Cost of Living in Austin vs Round Rock vs Cedar Park (2026): A Three-Way Comparison

If you're weighing where to plant roots in the Austin metro, the big three options—Austin proper, Round Rock, and Cedar Park—each tell a very different financial story. On paper, all three sit within a 35-mile triangle in Central Texas. In practice, the cost of living gap between them can amount to tens of thousands of dollars per year, especially when you factor in housing, property taxes, and commuting.

This guide breaks down the real numbers for 2026 using data from Redfin, Zillow, the U.S. Census, Travis and Williamson County tax offices, and other authoritative sources. No estimates, no guesses—just verified data to help you choose wisely.

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Housing: The Biggest Variable

Housing is the single largest expense for any household, and it's where these three cities diverge most sharply.

Austin

According to Redfin data through June 2026, the median sale price in Austin was $557,197, down 0.5% year-over-year. Zillow's average home value index for Austin sits lower at approximately $504,148 (down 4.4% YoY as of June 2026), reflecting differences in methodology between sale-price and valuation models. The Austin Board of Realtors (ABoR) MLS data for the broader Austin-Round Rock metro tells yet another story: the metro median landed at roughly $435,000 in July 2026, up about 1% year-over-year, according to reporting from The Real Deal.

The gap between the city proper and the metro reflects a key reality: living in Austin costs meaningfully more than living near it.

For renters, Austin averages $1,500–$1,700 per month for a typical apartment, with central neighborhoods commanding premiums well above that range.

Round Rock

Round Rock offers the most affordable entry point of the three. Redfin reports a median sale price of approximately $385,000 as of July 2026, down 7.2% year-over-year. Zillow's average home value for Round Rock is higher at $412,831 (down 4.9% YoY), while Livability.com and the City of Round Rock cite a median home value of $447,197 with an average household income of $102,841.

Regardless of which metric you use, Round Rock homes run roughly $120,000–$170,000 below Austin's median sale price. That's not a marginal difference—it's the kind of gap that determines whether a family can put 20% down or is forced to pay PMI.

Average rent in Round Rock is approximately $1,417 per month, according to RentCafé—about 10–18% cheaper than comparable Austin units.

Cedar Park

Cedar Park sits between the two, but closer to Austin on price. Redfin's July 2026 data shows a median sale price of approximately $492,000, down 8.7% year-over-year. Zillow's average home value index for Cedar Park reads $515,501 (down 10.3% YoY as of June 2026), though a secondary Zillow tracked area shows $471,699.

The takeaway: Cedar Park homes cost roughly $65,000–$107,000 less than Austin's median, but still run $80,000–$105,000 above Round Rock's median. You're paying a premium for Williamson County schools and a master-planned community feel.

Median rent in Cedar Park is approximately $1,574 per month—close to Austin-level pricing for rentals, despite the lower purchase prices.

Housing Cost Summary

Metric	Austin	Round Rock	Cedar Park
Median sale price (Redfin, Jul 2026)	~$557,000	~$385,000	~$492,000
Avg. home value (Zillow, Jun 2026)	~$504,000	~$413,000	~$516,000
Average monthly rent	$1,500–$1,700	~$1,417	~$1,574
YoY price change	-0.5%	-7.2%	-8.7%

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Property Taxes: Where Texas Bites

Texas has no state income tax, but property taxes are among the highest in the nation. All three cities are affected, but the details differ by county.

Travis County (Austin)

Travis County's adopted tax rate for FY 2026 is 37.58 cents per $100 of assessed value at the county level, up roughly 3 cents from FY 2025. When you add city, school district, and special-purpose district taxes, the combined effective property tax rate in Austin ranges from 1.9% to 2.4% of assessed value, according to TaxDrop and mortgageaustin.com. The median property tax bill in Travis County runs $5,500 to $9,000+ annually, depending on exemptions and jurisdiction.

On a $500,000 home with a standard homestead exemption, expect to pay roughly $7,600–$8,400 per year in Travis County.

Williamson County (Round Rock & Cedar Park)

Both Round Rock and Cedar Park are in Williamson County, where the combined effective tax rate ranges from 1.85% to 2.5%—slightly wider than Travis County because Williamson has more Municipal Utility Districts (MUDs) in newer subdivisions, which can push rates toward the higher end.

The City of Round Rock's FY 2025–2026 adopted tax rate is 37.2 cents per $100 of assessed value—nearly identical to Travis County's county-level rate. Cedar Park's city rate is similar, but school district taxes and MUD levies can push the combined bill higher in newer master-planned communities.

The practical difference: on a $400,000 home in Williamson County, your total annual property tax bill could range from roughly $7,400 to $10,000, depending on which taxing jurisdictions apply to your specific address.

Homestead Exemptions Matter

Texas offers a $100,000 homestead exemption for school district taxes (up from $40,000 after 2023 legislation), which significantly reduces the taxable value for primary residences. Both Travis and Williamson County homeowners should file for this exemption—it can save thousands per year. Over-65 and disabled homeowners qualify for additional exemptions.

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Groceries and Everyday Expenses

Groceries don't vary dramatically within the Austin metro, but there are measurable differences.

In Austin, groceries run approximately 3–5% below the national average, according to PayScale, Redfin, and RentCafé data. A typical monthly grocery budget for one person is around $370–$500. H-E-B, the dominant Texas grocery chain, keeps prices competitive across all three cities.

Round Rock and Cedar Park benefit from the same H-E-B pricing structure, with costs running 5–7% below the national average. You'll find the same stores—H-E-B, Costco, Sprouts, Trader Joe's—across all three cities, so grocery costs are essentially a wash.

Dining out is where Austin's premium becomes visible. Restaurant prices in Austin run 10–15% above most Texas metros, reflecting higher commercial rents in a city where food culture drives foot traffic. Round Rock and Cedar Park diners typically pay closer to state averages.

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Utilities

Utility costs are remarkably similar across all three cities, since they share the same regional infrastructure (Austin Energy, Pedernales Electric Cooperative, and Texas Gas Service serve different parts of the metro).

• Electricity: Summer bills of $200–$350/month are common (June–September), with winter bills dropping to $100–$150
• Water: $40–$80/month for a typical household
• Internet: $60–$80/month for standard broadband

Austin's utilities run about 1% below the national average. Round Rock and Cedar Park are within the same band. This category is not a decision factor between the three.

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Commuting: The Hidden Cost

This is where the three cities separate sharply, and where "cheaper housing" can be partially offset by time and fuel.

Austin

Living in Austin means you're already there. If you work downtown or in central Austin, your commute could be 15–30 minutes depending on your neighborhood. The trade-off: you pay the highest housing costs.

Round Rock

Round Rock is approximately 20 miles north of downtown Austin. Typical drive times:

• Non-peak: 25–30 minutes via I-35
• Rush hour: 35–50 minutes via I-35 (heavily congested)
• Alternative: SH 130 toll road can save 10–20 minutes but costs $6–$12 per trip
• Transit: MetroRail Red Line from Howard Station to downtown takes about 50 minutes

Importantly, Round Rock has its own substantial employment base—Dell Technologies is headquartered there, along with major employers like Baylor Scott & White Health and the Round Rock ISD. Many Round Rock residents never need to commute to Austin at all.

Cedar Park

Cedar Park sits roughly 20 miles northwest of downtown Austin. Typical drive times:

• Non-peak: 25–30 minutes via US-183
• Rush hour: 30–45 minutes via US-183
• Transit: Lakeline Station (nearby) on the MetroRail Red Line connects to downtown in about 50 minutes

Cedar Park's commute is comparable to Round Rock's, though US-183 tends to be slightly more predictable than I-35. Cedar Park also has growing local employment, particularly in tech and healthcare along the 183A corridor.

Annual Commute Cost Estimate

Assuming 250 workdays per year, gas at $3.00/gallon, and a vehicle averaging 25 mpg:

City	Daily Round Trip	Annual Fuel Cost
Austin (in-city)	10 miles	~$300
Round Rock	40 miles	~$1,200
Cedar Park	40 miles	~$1,200

Add toll costs (SH 130 or 183A) of $1,000–$2,500/year if you use them regularly. That's real money—but still far less than the $100,000+ housing price gap.

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Healthcare

Healthcare costs run approximately 1–3% below the national average across the Austin metro. All three cities have access to major hospital systems:

• Austin: Dell Seton Medical Center, St. David's Medical Center, multiple hospitals
• Round Rock: Baylor Scott & White Medical Center, St. David's Round Rock
• Cedar Park: Cedar Park Regional Medical Center, Baylor Scott & White Cedar Park

Healthcare costs should not be a differentiating factor in your decision.

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Overall Cost of Living Index

Multiple sources converge on these composite indices (100 = national average):

City	Cost of Living Index	Source
Austin	~96–97	PayScale, Redfin (4% below national avg)
Round Rock	~93	PayScale (7% below national avg)
Cedar Park	~123	HomeSnacks (23% above national avg)

Cedar Park's higher index reflects its higher home values relative to local incomes. Austin's index is held down by the metro-wide average, but city-of-Austin costs run higher than the metro figure suggests.

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Which City Should You Choose?

Choose Round Rock if:

• You want the lowest housing costs of the three (median sale price ~$385K)
• You work in North Austin or Round Rock itself (Dell, healthcare, retail)
• You want strong schools (Round Rock ISD) without Austin prices
• You're comfortable with a 30–50 minute commute to downtown when needed

Choose Cedar Park if:

• You want master-planned community amenities and newer construction
• You prioritize top-rated Williamson County schools
• You work in northwest Austin or along the 183A tech corridor
• You can afford a payment on a ~$492K median home

Choose Austin if:

• You want to live in the city and avoid suburban commuting
• You work downtown or in central Austin
• You prioritize lifestyle, walkability, and cultural amenities
• Your budget can handle a ~$557K median home price

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The Bottom Line

For a family buying a median-priced home today, the annual cost difference between Austin and Round Rock is striking:

Expense	Austin (~$557K home)	Round Rock (~$385K home)	Annual Difference
Mortgage (20% down, 6.5%, 30yr)	~$2,820/mo	~$1,945/mo	~$10,500/yr
Property taxes (effective ~2.1%)	~$11,700/yr	~$8,085/yr	~$3,600/yr
Commute (if working downtown)	Minimal	~$1,200–$2,500/yr	~$1,500/yr savings for Austin
Net annual savings (Round Rock)	—	—	~$12,600/yr

That's more than $12,000 per year in after-tax savings by choosing Round Rock over Austin—and over the life of a 30-year mortgage, the compounding is significant.

Cedar Park splits the difference: cheaper than Austin by roughly $5,000–$8,000/year all-in, but notably more expensive than Round Rock.

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Sources

• Redfin Austin Housing Market Data (July 2026)
• Zillow Austin Home Value Index (June 2026)
• Redfin Round Rock Housing Market (July 2026)
• Zillow Round Rock Home Values (June 2026)
• Redfin Cedar Park Housing Market (July 2026)
• Zillow Cedar Park Home Values (June 2026)
• The Real Deal: Austin Home Sales July 2026
• KXAN: Austin Housing Market Data
• Travis County Tax Office
• Williamson County Tax Rates
• City of Round Rock Property Taxes
• TaxDrop: Texas Property Tax Rates by County 2026
• PayScale Cost of Living – Austin
• PayScale Cost of Living – Round Rock
• RentCafé Cost of Living – Austin
• RentCafé Cost of Living – Round Rock
• FRED: Austin-Round Rock CBSA Median Listing Price
• Livability.com: Living in Round Rock, TX

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About Sully Realty Group

Sully Realty Group is a bilingual real estate brokerage serving the Austin metro area, including Austin, Round Rock, Cedar Park, and surrounding communities. We specialize in helping Hispanic families and first-time homebuyers navigate the Central Texas real estate market with confidence. Whether you're buying your first home, selling, or investing, our team provides personalized guidance in English and Spanish.

Contact Sully Realty Group to schedule a consultation with a licensed Realtor who understands your needs.

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Data reflects market conditions as of July–August 2026. Real estate markets fluctuate; consult with a licensed Realtor at Sully Realty Group for current pricing and a tax professional for property tax estimates specific to your situation.

TREC Information About Brokerage Services: https://www.trec.texas.gov/sites/default/files/pdf-forms/IABS%201.pdf. Texas Real Estate Commission, P.O. Box 12188, Austin, TX 78711-2188, 512-936-3000. Sully Realty Group is a licensed real estate brokerage in the State of Texas.