Jessica Martinsen · Austin Real Estate

ROUND ROCK

Explore Round Rock homes, neighborhoods, lifestyle, commute, market context, and the questions to ask before you buy or sell in Central Texas.

Round Rock sits in Williamson County, north of Austin, with I-35 and TX-45 carrying most of the traffic in and out. Which county a Round Rock home falls in sets the taxing authorities, the permitting office, the recording process and often the insurance picture, and two homes a few miles apart can sit under entirely different jurisdictions.

Before touring anything in Round Rock, pin down the facts that cost money to discover late: the exact taxing entities and current rates for the specific parcel rather than the city average, an insurance quote for the actual address, whether the property sits inside Round Rock city limits or in the extraterritorial jurisdiction (which changes the rules for additions, short-term rentals and septic), and, where there is an HOA or a municipal utility district, what its documents actually oblige you to before you are under contract.

The Round Rock guides below are organised by what you are trying to do; start with the one that matches, and bring the questions it raises to a conversation.

ROUND ROCK Round Rock sits roughly 20 miles north of downtown Austin along the I-35 corridor and has grown from an Austin bedroom community into a self-sustaining city of approximately 142,000 residents. It is home to Dell Technologies' global headquarters, one of the most decorated public school systems in Texas, and a parks system anchored by the 645-acre Old Settlers Park. For buyers, Round Rock consistently delivers more square footage, larger lots, and newer construction than comparable Austin properties — typically at a meaningful discount to the Austin median. For sellers, demand stays steady thanks to the employment corridor running from Dell north to the Samsung facility in Taylor and south to the Apple and Domain campuses.\n\n

Below is our current market read, a neighborhood-by-neighborhood breakdown, and the school and tax information that most often determines where families land.

Round Rock entered 2026 as a buyer's market, and that has held through the first half of the year. Inventory has recovered substantially from the historic lows of 2021 and 2022, days on market have lengthened, and sellers are routinely negotiating on price and contributing toward buyer closing costs. Median prices have corrected from the 2022 peak and are running modestly below 2025 levels.\n\n

What this means depends entirely on which side of the transaction you are on. Buyers have more negotiating leverage in Round Rock than at any point since 2019 — option periods are being honored, repair requests are being accommodated, and rate buydowns are common, particularly on builder inventory. Sellers are not without options, but the market no longer forgives overpricing. Homes priced correctly from day one in strong school zones still attract activity within the first two to three weeks; homes priced on 2022 comps sit, accumulate days on market, and eventually sell for less than they would have if priced right initially.\n\n

Round Rock's median also continues to run well below Austin's, which is the single biggest reason relocating buyers end up here. The same budget buys meaningfully more house.

Round Rock has more than 80 established neighborhoods. These are the communities we field the most questions about.\n\n

Teravista — The most complete amenity package in the city. A championship golf course, multiple pools, fitness center, and trail network, all wrapped into a relatively modest HOA. Teravista straddles the Round Rock and Georgetown line, which means school assignment varies by section — verify before you write an offer. Popular with relocating executives and families who want new or near-new construction.\n\n

Forest Creek — Established, upscale, and built around the Forest Creek Golf Club. Larger custom and semi-custom homes on mature lots with significant tree cover. Buyers who want luxury without a master-planned-community feel generally start here.\n\n

Behrens Ranch — Northwest Round Rock, known for quarter-acre lots, hilltop views, mature landscaping, and an extensive trail system. Inventory is limited, which has historically supported stable resale values. Strong school assignments and quick access to Southwest Williamson County Regional Park.\n\n

Brushy Creek — One of the largest and most established areas in the city, with development dating to the 1970s. Mature trees, larger lots, and direct access to the Brushy Creek Regional Trail. Its position near 620 puts residents close to the Apple campus and The Domain, making it a favorite for North Austin commuters.\n\n

Paloma Lake — Built around a stocked lake with trails, a community center, and pools. Newer construction with a strong family orientation and an active neighborhood culture.\n\n

Mayfield Ranch — Newer development on the northwest side with parks, trails, and open space. Frequently sought out specifically for its elementary school assignment.\n\n

Cat Hollow — One of the most accessible entry points into Round Rock. Cul-de-sac layouts, low through-traffic, a fishing pond, and solid school zoning make it a common first stop for buyers moving in from higher-cost markets.\n\n

Old Town Round Rock — Historic character, walkability to downtown restaurants and the Round Rock Public Library, and older housing stock at lower entry price points. Appeals to buyers who want personality over uniformity.

Most of Round Rock is served by Round Rock ISD , which enrolls approximately 46,000 students across 65 campuses and consistently ranks among the strongest large districts in Texas. Highly rated elementary campuses include Cactus Ranch, Fern Bluff, Brushy Creek, Chandler Oaks, and Blackland Prairie. Middle schools include Walsh, Cedar Valley, and Stiles. High schools serving Round Rock addresses include Round Rock High School, McNeil, Stony Point, and Cedar Ridge.\n\n

Important: district and campus boundaries do not follow city limits. Portions of Round Rock are assigned to Leander ISD, Pflugerville ISD, Hutto ISD, or Georgetown ISD depending on the address — and attendance zones within Round Rock ISD are periodically redrawn as the district grows. Two homes on the same street can feed different campuses.\n\n

Never assume school assignment based on the subdivision name or a listing remark. We verify the assigned campus by exact address before you make an offer, every time.

Approximate drive times from central Round Rock, outside of peak congestion:\n\n

Downtown Austin — 30 to 40 minutes via I-35 or the SH-45 / MoPac route

The Domain / North Austin tech corridor — 15 to 25 minutes

Apple Parmer Lane campus — 15 to 20 minutes

Dell world headquarters — 5 to 15 minutes, depending on neighborhood

Samsung Taylor facility — 25 to 35 minutes via SH-79

Austin-Bergstrom International Airport (AUS) — 40 to 50 minutes

I-35 through Williamson County remains under long-term construction, and traffic patterns shift. Buyers commuting daily to a fixed location should test-drive the route at their actual departure time before committing to a neighborhood — the difference between a west-side and east-side Round Rock address can be 15 minutes each way.

Ask Jessica Martinsen about ROUND ROCK