: 78749
Distance to Downtown: 12 minutes, 8 miles
Distance to Austin Airport: 14 minutes, 13 miles
School District: Austin ISD
Elementary School: Patton (7/10)
Middle School: Small (7/10)
High School: Austin (6/10)
Year Built: 1970s-1980s
Average Price: $637,368
Median Price: $588,000
Average Beds/Baths: 3/2
Average SqFt: 1,853
Average Lot Size: 0.209 acres
Price Range: $400k’s-$1.35MM’s

Located just north of William Cannon between MoPac and 290, Westcreek is one of the most convenient Southwest Austin neighborhoods without an HOA to downtown and employers on Southwest Parkway. We’ve seen quite a few complete remodels in Westcreek, which is driving prices up. Homes are not huge, but they are big enough for a family with 1,500-2,000sqft of living space generally. Residents are drawn to Westcreek because of the mature trees and large lot sizes, so homes aren’t crammed together.

For more info and to search homes for sale, visit our Westcreek Neighborhood Guide.

Westcreek Neighborhood Map

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Westcliff

Area of Austin: Northwest Austin
Zip Code: 78730
Distance to Downtown: 18 minutes, 11 miles
Distance to Austin Airport: 24 minutes, 22 miles
School District: Austin ISD
Elementary School: Highland Park (8/10)
Middle School: Lamar (6/10)
High School: McCallum (7/10)
Year Built: 1980s-2000s
Average Price: $1,000,000
Median Price: $1,000,000
Price Range: $900k’s-$2.5MM’s

Westcliff is a luxury Austin neighborhood with no HOA. Homes sit on large lots, some a few acres and were built over a range of decades. No two homes are the same, so it makes it a unique place to call home. Plus, the property tax rate is one of the lowest in Austin, so that is another huge savings compared to homes in the same price range in other neighborhoods.

For more info and to search homes for sale, visit our Westcliff Neighborhood Guide.

Westcliff Neighborhood Map

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Wells Branch

Area of Austin: Northwest Austin
Zip Code: 78728
Distance to Downtown: 20 minutes, 15 miles
Distance to Austin Airport: 26 minutes, 25 miles
School District: Round Rock ISD & Pflugerville ISD
Round Rock ISD Schools: Wells Branch Elementary (4/10), Deerpark Middle (6/10), McNeil High (6/10)
Pflugerville ISD Schools: Northwest Elementary (4/10), Westview Middle (2/10), Connally High (2/10)
Year Built: 1980s-1990s
Average Price: $462,429
Median Price: $457,000
Average Beds/Baths: 3/2
Average SqFt: 1,613
Average Lot Size: 0.158 acres
Price Range: $300k’s-$700k’s

Wells Branch is a large neighborhood in Northwest Austin with several sections. Some of the sections are not included in the mandatory HOA and others, like the brand new homes, are. If you’re looking in Wells Branch, be sure to know which section your home falls under. Located between MoPac and 35 at Wells Branch Pky, the neighborhood is convenient for commuters who work in North Austin. Homes are on the smaller side (around 2,000sqft or smaller), but the neighborhood does have some cool amenities like a park, trail and pond.

For more info and to search homes for sale, visit our Wells Branch Neighborhood Guide.

Wells Branch Neighborhood Map

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Windmill Run

Area of Austin: Southwest Austin
Zip Code: 78736
Distance to Downtown: 18 minutes, 13 miles
Distance to Austin Airport: 20 minutes, 17 miles
School District: Austin ISD
Elementary School: Patton (7/10)
Middle School: Small (7/10)
High School: Bowie (8/10)
Year Built: 1970s-1990s
Average Price: $524,015
Median Price: $503,318
Average Beds/Baths: 3/2
Average SqFt: 1,763
Average Lot Size: 0.208 acres
Price Range: $400k’s-$700k’s

Located just west of the Y (the intersection of 71 and 290), Windmill Run is a great choice for someone looking for a Southwest Austin location convenient to highways. You can get on either 71 or 290 fairly quickly and with the construction at the Y completed, you won’t be stuck there as long as you used to be. Going west is always a breeze. Windmill Run is not as well kept as some of the other neighborhoods with no HOAs, but you don’t have restrictions either. The average lot is around 1/4 of an acre, which gives you space to use your property.

For more info and to search homes for sale, visit our Windmill Run Neighborhood Guide.

Windmill Run Neighborhood Map

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Median and average price is from ACTRIS sold data 8/1/21-7/31/22. School ratings are GreatSchools ratings as of November 2023.

What About Surrounding Cities?

Curious what you can find in surrounding cities? Check out our Best Georgetown Neighborhoods with No HOA, Best Round Rock Neighborhoods with No HOA, Best Liberty Hill Neighborhoods with No HOA, Best Buda Neighborhoods with No HOA and Best Kyle Neighborhoods with No HOA posts.

What are the Pros and Cons to No HOAs?

HOAs are a double edge sword. On one hand, they keep the neighborhood with some baseline standards. Typically no cars on blocks are allowed, grass can’t be two feet high, garbage can’t be all over the yard, etc. Most people would agree those are reasonable rules. The problem starts when HOAs get nit picky about things like not pulling up your garbage cans right after the garbage company picks up or you unloaded a kayak and left it on your driveway for an hour while it dried out and you get fined. That starts to annoy people.

But, what most people don’t realize is if there are no HOAs, there is no one to tell your neighbor to cut their grass or remove the old clunker that’s been sitting in the driveway for months causing an eye sore. So, if you don’t want an HOA because you don’t want restrictions, know your neighbors won’t have any either. And their tolerance for what looks good in front of their house might be different than yours.

If you say you don’t care what your neighbors property looks like as long as you don’t have rules governing how you use your property, then a neighborhood without an HOA might be right for you. I would encourage you to drive around the neighborhood you’re considering at all times of the day and night and see how residents are conducting themselves. That will give you a good indication of how it is going to go when you live there. Again, no guarantees that untidy people won’t move in next door. But, you’ll at least have a better sense for what the area is like today.

Which of the Best Austin Neighborhoods Without HOAs are Right for You?

Not quite sure which neighborhood is best for you? We can evaluate what you’re looking for in a neighborhood show you where to find it. Simply fill out our Austin Neighborhood Finder and we’ll send you some options.

Looking for a Home in One of the Best Austin Neighborhoods without HOAs?

We know these Austin neighborhoods well and can help you find the best house and negotiate the best deal. Check out our Austin Home Buyers page to learn more about our team and how we work. Then, call us at (512) 827-8323, email us at info@11OaksRealty.com or fill out our Buyer Survey to get started on your search.