Houses for Sale in Round Rock, TX: 2026 Buyer's Guide

If you're house hunting in the Austin metro right now, Round Rock deserves a hard look. It's the city where you can still find a four-bedroom home with a backyard under $450,000 — something that's nearly impossible inside Austin city limits — without sacrificing school quality, job access, or quality of life.

This guide breaks down everything a buyer needs to know about Round Rock in 2026: current market data, neighborhood-by-neighborhood pricing, school zones, property tax realities, and what to expect when making an offer.

Round Rock at a Glance

Metric	Value
Population (2026)	~142,000
Median household income	$90,714
Median home price (SFH, last 12 mo.)	$420,500
Median home price (all types, May 2026)	$370,273
Median days on market	37
Sale-to-list ratio	98%
Price range	$152,000 – $1,945,000
School district	Round Rock ISD
Drive to downtown Austin	25–40 min

Sources: Unlock MLS (June 2025–June 2026 closed single-family homes, City of Round Rock), Redfin (May 2026 all home types), LoopNet demographic data.

Why Buyers Choose Round Rock

Round Rock sits roughly 15–20 miles north of downtown Austin along the I-35 corridor. It has evolved from an Austin bedroom community into a self-sustaining economic hub. Dell Technologies maintains its world headquarters here, employing thousands. Emerson Automation Solutions, Amazon, St. David's Round Rock Medical Center, and Baylor Scott & White Medical Center round out the major employers. Kalahari Resorts — one of the largest indoor waterpark resorts in the country — draws tourists year-round and supports hundreds of local hospitality jobs.

The city consistently ranks among the safest in the nation (4th safest U.S. city in recent national rankings) and Round Rock ISD earns A-level ratings from Niche, with campuses like Fern Bluff Elementary, Cactus Ranch Elementary, and Brushy Creek Elementary scoring 8+ on GreatSchools. The graduation rate exceeds 93%.

For buyers, the appeal comes down to value. Round Rock median prices run 15–20% below Austin proper, lot sizes tend to be larger, and much of the housing stock is newer construction. You get suburban space with a commute that's still manageable.

The 2026 Market: What the Numbers Say

The Austin metro is showing signs of a turning point. In June 2026, the five-county Austin-Round Rock-San Marcos MSA posted a median sales price of $450,000 — up 1.1% year over year, the first positive monthly print in three years. Pending sales jumped 13.2%, active listings fell 14.8%, and months of inventory dropped to 4.4.

Williamson County, where Round Rock is located, saw its median price reach $426,800 in June 2026 — essentially flat year over year but with inventory tightening to 3.7 months. That's the lowest inventory among the core Austin-area counties.

Within Round Rock specifically, the last 12 months (June 2025–June 2026) saw 1,678 single-family homes change hands at a median price of $420,500. The average sold price was $467,778, reflecting a market where larger and upgraded homes pull the average above the median. Median price per square foot landed at $200.

What this means for buyers

• It's still a negotiator's market, but the window is narrowing. At 3.7 months of inventory, Williamson County sits in balanced territory — not a buyer's market, not a seller's market. Homes averaged 62 days on market across the metro, and the sale-to-list ratio was 98% in Round Rock. You can negotiate, but lowball offers at 90% of list will get rejected.
• Prices have stabilized. The median is down roughly 6% from the 2024 peak (Redfin's May 2026 all-home-type figure of $370,273 reflects a -6.3% year-over-year dip), but the monthly data is turning positive. The bottom appears to be forming.
• Interest rates matter more than list price. With Freddie Mac's 30-year fixed hovering in the high-6% to low-7% range through mid-2026, monthly payments remain the real constraint for most buyers. A $420,000 home at 6.8% with 10% down produces a principal-and-interest payment near $2,470 — before taxes and insurance.

Round Rock Neighborhoods: Where to Look

Round Rock's housing stock breaks into three main corridors, each with a distinct character and price profile.

Northeast of I-35: Master-Planned Communities

Teravista ($360,000–$600,000+) One of Round Rock's largest master-planned communities, Teravista has over 3,000 homes and resort-style amenities: community pools, a splash pad, fitness center, and the Teravista Golf Club. Home sizes range from 1,800 to 3,500+ square feet. Newer sections still offer builder inventory, making it a strong option for buyers who want modern floor plans and move-in-ready homes. The neighborhood spans the 78665 zip code with RRISD school assignments.

Behrens Ranch ($400,000–$575,000) A smaller, well-managed community with a community center, pool, and trail network. Limited new construction has helped maintain resale values. Homes typically run 2,000–3,200 square feet. Popular with families who want the amenity package of Teravista at a slightly lower density.

Southeast: Established Subdivisions

Forest Creek ($380,000–$520,000) One of the most established master-planned communities in Round Rock, Forest Creek features mature trees, larger lots (some quarter-acre+), and the semi-private Forest Creek Golf Club — voted Best Golf Course in Best of Round Rock. Homes range from 2,000 to 4,500 square feet with eight miles of walking trails. HOA dues run approximately $65/month. Forest Creek consistently outperforms on resale metrics thanks to lot size and strong school assignments.

Chandler Creek ($350,000–$475,000) A more affordable established neighborhood with 3–5 bedroom homes in the 1,800–3,200 square foot range. Good option for buyers seeking RRISD schools and community amenities at a lower entry point.

Northwest: Newer Development

Mayfield Ranch ($420,000–$560,000) Straddling the Round Rock and Cedar Park border, Mayfield Ranch offers a trail network connecting to the Brushy Creek Regional Trail. Homes are newer construction with modern open-concept floor plans. The location gives easy access to both Round Rock and Cedar Park amenities.

Cat Hollow ($350,000–$470,000) Often described as the most accessible entry point in Round Rock, Cat Hollow offers a pool, playground, and fishing pond in a cul-de-sac layout popular with young families. Homes tend to be 1,600–2,400 square feet. If you're looking for the lowest price point in a family-friendly RRISD neighborhood, start here.

Walsh Ranch ($500,000–$825,000) A smaller, tight-knit community with larger, higher-end homes and generous green space. Walsh Ranch appeals to move-up buyers who want luxury finishes and larger lots without leaving Round Rock.

Zip Code Guide

• 78681 (West Round Rock): Vista Oaks, Brushy Creek, Mayfield Ranch, Behrens Ranch, Sendero Springs, Stone Canyon, Cat Hollow. Easy access to FM 1431 and shopping corridors.
• 78665 (East Round Rock): Teravista, Paloma Lake, Siena, Eagle Ridge, Forest Creek, Vizcaya. Home to some of RRISD's highest-rated schools.
• 78664 (South/Central Round Rock): Established neighborhoods near downtown Round Rock and the I-35 corridor. Generally the most affordable zip code, with convenient Austin access.

Property Taxes: The Number Most Buyers Miss

Williamson County's effective property tax rate runs between 1.85% and 2.1% — already among the higher rates in Texas. But there's a critical overlay many buyers overlook: Municipal Utility District (MUD) assessments.

Newer subdivisions like Paloma Lake and Siena carry MUD taxes that add $2,000 to $4,000 annually on top of base county rates. That pushes effective rates past 2.5% in some areas. On a $400,000 home, the difference between a MUD and non-MUD neighborhood can be $200–$330 per month — a gap that many buyers miss when comparing list prices online.

Action item: Before making an offer, ask your agent to pull the full tax rate for the specific property, including any MUD, PID, or special district assessments. Two homes at the same purchase price in different neighborhoods can carry meaningfully different monthly costs.

Schools: Round Rock ISD

Round Rock Independent School District is the primary draw for families moving to the area. Niche rates RRISD as an A-level district. Key metrics:

• Graduation rate: 93%+
• Top-rated elementary campuses: Fern Bluff, Cactus Ranch, Brushy Creek
• Notable secondary schools: Walsh Middle School, Round Rock High School
• Student-to-teacher ratio: Approximately 15:1 across the district

School zoning in Round Rock can change as the district adjusts attendance boundaries to accommodate growth. Always verify the current school assignment for any property you're considering through the RRISD school locator tool before making an offer.

Getting Pre-Approved in Round Rock

Before touring homes, get pre-approved with a lender familiar with the Central Texas market. Pre-approval gives you:

1. A clear budget. You'll know exactly what you can afford, including how property taxes and MUD overlays affect your monthly payment.
2. Stronger offers. Sellers in Round Rock expect to see a pre-approval letter with your offer. Without one, your offer may not be taken seriously.
3. Faster closing. Pre-approved buyers can typically close in 30–45 days, which is competitive in the current market.

If you're a first-time homebuyer, an ITIN borrower, or self-employed, specialized loan programs are available. FHA loans require just 3.5% down and work well for buyers with lower credit scores. ITIN loans allow borrowers without a Social Security number to purchase using a tax ID. Bank statement loans help self-employed buyers who don't have traditional W-2 income.

What to Expect When Making an Offer

In the current Round Rock market:

• List-to-sale ratio is 98%. Expect to pay close to asking price for well-priced homes in good condition. Significant discounts (10%+ below list) are rare.
• Median days on market is 37. Well-priced homes in desirable neighborhoods (Forest Creek, Teravista, Behrens Ranch) can go under contract in 10–14 days. Overpriced homes sit 60+ days.
• Option periods are standard. Texas real estate transactions typically include an option period (7–10 days) during which you can terminate for any reason for a small fee. Use this time for your inspection and final loan approval.
• Earnest money typically runs 1% of the purchase price. This is held in escrow and applied to your closing costs if the deal proceeds.
• Seller concessions are possible. With inventory at 3.7 months and homes averaging 62 days on market, sellers are increasingly open to covering closing costs or making minor repairs — especially for homes that have been listed 30+ days.

Tips for Round Rock Home Buyers in 2026

1. Factor total carrying costs, not just list price. Property taxes, MUD overlays, HOA dues, and toll road costs (if commuting to Austin via 183A or SH-45) all affect what you actually pay each month.

2. Shop the off-peak season. Inventory typically builds in summer and tightens in fall and winter. Buyers who tour in October–January often face less competition and more negotiable sellers.

3. Don't skip the inspection. Even with new construction, a professional home inspection is essential. Texas does not require sellers to repair issues discovered during inspection — but the option period gives you the right to renegotiate or walk away.

4. Verify school zones before you fall in love with a house. RRISD adjusts attendance boundaries periodically. The school that serves a neighborhood today may not be the same one that serves it next year.

5. Work with a local agent. Round Rock's neighborhoods, tax districts, and school zones are complex. An agent who lives and works in the area will know which subdivisions have MUD overlays, which streets flood, and which neighborhoods hold value best.

Is Round Rock Right for You?

Round Rock makes sense for buyers who:

• Want a single-family home under $450,000 in the Austin metro
• Value highly-rated public schools
• Prefer newer construction or established neighborhoods with mature trees
• Work in north Austin, Round Rock, or the Williamson County tech corridor
• Want a 25–40 minute commute to downtown Austin

It may not be the best fit if you:

• Want walkable urban living with restaurants and nightlife (downtown Round Rock is growing but limited)
• Need to be south of Austin (the commute from Round Rock to south Austin or San Marcos is long)
• Prefer condos or townhomes (the market is overwhelmingly single-family)

Next Steps

If you're ready to start your Round Rock home search, here's what to do:

1. Get pre-approved with a lender who understands Central Texas markets and loan programs (FHA, VA, ITIN, conventional).
2. Define your budget including property taxes, MUD overlays, HOA, and commuting costs.
3. Tour neighborhoods — Forest Creek, Teravista, Cat Hollow, Behrens Ranch, and Mayfield Ranch are the top five to start with.
4. Work with a bilingual agent who can guide you through every step, from offer to closing, and help you negotiate effectively in the current market.

Round Rock remains one of the best values in the Austin metro. Prices have stabilized, inventory is tightening, and the window to buy below Austin prices may not last. If you've been waiting for the right moment, 2026 is shaping up to be it.

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Data sources: Unlock MLS (June 2025–June 2026 closed sales, City of Round Rock), Redfin (May 2026 market data), Echelon Property Group (June 2026 Austin metro report), Texas A&M Real Estate Research Center (2026 Texas forecast), LoopNet (Round Rock demographic data), Niche (RRISD ratings), GreatSchools (school ratings). Market data is current as of June–July 2026 and subject to change. No financial guarantees. Consult a licensed real estate professional and mortgage lender for advice specific to your situation.

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Sully Realty Group | Licensed Texas Real Estate Brokerage | TREC Consumer Protection Notice | TREC Information About Brokerage Services

Sully Ruiz is a bilingual REALTOR® serving the Austin metro area, specializing in helping Hispanic and first-time homebuyers navigate the Central Texas real estate market.