At a glance
- Location
- Central Texas, along I-35 and MoPac, with 183, SH-130 and SH-45 around the edges
- Price range
- From the high $200,000s (Stoney Chase, March 2026) to over $3 million for new builds in Allandale (May 2024)
- School districts
- Austin ISD in the core; Manor, Pflugerville, Del Valle and Lake Travis ISD in some areas with Austin addresses
- Tax rate
- About 1.6% to 2.6% in the neighborhoods I toured, 2024-2026
- HOA
- None in older areas like Allandale and Wells Branch (2024) up to $218 a month (Village at Cooper Lane, February 2025)
Austin neighborhood guides
Addison
Addison is a Brookfield Residential community in Southeast Austin near the airport and Tesla: homes from the high $300s to mid $500s, 1.89% tax rate, $53 HOA.
Agave
Agave in East Austin between Loyola Lane and FM 969: contemporary InTown Homes, greenbelt lots, downtown views and bike lanes, with pricing as of June 2024.
Allandale
Allandale in Austin, TX: walkable to H-E-B, Northwest Park and the Shoal Creek trail, Gullett, Lamar and McCallum schools, no HOA, homes $500Ks to $3M+ (2024).
Brentwood and Crestview
Brentwood and Crestview, Austin TX: walk to Little Deli and Violet Crown, MetroRail, Brentwood Elementary, Lamar and McCallum; homes $600K to $2M+ (Dec 2023).
Cameron Place
Cameron Place in Austin, TX 78754: Pulte new construction from the high $300s, Manor ISD schools, 2.2% tax rate, $99 HOA and fire-lane roads (July 2026).
Cascades at Onion Creek
Cascades at Onion Creek in South Austin: M/I Homes from the very high $300,000s, up to 2,700 sq ft, a 1.8% tax rate and $55 HOA with pool, as of January 2025.
Circle C Ranch
Circle C Ranch in Southwest Austin: a master plan along MoPac near SH-45 with 100+ miles of trails, on-site schools, and sections like Park West and Avana.
Cloverleaf
Cloverleaf by Brohn Homes in Southeast Austin: new homes in the low $300,000s, Austin ISD, a 2.1% tax rate with PID and $100/quarter HOA, as of Feb 2025.
Creekside at Estancia
Creekside at Estancia: a new KB Home community in South Austin just west of I-35, with homes up to almost 2,600 sq ft, big backyards, views, est. 1.46% tax.
Easton Park
Easton Park in Southeast Austin: amenities, the H-E-B coming in 2027, builders, prices, Del Valle ISD, the $75 HOA and 2.57% tax rate, as of March 2026.
Evelyn
Evelyn in Northeast Austin at Cameron Rd and Parmer Ln: Trophy Signature and Century homes from about $400K, planned pool, 2.4% tax rate (as of July 2026).
Foxfield
Foxfield in North Austin (78758): MileStone new construction on Walnut Creek Metro Park, 7 minutes to the Domain, Pflugerville ISD, pricing as of July 2026.
Goodnight Ranch
Goodnight Ranch in Southeast Austin (78747): walkable shops, Onion Creek Park, home types, prices, HOA tiers, the 2.34% tax rate and schools, as of July 2026.
Hills of Bear Creek
Hills of Bear Creek, just south of South Austin near Buda: single-family homes mostly 2,000+ sq ft, low $400s to about $600K, 1.6% tax rate, $62 HOA (Jan 2025).
Legend Oaks
Legend Oaks in Southwest Austin, off MoPac north of Circle C: 1980s-2000s homes from the low $500s to $1M+, $55 HOA, 1.8% tax rate and 100+ miles of trails.
Loyola
Loyola by MileStone in East Austin: single-family new construction off 183 in the mid $500s, tandem garages, 1.8% tax rate and $60 HOA (as of January 2024).
Marble Creek Crossing
Marble Creek Crossing in South Austin (78747): M/I Homes from the lower $300,000s, a 2% tax rate, Del Valle ISD zoning and a $120/quarter HOA, as of July 2026.
Messinger Village
Messinger Village in South Austin: Milestone site-condo homes off Slaughter and Manchaca, high $400Ks to $500K+, 1.8% tax rate, $150 HOA, as of January 2025.
Mueller
Mueller in Austin, TX: the master-planned community on the old airport site, with parks, trails, walkable restaurants and homes that sell fast (January 2023).
Onion Creek
Onion Creek is a golf course community in South Austin: townhomes from the $300Ks, homes about $500K to $1M+, 1.97% tax rate and a $300/yr HOA (March 2024).
Pioneer Crossing
Pioneer Crossing in Northeast Austin: two amenity centers, an on-site elementary, townhomes from the mid $300s and homes to the high $500s (as of April 2024).
Pioneer Hill
Pioneer Hill in Northeast Austin: contemporary D.R. Horton homes from about $400K to $500K, hilly greenbelt lots, 2.33% tax rate and $45 HOA (as of April 2024).
78704
A guide to Austin's 78704 zip code: Travis Heights, Bouldin Creek, Zilker, Barton Hills, South Lamar and Galindo, with the homes, feel and trade-offs of each.
Stoney Chase
Stoney Chase in Del Valle, near COTA: new KB Homes from the high $200,000s, 1,360 to ~2,900 sq ft, SH-130 commute, $70 HOA and 2.4% tax rate, as of March 2026.
Sweetwater
Sweetwater is a Hill Country community in Southwest Austin near Bee Cave, zoned to Lake Travis ISD, with views, third-acre lots and homes up to $2.5M.
Village at Cooper Lane
Village at Cooper Lane in South Austin 78745: David Weekley site-condo homes, about $500K-$650K, 2.17% tax rate, $218 HOA and nearby schools, as of Feb 2025.
Wells Branch
Wells Branch in North Austin: MUD-funded parks, pool, disc golf and library, no HOA, 1970s-80s homes from the mid $300s to the $600s, as of March 2024.
What it's like to live in Austin
Austin has a little of everything: walkable older neighborhoods near downtown, master-planned communities with pools and trails, and brand-new construction on the edges of town. People moving from East or West Coast cities are often surprised by how suburban and spread out Texas is. The neighborhoods that bridge that gap, where you can walk to coffee or a park and still have a yard, are the ones my clients ask about most.
Parks and trails are a big part of life here: Walnut Creek Metro Park, the Shoal Creek trail, Zilker Park, the Onion Creek Greenbelt and more than 100 miles of trails around Circle C.
How Austin is laid out
I think of Austin in five parts:
- North and Central: Older, walkable neighborhoods like Allandale and Brentwood/Crestview, plus the Domain area and the Parmer Lane / Tech Ridge corridor near Samsung, Apple and General Motors.
- East: Mueller, Agave and Loyola, close to downtown, the airport and East Austin's restaurants and live music.
- South: 78704 near downtown, then South Austin along Slaughter Lane and Manchaca, where a lot of new homes are detached site condos.
- Southeast and Del Valle: Master-planned communities near the airport, Tesla and SH-130.
- Southwest: Circle C, Legend Oaks and Sweetwater, off MoPac and toward the Hill Country.
School districts. An Austin address doesn't always mean Austin ISD. Cameron Place is Manor ISD, Foxfield is Pflugerville ISD, Easton Park and Addison are Del Valle ISD, and Sweetwater is Lake Travis ISD. Listing sites often show the nearest school, not the zoned one, so check the specific address.
Costs and taxes in Austin
Tax rates depend on city limits, MUDs and PIDs, and they change every year. A snapshot from my tours:
- Lower end: Hills of Bear Creek at 1.6% (January 2025); Loyola, Legend Oaks, Messinger Village and Cascades at Onion Creek at about 1.8% (2024-2025).
- Middle: Marble Creek Crossing at 2.0% and Cameron Place at 2.2%; Goodnight Ranch's north section at 2.34% and Evelyn at 2.4% (all July 2026).
- Higher end: Easton Park at 2.57% as of March 2026, most of it a MUD tax.
New construction started in the high $200,000s at Stoney Chase (March 2026). Older Allandale homes needing updates were in the $500,000s-$600,000s, and new builds there ran over $3 million (May 2024).
Neighborhoods I've toured
North and Central Austin
- Allandale is an established neighborhood between Burnet Road and MoPac with mature trees, no HOA and McCallum High.
- Brentwood and Crestview are walkable older neighborhoods just north of downtown, with Little Deli, Violet Crown and a MetroRail station.
- Wells Branch is a 1970s-80s North Austin community with a MUD-funded park system, a library and no HOA.
- Foxfield is a small MileStone community right on Walnut Creek Metro Park, about 7 minutes from the Domain.
- Pioneer Crossing is a Northeast Austin master-planned community with two amenity centers and an elementary school on site.
- Pioneer Hill is a hilly D.R. Horton community off 290 and I-35 with a $45 HOA as of April 2024.
- Cameron Place is Pulte new construction with an Austin 78754 address off Parmer, from the high $300s as of July 2026.
- Evelyn is a new Trophy Signature and Century community next to Cameron Place, with a planned pool and sports courts.
- 5th and West is a downtown all-residential condo tower within about five blocks of almost anything.
East Austin
- Mueller is the master-planned community built on Austin's old airport, with parks, trails and walkable restaurants.
- Agave is an East Austin community where InTown Homes builds colorful, contemporary homes, some with downtown views.
- Loyola is a small MileStone community off 183 with a 1.8% tax rate as of January 2024.
South Austin
- 78704 covers Travis Heights, Bouldin Creek, Zilker, Barton Hills, South Lamar and Galindo, the heart of South Austin culture.
- Village at Cooper Lane is a small David Weekley site-condo community in 78745, close to Williams Elementary.
- Messinger Village is a MileStone site-condo community off Slaughter and Manchaca near Moontower Saloon.
- Cascades at Onion Creek is an M/I Homes community just east of I-35 with a pool and trails along Onion Creek.
- Creekside at Estancia is a KB Home community just west of I-35 with bigger backyards and some downtown views.
- Hills of Bear Creek is a MileStone community near Buda with public-style streets and larger homes.
- Cooper Villas is a gated 2017-built townhome community with plenty of guest parking.
- Skybridge Lofts is a condo complex off South Congress with private garages and an infinity-edge pool.
Southeast Austin and Del Valle
- Goodnight Ranch is a master-planned community on Slaughter Lane with new walkable shops and Blazier Elementary across the street.
- Marble Creek Crossing is an M/I Homes community with an Austin address, Del Valle ISD schools and a 2.0% tax rate as of July 2026.
- Easton Park is a large master-planned community near the airport with pools, a gym and an H-E-B under construction.
- Addison is a Brookfield Residential community near the airport and Tesla with two amenity centers.
- Onion Creek is an established golf course community with an HOA of about $300 a year as of March 2024.
- Stoney Chase is a KB Home community in Del Valle across from Circuit of the Americas.
- Cloverleaf is a Brohn Homes community on the Buda line with homes from the low $300,000s in early 2025.
Southwest Austin
- Circle C Ranch is a large master-planned community on MoPac with over 100 miles of trails and on-site schools.
- Avana is Circle C's newest, southernmost section, with more greenbelts and more modern homes.
- Legend Oaks is an established community just north of Circle C with two pools and a $55 HOA as of May 2024.
- Sweetwater is a Hill Country master-planned community zoned to Lake Travis ISD, with views for miles.
Who Austin fits
Want walkability and character? Look at Central Austin, 78704 and East Austin, and expect higher prices and older homes. Want new construction under $500,000 with an Austin address? Look at the Parmer / Tech Ridge corridor and Southeast Austin, and check the school district and tax rate carefully. Want pools, trails and big amenities? Look at Circle C, Easton Park or Goodnight Ranch.
When I work for you, you get me. I show the homes, I negotiate and I'm the one who answers your call. You're never handed off to a teammate you didn't choose. Call or text me at (512) 983-7331 or email mason@masonsellsaustin.com.
Austin questions I get asked
What are the best neighborhoods in Austin TX?
Does an Austin address mean Austin ISD?
What is the property tax rate in Austin?
Where can I find new construction in Austin under $400,000?
What is a site condo in Austin?
Which Austin neighborhoods are walkable?
What part of Austin is close to Samsung, Apple and Tesla?
Are there Austin neighborhoods with no HOA?
What is the weather like in Austin?
Is traffic bad in Austin?
Every Austin tour I've filmed
Thinking about a move in Austin?
When I work for you, you get me. I show the homes, I negotiate your contract, and I'm the one who answers your call. No hand-offs.