If you’re considering a move to the Austin area, you’ve likely heard the common advice: “Check out Round Rock—it’s more affordable than Austin.” But how true is that statement when it comes to finding the right home for your specific lifestyle and budget?
In this in-depth guide, we will explore the nuances of the Round Rock vs. Austin housing market from the perspective of a homebuyer. We’ll move beyond generalizations and look at what your money can actually buy in real neighborhoods. We will compare housing prices, property taxes, and how “affordable,” “mid-level,” and “luxury” homes differ on each side of the Travis-Williamson county line.
Furthermore, we’ll examine the broader cost-of-living factors that impact your daily life and wallet, including commute times, utilities, and other everyday expenses. This comprehensive comparison will provide you with the clarity needed to decide which city is the right fit for your financial goals and personal priorities.
A Quick Note on the Numbers: The price ranges and examples provided in this guide are based on recent market patterns and are intended to be illustrative. Real-time home prices are dynamic and can fluctuate based on current inventory, interest rates, and the specific condition of a property. Use these figures as helpful benchmarks, and then connect with a local real estate expert for the most current market data and personalized property matches.
Big Picture: How Round Rock and Austin Differ
To understand the cost differences, it’s essential to first appreciate the distinct character of each city.
Round Rock: The Suburban Powerhouse
Located just north of Austin in Williamson County, Round Rock has cultivated a strong identity as a kid-friendly, business-savvy suburb. It is renowned for its top-rated schools within the Round Rock Independent School District (RRISD), sprawling master-planned communities, and an abundance of parks and youth sports facilities.
For professionals, Round Rock offers a strategic advantage with its proximity to major tech employers like Dell Technologies (headquartered in Round Rock), Apple, and Samsung, facilitated by a network of highways including SH-45, Parmer Lane, and SH-130.
The housing stock here generally skews newer than in many central Austin neighborhoods. Homes in planned communities often feature more modern layouts, slightly larger lots, and access to desirable HOA amenities such as community pools, clubhouses, and walking trails. While property tax rates can sometimes be slightly higher in newer subdivisions with Municipal Utility Districts (MUDs), the lower overall purchase price of homes often results in a more manageable monthly payment compared to a similarly sized home in Austin.
Austin: The Vibrant Cultural Hub
Austin is the dynamic heart of Central Texas, celebrated for its legendary live music scene, innovative culinary landscape, vibrant nightlife, and unparalleled access to outdoor recreation like the Barton Creek Greenbelt and Lady Bird Lake.
The city’s housing market is a diverse mosaic of architectural styles and neighborhood vibes. You can find charming 1950s bungalows in Crestview, classic mid-century ranch homes in Allandale, large master-planned communities like Circle C in the southwest, and luxurious lake-area estates in Steiner Ranch. The closer you get to the downtown core and the picturesque western hills, the more you can expect to pay per square foot, a premium driven by location, lifestyle amenities, and access to highly sought-after school districts like Eanes ISD in West Lake Hills.
The bottom line: For most buyers, particularly in the affordable and mid-level price ranges, Round Rock typically offers more house for the money. In the luxury tier, Round Rock provides excellent options, especially in golf course communities and executive-style custom neighborhoods. However, Austin’s luxury market is far broader, encompassing exclusive waterfront properties, homes with panoramic city views, and historic estates in premier West Austin neighborhoods, all at a significantly higher price point.
How We’ll Compare: A Tier-Based Approach
To make this comparison as practical as possible, we’ll analyze the market across three distinct price tiers:
- Affordable Homes: Entry-level single-family homes and budget-friendly townhomes/condos.
- Mid-Level Homes: The “move-up” market, which is the sweet spot for many growing households.
- Luxury Homes: High-end properties defined by premium finishes, larger lots, prime locations, or unique features like golf course or lake access.
For each tier, we will provide:
- Typical price ranges and what you can expect to purchase.
- Neighborhood examples in both Round Rock and Austin.
- Insights on schools, amenities, and lifestyle.
- A cost-of-living analysis focusing on taxes, commute, and other expenses.
Tier 1: Affordable Homes ($300k–$600k)
For first-time homebuyers or those on a stricter budget, the affordable tier is where the differences between Round Rock and Austin become most apparent.
What “Affordable” Means in Each City
- Round Rock ($300k–$450k): In this range, you can find a variety of smaller single-family homes, typically between 1,100 and 2,000 square feet. These are often 3-4 bedroom homes built from the late 1990s through the 2010s. Townhomes and condos can also be found for under $350,000, offering a lower-maintenance lifestyle.
- Austin ($375k–$600k): Securing a single-family home in this price range closer to the city center is a challenge. Buyers are typically looking at smaller homes in need of updates in North, Southeast, or East Austin. The square footage is often smaller, and the home is likely to be older than its Round Rock counterpart. Condos and townhomes are more plentiful in this range, especially near employment hubs. Again, they’re also older complexes with more updates needed.
The price gap is primarily driven by land values and the high demand for proximity to downtown Austin and its surrounding districts.
Affordable Neighborhoods to Know in Round Rock
- Chisholm Valley / Greenslopes / South Creek: These established neighborhoods feature homes from the 1970s–1990s, offering 3-4 bedrooms and 1,100–1,800 sq ft. Many have been tastefully updated, making them ideal for first-time buyers who want a single-family home with a manageable yard. Their location provides quick access to Dell, I-35, and local retail.
- Turtle Creek Village / Cambridge Heights: Built in the early 2000s, these communities offer 3-4 bedroom homes from 1,300–2,000 sq ft, often with HOA-maintained common areas and community pools. They provide classic suburban convenience with easy access to SH-45 and Parmer Lane.
- Sonoma / Paloma Lake (Entry-Level Sections): While these are generally mid-tier neighborhoods, some smaller floor plans or earlier phases can fall into the higher end of the affordable range. Residents benefit from excellent HOA amenities, including lakeside trails and parks, and are zoned for Round Rock ISD schools.
Affordable Neighborhoods to Know in Austin
- Windsor Park / University Hills: These areas are known for 1950s–1970s bungalows and ranch-style homes, often with 2-3 bedrooms and 1,000–1,600 sq ft. While many have been partially updated, fully remodeled homes will command a higher price. The appeal lies in their proximity to I-35, the Mueller development, and a growing tech corridor.
- Wells Branch / Milwood (Far North): Popular for their proximity to the Apple campus and The Domain, these neighborhoods offer 1980s–1990s single-family homes with good bones and tree-lined streets. Homes typically have 3-4 bedrooms and are between 1,300 and 2,000 sq ft.
- East Riverside / Montopolis & Chernosky (Southeast): This rapidly evolving area provides condos, townhomes, and smaller single-family homes of mixed ages. Its primary draw is the quick access to downtown, Lady Bird Lake, and the Austin-Bergstrom International Airport.
Affordable Tier: Which City Is Cheaper?
For single-family homes that are move-in ready and offer reasonable square footage, Round Rock generally provides more value and a lower purchase price.
For condos and townhomes, the prices can be more competitive. An Austin condo might offer proximity to downtown or The Domain at a similar price to a Round Rock townhome, but it will likely be smaller, and the HOA dues may be higher.
Rule of Thumb: If your top priority is having a yard and more interior space, Round Rock delivers more house for your money. If a short commute to central Austin and an urban lifestyle are your goals, an Austin condo or a smaller, older single-family home may be a better fit, but expect to pay a premium per square foot.
Tier 2: Mid-Level Homes ($450k–$1.1M)
This is the “move-up” sweet spot where many families look for more space, better amenities, and access to great schools.
What “Mid-Level” Means in Each City
- Round Rock ($450k–$750k): This budget typically buys a 4-5 bedroom home of 2,000–3,500+ sq ft, built between the 2000s and today. These homes are often located in master-planned communities with robust amenities like pools, trails, and tennis courts.
- Austin ($600k–$1.1M): In Austin, this price range often secures a 3-4 bedroom home between 1,600 and 2,800+ sq ft. The location and school district play a significant role in price, with closer-in neighborhoods commanding a premium.
Mid-Level Neighborhoods to Know in Round Rock
- Forest Creek: A premier golf course community with stately homes built in the 1990s and 2000s. You’ll find homes ranging from 2,500–4,000+ sq ft with mature trees and brick or stone exteriors. The lifestyle here revolves around the golf club, parks, and highly regarded schools.
- Behrens Ranch / Walsh Ranch: These neighborhoods are known for their larger lots and homes built in the 2000s and beyond. Many floor plans offer 4-5 bedrooms and 2-3 car garages, all within a strong community atmosphere and with quick access to major employers.
- Paloma Lake (Move-Up Sections): This area is popular with active residents due to its lakeside parks, modern floor plans (2,500–3,500+ sq ft), and newer finishes. The community’s focus on outdoor amenities and its zoning to Round Rock ISD schools are major draws.
Mid-Level Neighborhoods to Know in Austin
- Circle C (Southwest): A large master-planned community within Austin city limits, offering homes from the 1990s–2010s. Expect to find homes between 2,200 and 3,200+ sq ft, with access to multiple community pools, trails, and highly-rated AISD schools. This is the closest master planned community to Downtown Austin.
- Steiner Ranch (Northwest): Nestled in the Hill Country with access points to Lake Austin and Lake Travis, this community offers a wide range of homes. Mid-level options provide an outdoor-oriented lifestyle with excellent amenities, though at a higher price than Round Rock.
- Allandale / Crestview (Central-North): Here you’ll find a mix of beautifully renovated mid-century homes and newer construction infill. Square footage varies, and you’re paying a premium for the prime location, walkable pockets, and charming character.
Mid-Level Tier: Which City Is Cheaper?
When the goal is more space, newer construction, and community amenities, Round Rock consistently offers lower purchase prices for comparable square footage and finish levels.
In Austin, buyers in this tier are often forced to make a trade-off between location and home size or age. You can pay more for a prime, central spot in a smaller or older home, or you can head farther out for more space. Round Rock mitigates this trade-off by offering the larger home with a shorter commute to many of the area’s north-metro employers, all at a more accessible price point.
Tier 3: Luxury Homes ($800k and Up)
In the luxury market, the definition of “value” shifts from square footage to unique features, prestige, and lifestyle.
What “Luxury” Means in Each City
- Round Rock ($800k–$1.5M+): Luxury in Round Rock is defined by large executive homes (3,500–5,000+ sq ft) on premium lots, often in golf course communities or custom-built enclaves. High-end finishes, three-car garages, and expansive outdoor living spaces are common.
- Austin ($1.5M–$5M+): Austin’s luxury market is on another level. Here, “luxury” includes commanding views of the city or Hill Country, direct waterfront access, properties in premier school districts like Eanes ISD, and homes in historic, prestigious neighborhoods. The price ceiling is significantly higher.
Luxury Neighborhoods to Know in Round Rock
- Forest Creek (Upper Tier): The most exclusive homes in this community feature golf course views, expansive layouts of 3,500–5,000+ sq ft, media rooms, and outdoor kitchens, offering a country club feel without the West Austin price tag.
- Walsh Ranch (Estate Pockets): These areas feature stately facades, 4-5+ bedrooms, generous living spaces, and upgraded finishes on larger-than-average lots, all on quiet streets with strong schools.
- Custom Home Enclaves: Sprinkled throughout Round Rock are small, exclusive subdivisions with custom-built homes, offering premium quality, privacy, and limited inventory.
Luxury Neighborhoods to Know in Austin
- Westlake / West Lake Hills (Eanes ISD): Home to architectural marvels and hilltop estates with breathtaking city and lake views, this area is synonymous with Austin luxury. It boasts some of the best schools in the state, and its proximity to downtown makes it highly desirable.
- Tarrytown / Pemberton Heights (Central-West): This is classic Austin luxury, with historic mansions, grand remodels, and modern architectural infill on prized, tree-lined streets near Lake Austin.
- Spanish Oaks / Barton Creek: These are guard-gated, resort-style communities centered around golf and country club living, offering privacy and exclusivity.
- Lake Austin & Lake Travis Waterfront: The ultimate in Austin luxury, these properties offer direct lake access and boat docks. Inventory is scarce and highly coveted, with prices that reflect this unique lifestyle.
Luxury Tier: Which City Is Cheaper?
This depends on your definition of luxury.
If luxury means maximum space, high-end finishes, and executive amenities in a community setting, then Round Rock is substantially less expensive than Austin’s marquee neighborhoods.
If luxury is defined by waterfront living, a prestigious zip code, or unparalleled city views, then Austin offers a broader and more exclusive selection, and you will pay a significant premium for it. Many move-up buyers discover that Round Rock’s luxury tier provides the lifestyle they desire—a large yard, a dedicated home office, a guest suite, and access to golf—at a price that keeps their monthly carrying costs more manageable.
Cost of Living Beyond the Purchase Price
A smart homebuying decision involves looking beyond the sticker price. Here are four other cost drivers to consider:
- Property Taxes: Rates are determined by the county, city, school district, and special districts (MUDs/PUDs). While some newer Round Rock subdivisions have slightly higher tax rates to fund infrastructure, their lower home prices can still result in a lower annual tax bill compared to a more expensive Austin home.
- HOA & Amenities: Round Rock’s master-planned communities typically have reasonable HOA dues that cover pools, parks, and organized activities. Many of Austin’s older, central neighborhoods have no HOA, which saves a monthly fee but means you may need to pay for a private gym or pool membership.
- Commute & Transportation: If you work in the north tech corridor (Apple, Dell, Samsung), living in Round Rock can significantly reduce your commute time and fuel costs. If your job is in downtown or central Austin, living closer in may be worth the higher home price to reclaim your time.
- Utilities & Maintenance: Newer construction, common in Round Rock, often translates to better energy efficiency and lower monthly utility bills. Older homes in Austin may require costly upgrades to the HVAC, roof, or insulation to achieve similar efficiency.
The Final Verdict: Is Round Rock Cheaper Than Austin?
Yes—in most direct, apples-to-apples comparisons focusing on home size, condition, and community amenities, Round Rock is cheaper than Austin.
You will generally pay less per square foot, secure a newer home, and enjoy robust community perks. While your property tax rate might be slightly higher in some areas, the lower purchase price often leads to a lower total annual tax bill and a more comfortable monthly mortgage payment.
When is the Austin premium “worth it”?
If your budget and lifestyle priorities center on iconic locations, a short commute to the urban core, prestigious school districts, or exclusive lakefront access, Austin’s premium neighborhoods deliver intangible benefits that Round Rock cannot replicate.
Putting This Knowledge to Work for You
Both cities offer incredible lifestyles, and the right choice is the one that best aligns with your unique needs. Here’s how to shop smart:
- Define Your Non-Negotiables: Is it the school district, the commute time, a large yard, or the ability to walk to a coffee shop? Prioritize what matters most.
- Calculate the Full Monthly Cost: Don’t just look at the list price. Compare principal, interest, taxes, insurance, HOA dues, and estimated utilities for properties in both cities.
- Tour Across Borders: Experience the differences firsthand. Spend an afternoon touring a home in Round Rock’s Forest Creek and another in Austin’s Circle C. The value propositions will become immediately clear.
Ready to Compare Homes Side-by-Side?
Making the right choice between Round Rock and Austin requires deep local knowledge and a strategy tailored to your goals. Eleven Oaks Realty specializes in helping both relocating and local buyers navigate this decision with confidence.
We can help you:
- Request a custom list of homes curated to your specific budget, school, and commute needs in both cities.
- Organize efficient tours that allow you to directly compare neighborhoods and feel the differences for yourself.
- Analyze the complete financial picture by breaking down the true monthly costs of the properties you love.
Schedule a consultation today to start your home search and see exactly how far your budget can go in Round Rock vs. Austin. Call/text us at (512) 827-8323 or email us at info@11OaksRealty.com to speak with an Austin area buyer’s agent and get started on your search.
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