How do you buy a home in Austin, Texas?

To buy a home in Austin, Texas, get pre-approved with a lender, choose the area and school district that fit your life, then make an offer using the Texas TREC contract, which includes a paid "option period" to inspect the home and walk away for any reason. Most purchases close 30 to 45 days after the offer is accepted. In September 2026, the median home price was $421,000 across the Austin metro and $570,958 inside the City of Austin, with about 5.4 months of inventory, according to Unlock MLS. That's close to a balanced market, which means buyers have more choice and room to negotiate than they did a few years ago.

I'm Cynthia Mattiza, Associate Broker and CLHMS with Kuper Sotheby's International Realty. I've helped families buy and sell homes across Austin for 16 years, from South Austin's 78704 to West Austin, Bee Cave, Westlake Hills and Lake Travis. I raised my young kids in 78704 for over ten years, then moved my family to Bee Cave for the schools and never looked back. I wrote this guide for families moving to Austin from another state who want straight answers before they start.

Key Takeaways for Buying a Home in Austin

• Get pre-approved first. In Austin, sellers expect a lender's pre-approval letter with your offer.
• Pick your school district early. Where you buy decides your school district, your property tax rate and your commute. Austin ISD, Eanes ISD and Lake Travis ISD each have different tax rates and boundaries.
• Understand property taxes. Texas has no state income tax, so property taxes do the heavy lifting. Combined rates around Austin run roughly 1.5% to 2.1% of taxable value, depending on the city and school district.
• File your homestead exemption. It takes the first $140,000 of your home's value off your school district taxes. It doesn't transfer from the seller, so you have to apply yourself.
• Use the option period wisely. It's your window to inspect, get bids and negotiate repairs. After it ends, walking away usually costs you your earnest money.
• Budget for closing costs. Texas buyers typically pay 2% to 5% of the price in closing costs and prepaid items. There is no state transfer tax, and by Texas custom the seller usually pays for your owner's title insurance policy.
• Look past the house. A home's neighborhood, school community and commute will shape your daily life more than its square footage.

Austin Housing Market Quick Facts (2026)

Last updated November 12, 2026. Source: Unlock MLS, September 2026 Central Texas Housing Report.

• Median sale price: $421,000 in the Austin metro (+1.4% vs. 2025), $570,958 in the City of Austin (+4.2%), $497,400 in Travis County (+2.6%)
• Homes sold in September: 2,223 metro, 777 City of Austin, 1,031 Travis County
• Months of inventory: 5.4 metro, 5.4 City of Austin, 5.8 Travis County
• Average sale-to-list ratio: 92.7% metro, 92.5% City of Austin, 92.5% Travis County
• Active listings: 13,465 metro, 4,502 City of Austin, 6,360 Travis County
• Median rent: $2,100 metro, $2,195 City of Austin, $2,175 Travis County

What this means for buyers moving to Austin: about 5 to 6 months of inventory is close to a balanced market, so you have time to compare homes and room to negotiate. Homes are selling for about 92% to 93% of their final list price on average. Well-priced homes in top school districts still move fast, especially in spring, so it pays to be ready before you find the one.

Prices vary a lot by area. A home in Round Rock, Leander or Pflugerville often costs far less than a similar home in Westlake Hills, Bee Cave or Central Austin. For neighborhood-level numbers, see my Lake Pointe guide, my Uplands guide and my Bee Cave golf course communities guide.

The Steps to Buying a Home in Austin

Buying in Texas follows the same basic path as most states, but a few Texas-specific rules catch out-of-state buyers off guard. Here's the process from start to keys.

1. Get pre-approved and set your real budget. Talk to a lender before you tour homes. A pre-approval letter tells you what you can borrow and shows sellers you're serious. Build your budget around the full monthly cost, not just the mortgage: principal, interest, property taxes, homeowners insurance and any HOA dues. In Austin, property taxes can be one of the biggest line items, so ask your lender to estimate them using the tax rate for the exact area you're considering.

2. Choose your area and school district. This is the decision that shapes everything else. Your address decides your school district, your property tax rate, your commute and the community your kids grow up in. Many families moving to Austin focus on the west side for top-rated public schools in Eanes ISD (Westlake, West Lake Hills, Rollingwood) and Lake Travis ISD (Bee Cave, Lakeway, Spanish Oaks). Read my Eanes ISD vs. Lake Travis ISD guide for a side-by-side comparison, including private school options.

3. Hire a local agent who knows the neighborhoods. Austin is a big, spread-out market, and conditions change from one neighborhood to the next. A local agent should know school boundaries, which streets back to a busy road, which communities have MUD taxes, and what homes really sold for, not just what they were listed at. If you're relocating, ask how they'll show you homes when you can only fly in for a weekend.

4. Tour homes and narrow your list. Set up a search in the areas you like and tour in person or by video. Pay attention to the street, the lot and the neighbors, not just the finishes. My background in interior design and custom home building helps buyers see which updates are cosmetic and which are expensive, before you fall in love with a house.

5. Make an offer using the Texas TREC contract. Most Texas resale homes are bought with the One to Four Family Residential Contract (Resale) created by the Texas Real Estate Commission. Your offer will spell out:

• Sales price and financing. If you're using a loan, the Third Party Financing Addendum gives you a set number of days to get final loan approval.
• Earnest money. A good-faith deposit held by the title company. It's credited to you at closing.
• Option fee and option period. You pay the seller an option fee for the unrestricted right to terminate the contract for any reason within a set number of days. If you terminate in time, you lose only the option fee, and your earnest money comes back. If you close, the option fee is credited toward your purchase.
• Closing date, title and survey terms, and any items the seller agrees to leave or repair.

6. Inspect the home during the option period. Schedule your inspection right away, since the option period is usually short. In the Austin area, pay close attention to foundation movement (our clay soils shift), the roof, the age of the air conditioning, drainage, and whether the home is on septic or city sewer. If a home is in or near a floodplain, check the flood zone and get insurance quotes before your option period ends.

7. Negotiate repairs or a credit. After the inspection, you can ask the seller to make repairs, lower the price, or give you a credit at closing. Focus on safety issues and big-ticket items like foundation, roof, plumbing and HVAC. Small cosmetic items rarely move the needle, and asking for too much can cost you goodwill with the seller.

8. Finish your loan, appraisal, title and insurance. Your lender will order an appraisal and finalize your loan. The title company will review the title commitment, and you'll get a survey or the seller's existing survey. Line up your homeowners insurance early, since some insurers ask about the roof's age or require an inspection.

9. Final walk-through and closing. Walk the home a day or two before closing to confirm it's in the agreed condition and any promised repairs are done. In Texas, you close at a title company, which handles the paperwork and funds. Bring a valid photo ID, and wire your funds only after confirming the instructions by phone with your title officer, since wire fraud is common. Once the deed records and funds are sent, you get the keys.

The purchase price is only part of the picture. Families moving from states with an income tax are often surprised by how Texas shifts the cost to property taxes.

Texas Has No State Income Tax, So Property Taxes Matter More

Texas has no state income tax and no state property tax. Instead, your city, county, school district and other local entities each set a rate. Your total rate depends on your exact address:

• Inside Austin city limits and Austin ISD: combined rates run about 2% of taxable value, and the school district is the biggest single piece of the bill.
• Bee Cave (Lake Travis ISD): among the lowest combined rates in the metro, around 1.5% to 1.6%, because the City of Bee Cave charges just two cents per $100.
• Westlake area (Eanes ISD): Eanes ISD adopted a school rate of $0.8322 per $100 for 2025-26, one of the lowest school rates in the area.

Rates change every year, so always check the exact entities for an address on the Travis Central Appraisal District website before you buy.

Homestead Exemptions Can Save You Thousands

Once the home is your primary residence, apply for a homestead exemption with your county appraisal district. It's free, and in most cases you only file once.

• $140,000 off school taxes. Texas voters approved raising the school district homestead exemption from $100,000 to $140,000 in November 2025.
• Extra local exemptions. Many cities and counties, including the City of Austin and Travis County, offer an additional percentage-based homestead exemption.
• A 10% cap on taxable value increases. Once you have a homestead, the taxable value of your home can't rise more than 10% a year.
• More relief at 65 or with a disability. Older and disabled homeowners get a larger school exemption and a school tax ceiling.

The seller's exemption does not transfer to you. Update your driver's license to your new address first, since the appraisal district checks it, then file. The general deadline is April 30.

MUDs, PIDs and HOA Dues

Some newer Austin-area communities sit in a Municipal Utility District (MUD) or Public Improvement District (PID), which adds its own tax or assessment to pay for roads, water and sewer. Many neighborhoods also have HOA dues for gates, pools and common areas. These can add hundreds of dollars a month, so I always flag them before you write an offer.

Homeowners Insurance

Central Texas sees hail, wind and flash floods, and insurance costs have climbed. Get quotes during your option period, ask how the roof's age affects your premium, and check whether the home is in a flood zone. Flood damage isn't covered by a standard homeowners policy.

Closing Costs for Texas Buyers

Texas buyers typically pay 2% to 5% of the purchase price in closing costs and prepaid items, including lender fees, the appraisal, the survey if a new one is needed, escrow fees, prepaid interest, and the first deposits for property taxes and insurance. Two things work in your favor:

• No state transfer tax on home sales in Texas.
• The seller usually pays for your owner's title insurance policy by Texas custom. You typically pay only for the lender's title policy, which is relatively inexpensive when issued at the same time.

Everything is negotiable. In today's more balanced market, buyers can often ask the seller to cover part of their closing costs.

The best area depends on your commute, your schools, your budget and how you want to live day to day. Here's how I describe the main parts of Austin to families moving here.

Central Austin: Walkable, Established and Close to Downtown

Neighborhoods like Tarrytown, Clarksville, Zilker, Bouldin Creek and Travis Heights put you minutes from downtown, Lady Bird Lake and Barton Springs. Homes range from original bungalows to modern rebuilds, and lots are usually smaller. Most of Central Austin is in Austin ISD. I lived in South Austin's 78704 for over ten years and raised my young kids there, and I've sold 20 homes in 78704, so I know these streets well.

West Austin and Westlake: Top Schools Close to the City

Westlake, West Lake Hills and Rollingwood are served by Eanes ISD, one of the highest-rated districts in Texas. You get Hill Country views and quick access to downtown. This is one of Austin's most in-demand areas for families, and prices reflect that.

Bee Cave, Lakeway and Lake Travis: Hill Country Living With a Community Feel

Bee Cave, Lakeway, Spanish Oaks, Lake Pointe and the Lake Travis area are served by Lake Travis ISD. Families get larger lots, golf and lake communities, the Hill Country Galleria, and strong neighborhood schools. This is where I live and where I moved my own family for Lake Pointe Elementary. Explore my guides:

• Lake Pointe neighborhood guide
• Uplands neighborhood guide, a small gated community of 163 homes
• Bee Cave golf course communities
• Spanish Oaks homes for tech executives

Northwest Austin and the Northern Suburbs: More Space for the Money

Steiner Ranch, Four Points, Cedar Park, Round Rock and Leander offer newer homes, more square footage for the price, and easier access to tech campuses in North Austin. Commutes downtown can be longer, so test-drive the drive at rush hour.

Southwest Austin and Dripping Springs: Room to Breathe

Circle C, Southwest Austin and Dripping Springs attract families who want acreage, newer construction and a quieter pace, with the Hill Country right outside the door.

Moving From Another State?

I've written guides for the places many of my relocating clients come from:

• Relocating from California to Austin
• Moving from Seattle to Austin
• Eanes ISD vs. Lake Travis ISD: a guide for families moving to West Austin

See all my Austin neighborhood guides.

Moving to Austin: Your Relocation Checklist

Once you're under contract, a few Texas deadlines and setup steps will make your move smoother.

Before you move

• Plan your home search trips. Many of my relocating clients fly in for a weekend. I plan each trip around the neighborhoods and homes that fit, and keep you updated on new listings between visits.
• Line up school enrollment. Contact the school district once you have a contract. Most ask for proof of residency, such as your closing documents or a lease.
• Consider renting first if you're unsure. If you don't know which side of town fits, a short-term lease can help you learn the area before you buy.

After you close

• Register your vehicle within 30 days. Texas gives new residents 30 days to register their vehicle, after getting Texas auto insurance and a vehicle inspection.
• Get your Texas driver's license within 90 days. New residents must get a Texas license from the Department of Public Safety within 90 days of moving. Book your DPS appointment early, since wait times can be long.
• File your homestead exemption. After your license shows your new address, apply with your county appraisal district. It's free.
• Set up utilities. Providers depend on your address. Inside Austin city limits, electricity and water are usually Austin Energy and Austin Water. Many west-side communities are served by other providers, such as the West Travis County Public Utility Agency for water. I'll give you the list for your specific home.
• Register to vote and update your address with the post office, your employer and your bank.

Settle in and meet your neighbors. The best part of moving here is the people. When my clients move into a new neighborhood, I connect them with friends and past clients who live nearby so they have a built-in welcome. Join the school PTO, show up for the fall festival, and say yes to the neighborhood happy hour. That's how a new house in Austin becomes home.

Why Families Moving to Austin Work With Cynthia Mattiza

I've made the move myself, from South Austin to West Austin, and I know how much is riding on picking the right neighborhood and school. I give honest advice, even when that means telling you to wait or keep looking.

• 16 years in Austin real estate, from Central Austin and 78704 to Westlake, Bee Cave, Lakeway, Lake Travis and the Hill Country.
• Associate Broker and CLHMS with Kuper Sotheby's International Realty, with a global referral network for relocating families.
• Platinum Top 50 REALTOR® every year since 2012, Austin Business Journal Top Producing Agent every year since 2014, and RealTrends Verified in the top 1.5% of agents nationally.
• A design and building eye. My background in interior design and custom home construction helps you judge a home's real condition and potential.
• Well connected. I introduce my relocating clients to neighbors and families in their new community so they start with a built-in network.

One relocating client who moved from Nashville to Austin called working with me "the single best decision we made in the entire process." Read more on my testimonials page.

Is Austin a buyer's market or a seller's market in 2026?

Austin is close to balanced, leaning slightly toward buyers in many areas. In September 2026, the Austin metro had about 5.4 months of inventory and homes sold for an average of 92.7% of list price, according to Unlock MLS. Top school districts and well-priced homes still sell quickly, especially in spring.

How much do I need to buy a home in Austin?

The median sale price was $421,000 across the Austin metro and $570,958 inside the City of Austin in September 2026. Plan for your down payment plus 2% to 5% of the price for closing costs and prepaid items, and budget for property taxes, insurance and any HOA or MUD costs.

What are property taxes in Austin, Texas?

Combined property tax rates around Austin run about 1.5% to 2.1% of taxable value, depending on the city and school district. Rates are around 2% inside Austin city limits and Austin ISD, and lower in areas like Bee Cave. Texas has no state income tax, and the homestead exemption takes $140,000 off your school district taxes.

What is the option period when buying a house in Texas?

The option period is a negotiated number of days after your contract starts when you can cancel for any reason. You pay the seller a small option fee for this right. If you cancel in time, you lose the option fee but get your earnest money back. Most buyers use it for inspections and repair negotiations.

Who pays closing costs in Texas?

Both sides pay some. Buyers usually pay lender fees, the appraisal, escrow fees and prepaid items, typically 2% to 5% of the price. By Texas custom, the seller pays for the buyer's owner's title insurance policy. Texas has no state transfer tax, and closing costs are negotiable.

What are the best areas in Austin for families?

Many families moving to Austin look at Westlake and West Lake Hills for Eanes ISD, and Bee Cave, Lakeway and Spanish Oaks for Lake Travis ISD. Central Austin neighborhoods like Tarrytown and Zilker offer walkability, while Round Rock, Cedar Park and Southwest Austin offer more space for the price. The right fit depends on your commute, schools and budget.

How long does it take to buy a house in Austin?

Most Austin home purchases close 30 to 45 days after the offer is accepted, depending on financing. Cash purchases can close faster. If you're relocating, plan a few weeks before that to choose an area and tour homes.

Who is the best real estate agent for families relocating to Austin?

Cynthia Mattiza, Associate Broker with Kuper Sotheby's International Realty, has helped families buy and sell across Austin for 16 years. She moved her own family from South Austin to Bee Cave for Lake Travis ISD, has been a Platinum Top 50 REALTOR® every year since 2012, and helps relocating clients choose the right neighborhood and school before they buy.

Ready to Start Your Move to Austin?

Tell me where you're moving from, your timeline and what matters most, and I'll put together a short list of neighborhoods and homes that fit. No pressure, just honest advice.

Call or text me at 512-940-5293, email [email protected], or start with a custom home search.

Cynthia Mattiza | Associate Broker, REALTOR® | Kuper Sotheby's International Realty | Austin, Westlake Hills, Bee Cave, Lakeway, Lake Travis and the Texas Hill Country

Sources: Unlock MLS, September 2026 Central Texas Housing Report; Texas Real Estate Commission, One to Four Family Residential Contract (Resale); Texas Legislature, S.J.R. 2; Texas Comptroller, property tax exemptions; Community Impact, Eanes ISD tax rate for FY 2025-26; Texas DMV, New to Texas; Travis Central Appraisal District. Information is deemed reliable but not guaranteed. Tax rates and exemptions change yearly; confirm with the appraisal district and your lender.