Wells Branch: Parks, a Library and No HOA in North Austin

At a glance

Location

North Austin, between MoPac and I-35; Austin address, outside city limits

Price range

Mid $300s to the $600s (as of March 2024)

Homes

Built mostly in the 1970s-80s, some into the 2000s; many remodeled

Amenities

Park and trail system, pool, disc golf, tennis, community center, library

Taxes

Includes the Wells Branch MUD

HOA

None

What it's like to live in Wells Branch

Wells Branch blends walkability with a real park system. You can walk to Malone coffee inside the neighborhood, and kids can walk to elementary school. It doesn't fully feel suburban, but you get the safety and you get the quietness.

My family and I live here, and it's one of the reasons I think it's one of the best locations in North Austin.

Parks, pool and the library

Wells Branch has a true, large park system:

• Park and trail system with a disc golf course
• Tennis courts, a swimming pool and a playground
• A community center with the original Wells Branch Homestead, said to date from 1855
• The Wells Branch Community Library, with reading times for kids

Getting outside of Austin on the fringes, this doesn't exist anywhere else.

The MUD, taxes and no HOA

Wells Branch has an Austin address but is outside city limits. The Wells Branch MUD (municipal utility district) front-loaded the amenities and utilities. It's a taxing authority baked into your property tax rate, and in my view that MUD tax is very small for what you get. The rate varies slightly by section, so ask for the exact rate on any home you're considering.

There's no active HOA, so there are no HOA fees. Everyone still takes real pride in their property.

Location and commute

Wells Branch sits between MoPac (Loop 1) and I-35, tucked away from freeway noise. As of March 2024:

• Dell campus in Round Rock: 10 minutes
• Apple campus off Parmer: 12 minutes
• Samsung off Parmer: under 10 minutes
• Airport: about 30 minutes
• Downtown: about 20 minutes without traffic, maybe 45 at rush hour

H-E-B is about a mile and a half away, and Walmart is about 5 minutes. There are some great local spots nearby too, including an Indian restaurant and an Inca chicken place.

Homes and prices

Wells Branch was built primarily in the 1970s and '80s, with a few lots built into the 2000s. A lot of the homes have been remodeled. This is not a cookie-cutter neighborhood. Every house has a little personality, and sometimes '80s quirks. I once saw a huge round post in the middle of a living room with no real explanation for why it was there.

As of March 2024, smaller 1,100-1,200 sq ft single-family homes, generally 3/2s, could be found in the mid $300s. Bigger remodeled homes, some with pools, were in the $600s. Homes backing to the park and trails are few, and they sell very quickly.

Unlike a lot of spots around Austin, this area isn't really known for foundation problems. A lot of these houses have been here almost 50 years.

Who Wells Branch fits

Wells Branch fits people who want parks, a pool and a library without HOA dues, a short commute to Dell, Apple or Samsung, and a home with some character.

The trade-offs: most homes are 40-50 years old, so expect updates on originals, and the MUD is part of the tax bill.

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.

What's in the video

• 0:00Intro: where Mason's family lives, Malone coffee
• 0:31What this guide covers
• 1:12Lifestyle: walkability plus parks
• 2:14Community center, pool, disc golf, 1855 homestead, MUD
• 3:59Library and daily conveniences
• 4:47Commutes: MoPac/I-35, Dell, Apple, Samsung, airport, downtown
• 5:50Wells Branch Community Library
• 6:21Housing: tax rate, pricing
• 7:11No HOA, 1970s-80s homes and quirks
• 8:32Foundations and final thoughts

Common questions