Moving to Austin TX 2026: Complete Relocation Guide for Out-of-State Buyers
Published on 6/11/2026
Moving to Austin TX 2026: Complete Relocation Guide for Out-of-State Buyers
Austin is still one of the most popular relocation destinations in the country — but the Austin you're moving to in 2026 is different from the one you've heard about. Home prices have stabilized from the 2022 peak. The suburbs have more inventory than they've had in years. And the choices about where in the Austin metro to land have more nuance than most relocation guides admit.
Here's what you actually need to know.
Where to Live: Austin Proper vs. The Suburbs
Austin proper (78701–78759 ZIP codes) is expensive. Median home prices in Austin proper are $550K–$700K+ depending on neighborhood. For that price, you're often getting smaller square footage, older homes, and urban density. The trade-offs are walkability, restaurant access, and proximity to downtown employers.
The suburbs — Leander, Cedar Park, Round Rock, Georgetown, Pflugerville — offer dramatically more space for the money. A $450K budget in Leander gets you a 2,400–3,000 sq ft new construction home with a 2-car garage. That same budget in central Austin gets you a 1,200 sq ft condo or a fixer.
Most out-of-state relocators with families end up in the suburbs. The math is hard to argue with.
The Austin Suburbs at a Glance
Leander (30 min north): Best school district in the metro (Leander ISD, #2), most active new construction market, Metro Rail to downtown, higher property taxes than most suburbs. Best for: families, military buyers, tech workers with downtown commutes.
Cedar Park (25 min north): Shares Leander ISD in many areas at slightly lower tax rates. More established neighborhoods, less new construction. Best for: buyers who want LISD without Leander's premium.
Round Rock (25 min north): Excellent Round Rock ISD, lower prices than Leander, more established infrastructure. Best for: budget-conscious families, Dell/AMD workers.
Georgetown (35 min north): Lowest taxes in the area, charming historic downtown, Hill Country character. Georgetown ISD is good but not LISD-tier. Best for: remote workers, retirees, buyers who value character over school rankings.
Pflugerville (25 min northeast): Most affordable in the metro. Close to Tesla and Samsung campuses. Best for: southeast Austin workers, maximum value buyers.
Kyle/Buda (25–35 min south): Close to Tesla Gigafactory, growing fast, less developed suburban infrastructure. Good if you work south of Austin.
Austin's Real Estate Market in 2026: What's Changed
The 2021–2022 frenzy is over. Here's where things actually stand:
- Median prices are 8–12% below 2022 peaks in most suburbs
- Days on market are 60–90 days in Leander vs. 7–14 days in 2022
- Multiple offers still happen on well-priced, well-located homes but are no longer automatic
- New construction builders are offering rate buydowns of 1–2 points — real incentives that bring effective rates well below market
It's a buyer's market compared to 2022. Not aggressively so, but the negotiating leverage has shifted meaningfully.
Property Taxes: The Number Everyone Misses
Texas has no state income tax — but property taxes are among the highest in the nation. This catches most out-of-state buyers off guard.
Austin area effective property tax rates (2026):
- Austin proper: 1.8%–2.2%
- Leander (MUD areas): 2.2%–2.5%
- Cedar Park: 1.9%–2.2%
- Round Rock: 1.8%–2.1%
- Georgetown: 1.8%–2.1%
On a $500K home at 2.3%, that's $11,500/year in property taxes — $958/month added to your mortgage payment.
If you're coming from California, New York, or Illinois, your property tax will likely increase even though you're escaping income tax. Run the full number before assuming the "no income tax" offset is 1:1.
Key tax savings available:
- Homestead exemption: $100,000 off your taxable value once you establish primary residence. File with the county appraisal district within your first year.
- Over-65 exemption: Additional savings if applicable
- Disabled veteran exemption: Ranges from partial to 100% property tax exemption based on disability rating — this is significant
Homestead exemption guide for Leander TX →
The Buying Process: What's Different in Texas
Texas uses title companies, not attorneys. Closings are handled by title companies; you don't need a real estate attorney (though you can hire one).
Earnest money goes to title company (not listing agent). Standard in Leander is 1% of purchase price.
Option period: Texas contracts include an option period (typically 7–10 days) where you can terminate for any reason. This is when you do your inspection. The option fee ($200–$500 typically) is what you pay for this right — it's non-refundable but credited to your purchase.
No attorney review period — once the option period ends, the contract is binding. Don't waive the option period.
Survey: Most lenders require a survey. Budget $450–$700.
Closing costs: 2%–3% of purchase price on average. On a $450K home, budget $9K–$13.5K for closing costs (plus any down payment).
Practical Relocation Tips
Schools: Don't assume schools by city name. "Cedar Park" and "Leander" are city names — not school districts. A Cedar Park address might be in Leander ISD, Round Rock ISD, or Austin ISD depending on exact location. Verify the school assignment at the specific address before making any decision.
Commute: Austin traffic is real. I-35 is genuinely difficult during peak hours. The 183A toll road (US-183 Alternate) is the fastest route north and worth the toll. Budget 15–20 minutes more than Google Maps estimates for rush hour.
H-E-B: Texas grocery institution. There's one in essentially every suburb. This matters more than it sounds.
HOA vs. no HOA: Most new construction in Leander comes with an HOA ($50–$150/month). Most older Round Rock and established Cedar Park neighborhoods do not. Factor this into your monthly budget.
Summer heat: Summers are genuinely brutal — 100°F+ for weeks at a time. Factor in energy bills (electric, not gas in most new builds). Budget $200–$400/month in summer for cooling.
Timeline for an Out-of-State Move
6–9 months before moving:
- Research school districts and general neighborhoods
- Get pre-approved with a Texas lender (some national lenders have Texas-specific quirks)
- Start virtual tours of new construction communities
3–6 months before:
- Schedule a scouting trip — ideally 3 days, tour 8–10 properties/communities
- Narrow to 2–3 communities or neighborhoods
- If new construction, contracts often need to be signed 6+ months before delivery
1–3 months before:
- Lock in a home, finalize financing
- Coordinate with Texas movers (summer is peak — book early)
- File Texas address for DL and vehicle registration within 90 days of establishing residence
Ready to Start Your Austin-Area Search?
Browse homes in Leander, Cedar Park, and surrounding Austin suburbs →
Work With a Local Expert
I'm Joe Sanches — a licensed Realtor in Leander working with relocation buyers from out of state regularly. I can help you understand the market remotely, coordinate a productive scouting trip, and navigate the Texas-specific buying process.
Call or text: 512-663-8867
Email: hello@joefsanches.com
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