If you’re searching for the best neighborhoods to live in Austin, Texas, you’re in the right place. Austin covers a wide area, and the right neighborhood depends on what you want in a home, a commute, and a community. Some people want walkability and a five-minute drive to downtown. Others want a master-planned community with a pool, trail system, and highly-rated schools. Still others are looking for acreage, Hill Country views, or proximity to a specific employer corridor.
This guide covers Austin’s top neighborhoods across the metro area: Central Austin addresses like Downtown Austin and Tarrytown, Northwest Austin communities like Steiner Ranch and Avery Ranch, Southwest Austin options like Circle C and Belterra, and suburban neighborhoods to the north, south, and east. Each profile below includes current home prices, the local school district, distance to downtown, and what makes the area worth considering.
Last updated: August 2026. All home prices reflect current market data from active and recent listings.
Austin Neighborhoods at a Glance
Austin’s 16 top neighborhoods, ranked by lifestyle fit. Use this quick-reference guide to find your match, then scroll to each full profile below.
| Neighborhood | Best For |
|---|---|
| Zilker | Walkability, parks & Austin food/music culture |
| Mueller | Young professionals, walkability & new construction |
| Westlake | #1-ranked Eanes ISD schools & luxury living |
| Tarrytown | Quiet prestige & established elegance close to downtown |
| Steiner Ranch | Top-rated schools, lake access & resort amenities |
| Circle C Ranch | Family-friendly master-planned community with golf |
| Spanish Oaks | Gated luxury with Hill Country views |
| Barton Creek | Luxury gated living & Barton Creek Greenbelt access |
| Belvedere | Private acreage & custom Hill Country estates |
| Belterra | Top-rated Dripping Springs ISD & family amenities |
| Rough Hollow | Lakeside resort living on Lake Travis |
| Lakeway | Lake Travis lifestyle & suburban convenience |
| Avery Ranch | Northwest Austin affordability & community amenities |
| Great Hills | Established northwest Austin with mature trees |
| Brushy Creek | Best value in the metro, Round Rock ISD |
| Downtown Austin | Urban condo living & walkable city access |
Use the quick-reference table below to compare key details at a glance, then scroll to each neighborhood’s full profile for everything you need to know.
| Neighborhood | Area | Median Price | Price Range | School District | Distance Downtown | Known For |
|---|---|---|---|---|---|---|
| Steiner Ranch | Northwest Austin | $813,200 | $490K – $6.15M | Leander ISD | 34 min / 19 mi | Lake access, resort amenities, community activities |
| Downtown Austin | Central Austin | $645,000 (condo) | $168K – $6.97M | Austin ISD | 0 min | Urban walkability, condos and lofts |
| Circle C | Southwest Austin | $800,000 | $430K – $1.7M | Austin ISD | 18 min / 12 mi | Golf course, master-planned community |
| Rough Hollow | Lake Travis | $875,000 | $580K – $2.91M | Lake Travis ISD | 36 min / 24 mi | Lakeside living, resort-style amenities |
| Spanish Oaks | Southwest Austin | $3,250,000 | $1.66M – $5.95M | Lake Travis ISD | 27 min / 17 mi | Gated golf community, ultra-luxury estates |
| Belvedere | Southwest Austin | $2,079,330 | $1.6M – $3.08M | Lake Travis ISD | 32 min / 24 mi | Gated, large lots, Hill Country views |
| Belterra | Southwest Austin | $667,500 | $485K – $1.05M | Dripping Springs ISD | 24 min / 18 mi | Master-planned, Hill Country, value entry point |
| Zilker | South Austin | $1,567,500 | $640K – $3.2M | Austin ISD | 10 min / 2.5 mi | Barton Springs access, walkable, urban feel |
| Avery Ranch | Northwest Austin | $640,000 | $395K – $1.43M | Leander ISD / RRISD | 25 min / 19 mi | Affordable NW Austin, pools and trails |
| Great Hills | Northwest Austin | $947,500 | $425K – $1.85M | Austin ISD / RRISD | 20 min / 12 mi | Established, wooded lots, central location |
| Mueller | East Austin | $954,000 | $380K – $1.58M | Austin ISD | 10 min / 3 mi | Urban infill, walkable, parks, new construction |
| Westlake | West Austin | $2,000,000 | $600K – $11M | Eanes ISD | 15 min / 8 mi | Top-rated Eanes ISD, luxury estates |
| Lakeway | Lake Travis | $757,450 | $375K – $3.76M | Lake Travis ISD | 30 min / 22 mi | Lake access, golf, suburban convenience |
| Barton Creek | Southwest Austin | $2,399,000 | $1.5M – $5.1M | Austin ISD | 20 min / 12 mi | Gated, golf, greenbelt, luxury |
| Tarrytown | Central Austin | $1,700,000 | $750K – $7.65M | Austin ISD | 10 min / 3 mi | Historic charm, walkable, Central Austin |
| Brushy Creek | NW Austin / Round Rock | $498,000 | $255K – $967K | RRISD / Leander ISD | 25 min / 18 mi | Most affordable option, easy highway access |
How We Chose the Best Austin Neighborhoods to Live
Every neighborhood on this list was selected based on the criteria buyers ask us about most: school district performance, current home prices and long-term value trends, proximity to major employment corridors, depth of community amenities, and overall lifestyle fit. Every price figure on this page was pulled from the most recent 12 months of closed MLS data so you are seeing what buyers actually paid, not numbers from several years ago. Eleven Oaks Realty has been helping clients buy and sell homes since 1978, and this list reflects the neighborhoods our agents recommend most often to buyers moving to or within Austin.
Find Your Best Fit
Not sure where to start? Here is a quick guide to which neighborhoods stand out in each category. Click any neighborhood name to jump to its full profile below.
Top-Rated Schools
Best for Top-Rated Schools
- Westlake — Eanes ISD, consistently ranked among the top school districts in Texas
- Steiner Ranch & Avery Ranch — Leander ISD campuses located within the neighborhoods
- Circle C — Austin ISD with above-average-rated schools all inside the community
- Barton Creek — Access to both Austin ISD and Eanes ISD, plus nearby private school options
Walkability & Urban Access
Best for Walkability & Urban Access
- Downtown Austin — The most walkable option on this list; restaurants, nightlife, and the hike-and-bike trail all within steps
- Mueller — 3 miles from downtown with walkable streets, a weekly farmers market, and retail built into the neighborhood plan
- Zilker — South Congress and South Lamar corridors nearby, plus Barton Springs and Zilker Park at the doorstep
- Tarrytown — Central Austin’s most established neighborhood, walkable to Lake Austin and Clarksville dining
Luxury & Gated
Best Luxury & Gated Communities
- Spanish Oaks — Guard-gated, $3.25M median, Tom Fazio-designed golf course, large acreage lots
- Barton Creek — Barton Creek Country Club, gated sections, $2.4M median, Eanes ISD access
- Westlake — $2M median, Eanes ISD, one of the most consistently in-demand luxury areas in the Austin metro
- Belvedere — Gated, $2.1M median, 4-to-5-acre lots, lazy river amenity, very limited resale inventory
Best Value
Best Value on This List
- Brushy Creek — $498,000 median, 20 median days on market, served by Round Rock ISD and Leander ISD
- Avery Ranch — $640,000 median, golf course community, 22 median days on market, Leander ISD
- Belterra — $667,500 median, award-winning master-planned community, Austin ISD, 25 median days on market
Best Austin Neighborhoods to Live Map
Here is a map overview of the neighborhoods we’ve named to our “Best Austin Neighborhoods to Live” list. Use the interactive map to explore the area or scroll down to read about these neighborhoods and why they made the list.
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Find My Neighborhood →Steiner Ranch
Area of Town: Northwest Austin
Distance to Downtown Austin: 34 minutes, 19 miles
Zip Code: 78732
School District: Leander ISD
Average Price: $1,000,789
Median Price: $813,200
Price Range (last 12 mos.): $490,000 – $6,150,000
Homes Sold (last 12 mos.): 176
Median Days on Market: 34
Median Price Per Sq Ft: $269.58
Steiner Ranch is one of the most well known Austin neighborhoods, and for good reason. Steiner Ranch has endless amenities – community centers, pools, lake access, martial arts and a full time activities director to plan events for residents – just to name a few. It’s also served by some of Austin’s best schools located within the neighborhood.
Because of all the neighborhood activities and because its a close knit community, Steiner Ranch is an especially great neighborhood for someone relocating to Austin. Steiner Ranch makes it very easy to get out and meet people, so it won’t be long before you find a group you’re comfortable socializing.
Steiner Ranch homes range from the mid-$400k’s all the way to the multi-millions for lakefront estates, so there is something for a buyer in every price range. For more info about Steiner Ranch and to search homes for sale, visit our Steiner Ranch Neighborhood Guide.
Steiner Ranch Neighborhood Map
Steiner Ranch Homes for Sale
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Area of Town: Central Austin
Distance to Downtown Austin: 0 minutes, 0 miles
Zip Code: 78701
School District: Austin ISD
Average Condo Price: $957,982
Median Condo Price: $645,000
Price Range (last 12 mos.): $167,500 – $6,970,000
Homes Sold (last 12 mos.): 217
Median Days on Market: 80
Median Price Per Sq Ft: $666.90
Downtown Austin is attractive to people of all ages looking for a low maintenance, urban lifestyle. They want to be able to walk out their front door and be at their favorite restaurant or coffee shop in just a few minutes on foot. They don’t want to have to get in their car and drive 20 minutes every time they want to go out. And, they like spending time out exploring the city’s restaurants, night life and entertainment. Downtown Austin provides just that and more.
Most of what’s available in Downtown Austin are condominiums that range in size from a small, 600 sq ft studio to a large, multi-level penthouse.
For more info about Downtown Austin and to search condos for sale, visit our Downtown Austin Neighborhood Guide.
Downtown Austin Neighborhood Map
Downtown Condos for Sale
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Area of Town: Southwest Austin
Distance to Downtown Austin: 18 minutes, 12 miles
Zip Code: 78739
School District: Austin ISD
Average Price: $842,241
Median Price: $800,000
Price Range (last 12 mos.): $429,900 – $1,703,000
Homes Sold (last 12 mos.): 211
Median Days on Market: 16
Median Price Per Sq Ft: $297.96
Circle C is the biggest and closest master-planned community to Downtown Austin. First developed in the late 1980s, Circle C reached full buildout in 2021. Circle C has two community centers with two community pools, a cafe, fitness center, playground and picnic area. With shopping, restaurants and coffee at Escarpment Village, and a fully built-out Parkside Village featuring the Alamo Drafthouse, Summer Moon Coffee, Tacodeli, Oasthouse Kitchen and Bar, and DeSano Pizzeria Napoletana, Circle C residents won’t have to travel far to eat, see a movie or even go to the doctor. Combine all of these amenities with top rated schools and you have a recipe for one of the best neighborhoods in Austin.
Homes in Circle C were built from the late 1980s to 2021. The tax rate is also pretty low compared to other neighborhoods with this many amenities, sitting between 2.3% – 2.4%.
For more info about Circle C and to search homes for sale, visit our Circle C Neighborhood Guide.
Circle C Neighborhood Map
Circle C Homes for Sale
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Area of Town: Lake Travis
Distance to Downtown Austin: 36 minutes, 24 miles
Zip Code: 78738 & 78734
School District: Lake Travis ISD
Average Price: $1,093,865
Median Price: $875,000
Price Range (last 12 mos.): $580,000 – $2,910,000
Homes Sold (last 12 mos.): 83
Median Days on Market: 60
Median Price Per Sq Ft: $279.40
Rough Hollow is an 1,800-acre neighborhood located on the border of Austin and Lakeway. Chosen as the site for Austin’s Parade of Homes twice, it is consistently listed as one of Austin’s best neighborhoods. The community is divided into several smaller pocket neighborhoods that contain everything from semi-custom homes to multi-million dollar waterfront mansions.
When you live in Rough Hollow, everything is at your fingertips. Whether you enjoy hiking, working out, boating or just relaxing with friends at the club’s pool, you’ll find it all within the neighborhood. And, when you want to venture out, Downtown Lakeway is just a few minutes away while Downtown Austin is just about 35 minutes away. Combine all of these top notch amenities with top rated Lake Travis ISD schools and you have another great place to live.
For more info about Rough Hollow and to search homes for sale, visit our Rough Hollow Neighborhood Guide.
Rough Hollow Neighborhood Map
Rough Hollow Homes for Sale
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Area of Town: Southwest Austin
Distance to Downtown Austin: 27 minutes, 17 miles
Zip Code: 78738
School District: Lake Travis ISD
Average Price: $3,483,504
Median Price: $3,250,000
Price Range (last 12 mos.): $1,660,000 – $5,950,000
Homes Sold (last 12 mos.): 13
Median Days on Market: 85
Median Price Per Sq Ft: $631.63
Spanish Oaks is one of Austin’s premier country club neighborhoods. While most golf course neighborhoods fit the golf course around the homes, Spanish Oaks did the opposite. They built the golf course on the best land and fit homes around it. This makes for few “golf course” homes, but is one of the reasons Spanish Oaks Golf Club attracts expert and professional golfers. Luxury homes in Spanish Oaks were built over the last decade, with many new luxury homes available now. Most have swimming pools, outdoor living areas and have a Texas Hill Country modern feel. Others have a Spanish or Tuscan feel. If you’re looking for a luxury golf course community in a highly rated school district, you can’t do much better than Spanish Oaks.
For more info and to search homes for sale, visit our Spanish Oaks Neighborhood Guide.
Spanish Oaks Neighborhood Map
Spanish Oaks Homes for Sale
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Belvedere
Area of Town: Southwest Austin
Distance to Downtown Austin: 32 minutes, 24 miles
Zip Code: 78738
School District: Lake Travis ISD
Average Price: $2,234,746
Median Price: $2,079,330
Price Range (last 12 mos.): $1,600,000 – $3,075,000
Homes Sold (last 12 mos.): 12
Median Days on Market: 29
Median Price Per Sq Ft: $471.40
Belvedere is your choice for luxury if you’re looking for more of a Hill Country feel. Located off Hamilton Pool Road, this gated community is home to estate-sized homes with resort-caliber amenities. Though most of the homes have their own pools, Belvedere has a community pool and lazy river — a great spot to meet your neighbors or plan a BBQ. If you love to spend time in nature, you’ll enjoy the 75-acre nature preserve, nature trails and fishing pond. The neighborhood reached full buildout in 2023, making resale homes the primary opportunity here.
For more info and to search homes for sale, visit our Belvedere Neighborhood Guide.
Belvedere Neighborhood Map
Belvedere Homes for Sale
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Area of Town: Southwest Austin
Distance to Downtown Austin: 24 minutes, 18 miles
Zip Code: 78737
School District: Dripping Springs ISD
Average Price: $700,463
Median Price: $667,500
Price Range (last 12 mos.): $485,000 – $1,050,000
Homes Sold (last 12 mos.): 82
Median Days on Market: 25
Median Price Per Sq Ft: $234.15
Belterra was voted Best Overall Community in Austin by the Austin Home Builders Association in 2004, and went on to win Master Planned Community of the Year from the Austin Business Journal in 2015. With nearly every amenity you can think of, highly rated schools and more affordable homes than in most other neighborhoods of this level, there isn’t much to complain about. Belterra is located off Highway 290 just west of Austin. With no street lights, you’ll feel more like you’re in the country than in a master planned community, especially at night. The neighborhood reached full buildout in 2022, so resale homes are your path in.
For more info and to search homes for sale, visit our Belterra Neighborhood Guide.
Belterra Neighborhood Map
Belterra Homes for Sale
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Area of Town: South Austin
Distance to Downtown Austin: 10 minutes, 2.5 miles
Zip Code: 78704
School District: Austin ISD
Average Price: $1,602,210
Median Price: $1,567,500
Price Range (last 12 mos.): $640,000 – $3,200,000
Homes Sold (last 12 mos.): 68
Median Days on Market: 47
Median Price Per Sq Ft: $678.36
Zilker is the place for you if you’re looking for a more urban leaning neighborhood in a highly rated school district. Located just west of South Lamar, north of Oltorf, many Zilker residents are able to walk to restaurants, shopping and bars. Those that don’t want to walk can take a quick Uber ride Downtown or bike. The neighborhood is established, with some spot luxury new construction. Whether you’re looking for a small bungalow or a large, modern home close to Downtown, Zilker is a great place to start your search.
For more info and to search homes for sale, visit our Zilker Neighborhood Guide.
Zilker Neighborhood Map
Zilker Homes for Sale
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Avery Ranch
Area of Town: Northwest Austin
Distance to Downtown Austin: 25 minutes, 19 miles
Zip Code: 78717
School District: Leander ISD & Round Rock ISD
Average Price: $676,358
Median Price: $640,000
Price Range (last 12 mos.): $395,000 – $1,430,000
Homes Sold (last 12 mos.): 121
Median Days on Market: 22
Median Price Per Sq Ft: $241.24
Avery Ranch is one of Austin’s most popular master planned communities. Spanning 1,800 acres in Northwest Austin, Avery Ranch home owners have access to five community centers and a public golf course. Active residents will never get bored with the miles of hike and bike trails, sand volleyball courts or basketball courts. Homes are also some of the most affordable in Northwest Austin when you compare other city of Austin neighborhoods with amenities and highly rated schools.
For more info and to search homes for sale, visit our Avery Ranch Neighborhood Guide.
Avery Ranch Neighborhood Map
Avery Ranch Homes for Sale
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Area of Town: Northwest Austin
Distance to Downtown Austin: 20 minutes, 12 miles
Zip Code: 78759
School District: Austin ISD & Round Rock ISD
Average Price: $991,212
Median Price: $947,500
Price Range (last 12 mos.): $425,000 – $1,850,000
Homes Sold (last 12 mos.): 50
Median Days on Market: 9
Median Price Per Sq Ft: $339.75
Great Hills is one of the closest and most unique neighborhoods to Downtown Austin. Located at 360 and 183, Great Hills is an ideal location for someone who needs to commute. Other big draws are the highly rated schools, mature landscaping and hilly topography. Most homes were built between the 1970s and late 2000s, giving Great Hills a well-established character you won’t find in newer track developments. A handful of newer homes have been built in small pocket communities like the Pinnacle at Great Hills, but the neighborhood is essentially complete — making it a genuine established community rather than a work in progress.
For more info and to search homes for sale, visit our Great Hills Neighborhood Guide.
Great Hills Neighborhood Map
Great Hills Homes for Sale
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Mueller
Area of Town: East Austin
Distance to Downtown Austin: 10 minutes, 3 miles
Zip Code: 78723
School District: Austin ISD
Average Price: $1,000,494
Median Price: $954,000
Price Range (last 12 mos.): $380,000 – $1,575,000
Homes Sold (last 12 mos.): 51
Median Days on Market: 25
Median Price Per Sq Ft: $459.76
Mueller is one of East Austin’s most distinctive neighborhoods, built on the 700-acre site of the former Robert Mueller Municipal Airport. What was once a vacant airfield has become a thriving master-planned urban village — just 3 miles from Downtown Austin and The University of Texas. Since the first commercial building opened in 2007, Mueller has grown into a community of walkable streets, front-porch homes, condominiums, and thoughtfully integrated affordable housing, all designed with sustainability at its core.
The neighborhood is anchored by Mueller Lake Park — 140 acres of green space encompassing 12 parks and 12 miles of hike-and-bike trails. Residents walk to an H-E-B, catch a movie at the Alamo Drafthouse, and browse the Texas Farmers’ Market on Sundays, all without leaving the neighborhood. When complete, Mueller will be home to over 13,000 residents, making it one of Austin’s most ambitious and successful urban infill communities.
For more info about Mueller and to search homes for sale, visit our Mueller Neighborhood Guide.
Mueller Neighborhood Map
Mueller Homes for Sale
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Area of Town: West Austin
Distance to Downtown Austin: 15 minutes, 8 miles
Zip Code: 78746
School District: Eanes ISD
Average Price: $2,460,963
Median Price: $2,000,000
Price Range (last 12 mos.): $600,000 – $11,000,000
Homes Sold (last 12 mos.): 267
Median Days on Market: 47
Median Price Per Sq Ft: $564.80
Westlake encompasses the neighborhoods within Austin’s 78746 zip code — a prestigious stretch of West Austin just across Mopac from the city. The area is best known for Eanes ISD, consistently ranked among the top school districts in Texas, which draws significant buyer demand from families with school-age children. Home values reflect that premium, ranging from around $600,000 for smaller or older properties to well over $10 million for large estate homes.
What buyers find in Westlake is a private, residential feel with surprisingly quick access to the city — most of the area sits 10 to 15 minutes from Downtown Austin under normal traffic conditions. Neighborhoods are established, with mature oak trees and spacious lots that give the area character and shade you simply cannot replicate in newer developments. Whether you’re drawn to Westlake for the schools, the location, or the long-term investment value, it remains one of Austin’s most consistently sought-after areas.
For more info about Westlake and to search homes for sale, visit our Westlake Neighborhood Guide.
Westlake Neighborhood Map
Westlake Homes for Sale
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Area of Town: Lake Travis
Distance to Downtown Austin: 30 minutes, 22 miles
Zip Code: 78734 & 78738
School District: Lake Travis ISD
Average Price: $922,346
Median Price: $757,450
Price Range (last 12 mos.): $375,000 – $3,758,750
Homes Sold (last 12 mos.): 238
Median Days on Market: 49
Median Price Per Sq Ft: $285.11
Lakeway is its own incorporated city — with its own city council, police department, and parks system — situated on the south shore of Lake Travis, about 30 minutes northwest of Downtown Austin. Unlike nearby neighborhoods, Lakeway has its own distinct community identity and city services. With more than 20 neighborhoods ranging from entry-level condos in the 55+ Tuscan Village community to multi-million dollar waterfront estates, Lakeway offers options at nearly every price point in the Lake Travis area.
The community borders Lake Travis to the north, giving residents access to three marinas, a 64-acre city park with a beach, hiking trails, and some of the best recreational boating in Central Texas. The Hills of Lakeway is a fully guard-gated community within Lakeway, offering added privacy for those who want it. Children are served by Lake Travis ISD, which holds an “A” rating from the Texas Education Agency — a strong school district that makes Lakeway an excellent choice for families who want Hill Country living without sacrificing education quality.
For more info about Lakeway and to search homes for sale, visit our Lakeway Neighborhood Guide.
Lakeway Neighborhood Map
Lakeway Homes for Sale
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Area of Town: Southwest Austin
Distance to Downtown Austin: 20 minutes, 12 miles
Zip Code: 78735
School District: Austin ISD
Average Price: $2,785,658
Median Price: $2,399,000
Price Range (last 12 mos.): $1,500,000 – $5,100,000
Homes Sold (last 12 mos.): 35
Median Days on Market: 39
Median Price Per Sq Ft: $544.15
Barton Creek sits in the rolling hills of Southwest Austin, 20 minutes from Downtown, and is anchored by one of Austin’s premier country clubs. The Omni Barton Creek Resort and Spa is the focal point of the community, offering four championship golf courses designed by Tom Fazio, Ben Crenshaw, and Arnold Palmer, along with resort pools, a full spa, tennis and pickleball courts, and multiple dining options. Most Barton Creek homes come with access to club membership, making this one of the few neighborhoods in Austin where resort-quality amenities are part of daily life.
The Barton Creek area comprises sixteen gated neighborhoods, each with its own character — from Spanish and Mediterranean-style villas to sleek modern estates on lots of one to five acres. Homes start around $1.5MM and scale to $5MM and beyond. Most of the neighborhood is served by Austin ISD. Because Austin ISD’s assigned schools are located 15 or more minutes from Barton Creek, many families choose St. Michael’s Catholic Preparatory School, located within the community, as a nearby highly rated alternative.
For more info about Barton Creek and to search homes for sale, visit our Barton Creek Neighborhood Guide.
Barton Creek Neighborhood Map
Barton Creek Homes for Sale
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Area of Town: Central Austin
Distance from Downtown: 10 min / 3 miles
Zip Code: 78703
School District: Austin ISD
Average Price: $1,995,355
Median Price: $1,700,000
Price Range (last 12 mos.): $750,000 – $7,650,000
Homes Sold (last 12 mos.): 73
Median Days on Market: 52
Median Price Per Sq Ft: $666.67
Tarrytown is one of Austin’s most prestigious and sought-after neighborhoods, tucked along the western shores of Lake Austin just minutes from downtown. Known for its stunning canopy of mature oak trees, winding streets, and a mix of stately historic homes and beautifully renovated new construction, Tarrytown exudes timeless charm and a strong sense of community.
Residents enjoy walkable access to Mozart’s Coffee, Deep Eddy Pool, Mayfield Park, and the hike-and-bike trails along Lady Bird Lake. Top-rated Austin ISD schools, low traffic, and an unbeatable central location make Tarrytown one of the most consistently desirable addresses in the city.
For more info and to search homes for sale visit our Tarrytown Neighborhood Guide.
Tarrytown Neighborhood Map
Tarrytown Homes for Sale
SEARCH ALL TARRYTOWN HOMES FOR SALENo Email Required! Brushy Creek
Area of Town: Northwest Austin / Round Rock
Distance from Downtown: 25 min / 18 miles
Zip Codes: 78681 & 78717
School Districts: Round Rock ISD / Leander ISD
Average Price: $515,226
Median Price: $498,000
Price Range (last 12 mos.): $255,000 – $967,000
Homes Sold (last 12 mos.): 87
Median Days on Market: 20
Median Price Per Sq Ft: $222.75
Brushy Creek is a sprawling community that spans the border of Northwest Austin and Round Rock, encompassing several beloved sub-neighborhoods including Woods of Brushy Creek, Brushy Creek Village, and Brushy Creek North. Because the area is so large, locals often refer to their specific pocket by name — but they’re all part of the same tight-knit, family-friendly community.
With excellent schools in both Round Rock ISD and Leander ISD, abundant green space including the Brushy Creek Regional Trail, multiple community pools, sports courts, and a welcoming suburban feel, Brushy Creek consistently ranks among the best value neighborhoods in the greater Austin area. Homes here offer more space for the price than almost anywhere closer to downtown.
For more info and to search homes for sale visit our Brushy Creek Neighborhood Guide.
Brushy Creek Neighborhood Map
Brushy Creek Homes for Sale
SEARCH ALL BRUSHY CREEK HOMES FOR SALENo Email Required! Average and median price from ACTRIS sales 05/15/2025–05/15/2026.
Criteria Used to Find Best Austin Neighborhoods to Live
When we set out to make this list, we considered the following criteria (in no particular order):
- Quality of Schools
- Neighborhood Amenities
- Proximity to Shopping
- Size of Homes and Lots
- Affordability
We looked at each community as a whole to see how many of these criteria each neighborhood had. Then, we looked at everything as a whole and chose the top sixteen neighborhoods to live in Austin.
Best Neighborhoods for…
- Best Austin Luxury Neighborhoods
- Best Austin Neighborhoods
- Best Austin Neighborhoods to Retire
- Best Austin Neighborhoods for Dog
- Best 78704 Neighborhoods for First Time Home Buyers
- Best Austin Neighborhoods for First Time Buyers
- Best Austin Neighborhoods for Kids
- Best Austin Neighborhoods for Shopping
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Not Sure Which Neighborhood Fits You?
Tell us your lifestyle, budget, and must-haves — our local Austin experts will hand-pick the neighborhoods that match.
Find My Neighborhood →The best Austin neighborhood depends on what you are looking for. This guide covers 16 options across the metro area, from Steiner Ranch in Northwest Austin (Leander ISD) and Circle C in Southwest Austin (Austin ISD) to Westlake in West Austin (Eanes ISD) and Downtown Austin in Central Austin. Each profile below includes current home prices, school district, and distance to downtown so you can compare on your own terms.
Westlake and Barton Creek are served by Eanes ISD, consistently one of Texas’s top-rated districts. Steiner Ranch, Rough Hollow, and Lakeway fall within Leander ISD and Lake Travis ISD, both well-regarded. Circle C, Great Hills, Zilker, Mueller, and Tarrytown are zoned to Austin ISD, which includes several highly-rated campuses.
Brushy Creek has the lowest median price at $498,000, served by Round Rock ISD and Leander ISD. Avery Ranch ($640,000 median) and Belterra ($667,500 median) are also accessible entry points with strong amenities and well-regarded school districts.
Downtown Austin itself puts you at the urban core. Zilker and Mueller are both roughly 10 minutes and 2.5 to 3 miles away. Tarrytown is about 10 minutes and 3 miles northwest of downtown. Westlake is 15 minutes and 8 miles to the west of downtown Austin.
Median home prices in the neighborhoods covered by this guide range from about $498,000 in Brushy Creek to over $3.25 million in Spanish Oaks. Most established neighborhoods in Central and Northwest Austin fall between $640,000 and $1 million. Pricing shifts significantly depending on the area, the school district, and whether you are looking at a condo, a townhome, or a single-family home.
Gated communities like Spanish Oaks, Barton Creek, Belvedere, and Rough Hollow offer controlled access and consistently low crime. Steiner Ranch, Circle C, and Avery Ranch also report lower crime rates than many Austin zip codes. Master-planned communities in southwest and northwest Austin tend to outperform central and east Austin neighborhoods on crime metrics.
Mueller, Downtown Austin, and Zilker offer the strongest walkability on this list. Downtown puts you steps from restaurants, nightlife, and Lady Bird Lake. Mueller is 3 miles from downtown with walkable streets, a weekly farmers market, and retail built into the neighborhood plan. Zilker borders South Congress and South Lamar and is within walking distance of Barton Springs.
Most established communities covered in this guide have reached full buildout, making resale homes the primary option. Mueller and Lakeway still have some builder inventory. Brushy Creek offers new construction at more accessible price points. Contact our team for an up-to-date list of new construction available across the Austin metro.
Start with your non-negotiables: school district performance, commute distance, budget, and preferred amenities. Then browse the full neighborhood profiles on this page to compare side by side. You can also use our free Austin Neighborhood Finder to get a personalized shortlist from local experts.
Tarrytown and Westlake are widely considered two of Austin’s most prestigious addresses. Tarrytown offers tree-lined streets, historic homes, and a quiet neighborhood feel just minutes from downtown. Westlake sits just west of Austin’s city limits with luxury homes, top-ranked Eanes ISD schools, and sweeping Hill Country views. Spanish Oaks and Barton Creek follow closely for those seeking gated luxury communities.
Austin’s highest home prices are concentrated in Spanish Oaks ($3.25M median), Barton Creek ($2.4M median), Belvedere ($2.1M median), Westlake ($2M median), and Tarrytown ($1.7M median). These areas feature luxury estate homes on large lots, private gated communities, and some of the most sought-after addresses in Central Texas.
$100,000 is a comfortable salary in Austin but no longer stretches as far as it once did. With median home prices ranging from roughly $498,000 in Brushy Creek to $875,000 in Rough Hollow, a $100K income opens access to neighborhoods like Brushy Creek, Avery Ranch, and parts of Belterra, while ruling out most of central Austin and all luxury corridors. A dual-income household earning $150,000 to $200,000 has the most flexibility in Austin’s current market.
Not Quite Sure if These Neighborhoods Suit Your Lifestyle?
Most of these communities are large, master-planned communities and we realize that may not be appealing to every single person looking for their “best neighborhood” to live in Austin. If none of these sound appealing to you, try our Austin Neighborhood Finder. With info about what you’re looking for, we can suggest some neighborhoods that may be more suited to your lifestyle. Simply call us at (512) 827-8323 or email us at info@11OaksRealty.com with your list of criteria and we’ll send you some suggestions. Easy as that!
Looking for the Perfect Neighborhood to Buy a Home in Austin?
We are experienced buyer’s agents with 65+ years of combined experience representing home buyers. We know the market and know how to save you time and money, even in Austin’s strong sellers market. For more info about who we are and how we work, check out our Austin Buyer Representation Program. Then, call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a no obligation consultation to see how we may be able to help you in your search.
