Greater Austin · Relocation
The short answer
People moving to Austin often buy before testing the commute, checking district charges and understanding the neighborhood. Barrett Raven of Raven Residential Group at eXp Realty recommends driving your actual route at rush hour and checking any MUD or PID charge before an offer. Call or text (512) 855-2713 to discuss a property.
Three things to settle first
- 1 Drive the route. Test the trip from the home to work.
- 2 Price the whole property. Check taxes, district charges, insurance, dues and financing.
- 3 Verify the surroundings. Confirm schools, flood risk, condition and neighboring land.
Why should I drive the commute before buying in Austin?
Drive the actual commute before you buy. A bigger house can give your family room to spread out, but the drive can take that time right back. I have seen buyers look at a map and assume a highway makes everything easy. The route, the direction and the time you leave matter more than how close the two points look on a screen.
In my video, I describe the trip from Leander to a job on Southwest Parkway: taking US 183 to MoPac, through downtown and into Southwest Austin. I also describe how traveling from the east side of Round Rock to a job west of Round Rock can add 20 to 25 minutes, depending on the neighborhood. That's my experience, not a measured time for your route. I'm telling you, drive it yourself before you fall in love with a floor plan.
Make the trip when you would leave for work and drive home when you would return. Include the school run and the stops you expect to make regularly. Compare that routine with the extra space or amenities the home gives you. My Austin pros and cons guide covers the broader tradeoffs. In the Texas A&M Transportation Institute's 2025 report, I-35 from US 290 North to Ben White ranked ninth statewide for all vehicles.
How do MUD and PID charges change the cost of a home?
MUD taxes and PID assessments can change the cost of a new home. A community can offer a great layout and amenities, but the advertised price does not show every charge. A municipal utility district and a public improvement district are different arrangements. I want the actual property on the table before we compare it with another home.
You're going to want to get the written district notice before signing. The Texas Water Code requires the applicable water district notice before a binding contract and provides termination rights if it is missing. The notice includes the district's current tax rate per $100 of value and information about bonds and fees. Put that rate beside the other taxing units rather than assuming it is already in the advertised payment.
The separate PID notice addresses an obligation to pay assessments, which may be paid in full or in annual installments. The TCEQ water district map is a starting point for the address, while the PID needs its own check. Get the schedule and outstanding balance into the budget before comparing homes. The applicable notice rules are Texas Water Code 49.452 and Texas Property Code 5.014.
Why is price per square foot a bad way to choose an Austin home?
Price per square foot leaves out too much to be your deciding number. A suburban house may give you more space for the price, but taxes, insurance, district charges and a longer drive all belong in the comparison. I would rather compare the actual monthly costs of the homes you like than pick a winner from a listing headline.
Property taxes here are no joke. There's no two ways about it. The Travis County table shows a 2025 Austin and Austin ISD stack of 2.046485%, about 2.05%, before exemptions. These are dated figures; the rate and exemptions depend on the address and owner. Posted 2026 rates for the City of Austin, Travis County and Central Health are higher, while Austin ISD's 2026 rate was not yet posted, so the 2025-based total is a floor for comparing rates. Get the current year's adopted rates.
At the September 2026 City of Austin median of $570,958, $570,958 times the 2025 rate of 2.046485% is about $11,685 a year before exemptions; subtract about $1,295 for the $140,000 school homestead exemption at the 2025 Austin ISD rate and it is about $10,389, before other possible exemptions. Texas has no personal state income tax, but that property tax bill still matters. My Austin affordability guide goes deeper. The 2025 stack is 2.046485%.
What should I learn about an Austin neighborhood before choosing it?
Visit the neighborhood and check the assigned school before choosing a house. A suburb can give you space and amenities, but it may not feel like the central Austin neighborhood you pictured. I talk about the different feel of north, east, south and west Austin in my video. Those are broad impressions, so spend time on the actual streets you are considering.
In my experience, central Austin and its suburbs can differ politically, too. In my video I describe a buyer expecting Lakeway to feel like liberal central Austin because it is near the lake; visit the specific area and decide what feels right to you. A map cannot tell you how a school run, a grocery trip or an evening in the neighborhood will fit your family.
Start with the exact address and its assigned campus, not the city name in the listing. A transfer to a different district needs the receiving district's written approval, so don't buy a house on the hope you'll get one. Within the same district, transfers are more common, but I still wouldn't count on it. My moving to Austin checklist helps organize the rest of the decision. The cross-district rule is in the Texas Education Code, Section 25.036.
Should I visit Austin during the summer before moving?
A summer visit lets you test the heat against your real routine. I grew up here and the heat doesn't bother me much, but I know that isn't true for everyone. Swimming spots are a real upside I mention in my video. The heat can still be brutal when you have to get through an ordinary day.
Walk the neighborhood when you would normally be outside. Try the drive, look at the shade around the home and think about when your family would use the yard. A sunny outdoor space may look fantastic on a tour while the exposure changes how often you actually enjoy it. Look at the cooling equipment and consider the utility costs as part of the house, not as an afterthought.
If you cannot visit in summer, leave room in the decision for that unknown. My guide to Austin's downsides covers the weather in more detail. For context, the NOAA Camp Mabry 1991 to 2020 normals average 28.7 days a year at or above 100 degrees Fahrenheit.
Should I compare the builder lender with another lender?
Yes. Compare the builder's preferred financing with another written offer using the same assumptions. I like new construction, and an incentive can be useful, but the value depends on the terms for the particular home. A payment in an advertisement is only one part of the purchase. Look at the full offer before deciding what saves you money.
Compare the loan type, rate, lender fees, credits, cash to close and estimated payment, including taxes and insurance. Look at the conditions on any builder incentive and what changes if you use a different lender. If the offer includes a temporary rate reduction, understand the later payment as well as the initial one. Put the written offers side by side so you can see what you receive and what you pay.
Here's the deal: I love new builds, but I would not rule out existing homes. In my video I explain that focusing only on new construction can leave out established neighborhoods closer to jobs and daily routines. A fresh layout and community amenities may be worth it to you, while an existing home may offer a location you prefer. Keep both options in the search and compare the actual financing terms for each.
What should an inspection and flood check cover?
An independent inspection and a flood check help you understand the actual property. A new home can offer a fresh layout, and an existing home may put you closer to work, but either deserves a careful look. I would include the foundation, drainage and accessible systems in that conversation with a qualified inspector.
Walk the lot and see where water could travel. If the inspection identifies movement, drainage concerns or another issue, get the right specialist involved and understand the contract deadlines before deciding what to do. The appearance of a yard on a dry day does not tell you everything about the property. Put the inspection findings and any needed follow-up into your purchase decision.
Start the flood review with the FEMA Flood Map Service Center and local information for the address. Review a flood policy quote and its coverage with an insurer as part of the cost of owning the home. The Texas Department of Insurance says standard homeowners policies do not cover flood.
How can I check HOA rules and future development?
Read the HOA documents and look into neighboring land before you decide a setting fits. Amenities and an open view can be appealing, but dues, restrictions or a change next door can affect the life you imagined there. Get the association's current rules and budget, and understand which maintenance belongs to the association and which belongs to you.
In my video I tell the story of a North Austin couple I met who thought the wooded land behind their house was a greenbelt. It was privately owned. After the owner died, the land was sold and a fabrication site replaced the trees. The noise and change in setting were a major reason the couple wanted to sell. That experience is why I look beyond the lot lines.
Check ownership, zoning and public planning records for adjoining parcels. An owner's current plans can change, so decide whether you would still like the home if the view changed. Review insurance coverage, deductibles and exclusions alongside the HOA dues and property taxes. The written HOA rules and the ownership of the adjoining parcel are the concrete starting points.
Frequently asked questions
What is the first mistake to avoid when moving to Austin?
Buying before driving your actual commute is a mistake I see people underestimate. Make the trip from the specific home at the times you expect to travel, including the return trip. A bigger house may give you more room, but the extra time on the road belongs in your decision.
How do I know if a home has a MUD or PID charge?
Check the applicable written purchaser notices for the specific property. The TCEQ water district map is a useful starting point for a MUD, and a PID assessment needs a separate check. Include the district rate, assessment schedule and any outstanding balance when you compare the full cost of homes.
Are Austin property taxes the same for every home?
No. Taxing units, taxable value and exemptions vary by property and owner. The 2025 Austin and Austin ISD stack is a starting example, not a rate for every address. Posted 2026 rates for several Austin taxing units are higher, and the 2026 Austin ISD rate was not yet posted in the county table.
Can my child transfer to a different school district?
A cross-district transfer can happen with written approval from the receiving district and parent, but approval is not guaranteed. Start with the campus assigned to the exact home. Within a district, transfers may also be possible, but I would not buy a home counting on either kind of transfer.
Should I skip an inspection on a new Austin home?
No. An independent inspection can raise useful questions about a new home as well as an existing one. Have a qualified inspector examine accessible systems, the foundation and drainage. If a finding needs more attention, consider a specialist and keep the contract deadlines in view before making a decision.
Does homeowners insurance cover flooding in Austin?
Standard homeowners insurance does not cover flood, according to the Texas Department of Insurance. Check FEMA and local flood information for the address and review a separate flood policy quote with an insurer. The lot, drainage and insurance terms all matter when you decide whether the property fits your budget.
About Barrett Raven
Local context for your decision
Raven Residential Group at eXp Realty
TX Real Estate License #639278
Barrett Raven is founder and team lead of Raven Residential Group with eXp Realty, serving Greater Austin, TX Real Estate License #639278. He helps relocating buyers compare homes, locations and the questions to resolve before an offer. This article is general information, not legal, tax or lending advice.
Sources and further reading
- Texas A&M Transportation Institute congestion report
- Texas Water Code district purchaser notice
- Texas Property Code purchaser notices
- Travis County tax rate table
- Texas Constitution Article 8
- Texas Education Code school transfers
- NOAA Camp Mabry climate normals
- Texas Department of Insurance flood guide
- Unlock MLS September 2026 housing report
- These 10 Mistakes Cost Austin Buyers $50K+ (And No One Warns You)(Barrett Raven, YouTube)
