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Austin-Round Rock-Georgetown, TX housing market
Housing market indicators
| Indicator | 2022 | 2023 | 2024 | 2025* | Change | 2022 | 2023 | 2024 | YTD |
|---|---|---|---|---|---|---|---|---|---|
| Median Listing Price per Square Feet | $261 | $267 | $253 | $247 | -1.1% | 2.3% | -5.2% | -2.4% | |
| Active Listing Count | 7,079 | 7,317 | 8,258 | 11,484 | 187.2% | 3.4% | 12.9% | 39.1% | |
| Median Days on Market | 72 | 74 | 80 | 80 | 56.5% | 2.8% | 8.1% | 0% | |
| Share of listings with price increase | 2.9% | 1.7% | 1.4% | 1.1% | |||||
| Share of listings with price decrease | 26.2% | 30.2% | 24.9% | 25.3% | |||||
| Employees, thousands | 1,315 | 1,351 | 1,379 | 1,368 | 6.4% | 2.7% | 2.1% | -0.8% | |
| Permits | 2,179 | 3,111 | 3,073 | 1,210 | -53.8% | 42.8% | -1.2% | -60.6% | |
* last available value
Home prices
Short term housing supply drivers
Long term housing demand drivers
Long term housing supply drivers
Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED
Housing market overview
Austin-Round Rock-Georgetown, TX MSA Overview
- The Austin-Round Rock-Georgetown, TX Metropolitan Statistical Area (MSA) includes Bastrop, Caldwell, Hays, Travis, and Williamson counties.
- Total population exceeds 2.55 million as of July 2024, ranking 25th in the U.S.
- Grew by 267,251 residents since 2020, with annual growth of 2.33%-3.02%.
- Key growth from migration: 132,535 domestic, 71,200 international, plus 63,000 natural increase.
- Georgetown leads city growth with 45,938 new residents (2020-2025), reaching 114,687 population.
- Austin city population around 993,588-1,000,511; Travis County largest at 1.36 million.
- Williamson County at 727,480; Hays, Bastrop, Caldwell under 300,000 each.
Cities and Towns Table
| Area | City/Town | Population | Density | Income | Quality of Schools | Crime Level | Property Tax (%) | Comments |
|---|---|---|---|---|---|---|---|---|
| Travis County | Austin | 993,588 | High urban | High | Above average | Moderate-high | 1.8-2.2 | Core urban hub, tech jobs, diverse neighborhoods |
| Williamson County | Round Rock | ~130,000 | Moderate suburban | High | Excellent | Low | 1.7-2.0 | Family-friendly, Dell HQ, rapid growth |
| Williamson County | Georgetown | 114,687 | Low-moderate | Medium-high | Good | Low | 1.8 | Fastest growing U.S. city, master-planned communities |
| Hays County | Kyle | ~60,000 | Moderate | Medium | Average-good | Low-moderate | 1.9 | Affordable suburbs, proximity to Austin |
| Hays County | Buda | ~40,000 | Moderate | Medium-high | Good | Low | 1.85 | Growing bedroom community |
| Bastrop County | Bastrop | 12,720 | Low | Medium | Average | Moderate | 1.7 | Rural edge, affordable housing |
| Caldwell County | Lockhart | ~15,000 | Low | Low-medium | Average | Moderate | 1.6 | Small town, BBQ capital, slower growth |
To see all table columns, please open this table on a laptop or desktop computer.
- No local personal income tax in any area; Texas has no state income tax.
- Density estimates based on suburban vs urban character; Austin highest.
- Income levels: High in tech suburbs, medium in exurbs.
- School quality from state ratings; Round Rock ISD top-rated.
- Crime lower in suburbs like Georgetown, higher in central Austin.
- Property taxes vary by county/school district, averaging 1.7-2.2%.
Citizens: Income and Education
- Median household income ~$85,000-$95,000 MSA-wide, higher in Williamson/Travis at $100,000+.
- Per capita income rising with tech influx, ~$55,000 average.
- High education levels: 45-50% bachelor's degree or higher, led by Austin's universities.
- UT Austin drives skilled workforce; 30%+ graduate degrees in tech sectors.
- Suburbs like Round Rock, Georgetown attract families with dual high earners.
- Growing income inequality: Tech professionals vs service workers.
Key Economic Sectors
- Technology dominates: Dell, Apple, Google, Tesla hubs in Travis/Williamson.
- Semiconductors: Samsung, NXP plants in Taylor/Georgetown area.
- Healthcare: St. David's, Ascension systems expanding.
- Higher education: UT Austin, Texas State University.
- Construction boom: $3.8B permits 2024-2025, residential focus.
- Professional services, finance growing with population.
- Filmmaking, music in Austin core.
Housing Buying Market: Supply Drivers
- Zoning openness high in suburbs: Williamson/Hays allow master-planned communities.
- Travis County stricter: Austin zoning limits density in core areas.
- Regulatory strictness moderate: Fast permitting in exurbs, delays in urban zones.
- Construction workforce costs rising 10-15% yearly due to demand.
- Land availability good in Bastrop/Caldwell, scarce in central Travis.
- Utility extensions challenge growth in rural edges.
- New builds: 20,000+ units annually, focused on single-family.
Housing Buying Market: Demand Drivers
- Net migration positive: Domestic slowed to 25% of growth, international at record high.
- Growing industries: Tech/semiconductors add 50,000+ jobs since 2020.
- Tesla Gigafactory in Travis boosts southeast demand.
- Samsung Taylor plant drives Williamson northeast surge.
- Remote workers from CA/NY seeking lower costs.
- Declining: Some retail/service due to online shift, minor outflow from high costs.
- Family migration to suburbs like Georgetown for affordability/schools.
Key Challenges on the Housing Market
- Affordability crisis: Median home $450,000-$550,000, up 50% since 2020.
- Inventory low: 2-3 months supply, bidding wars common.
- Infrastructure strain: Water, roads lag growth in exurbs.
- Interest rates impact: 6-7% mortgages slow sales.
- Property taxes high, squeezing budgets despite no income tax.
- Workforce housing shortage for construction/tech support roles.
- Urban heat, flooding risks in central areas.
Investment Potential Differences
| Area | Appreciation Potential | Risk | Key Drivers |
|---|---|---|---|
| Central Travis (Austin core) | Medium | High | Tech jobs, density limits, high prices, crime/traffic |
| Williamson North (Georgetown, Taylor) | High | Low-medium | Semiconductor boom, population surge, new builds |
| Hays South (Kyle, Buda) | High | Medium | Affordable entry, Austin commute, family growth |
| Bastrop East | Medium-high | Medium | Land availability, Tesla influence, rural appeal |
| Caldwell Southeast (Lockhart) | Low-medium | High | Slower growth, infrastructure lags, lower incomes |
To see all table columns, please open this table on a laptop or desktop computer.
- Overall MSA appreciation 5-8% annually projected through 2027.
- Suburban shifts favor Williamson/Hays over core Austin.
- Risks include slowdown if tech growth cools or rates stay high.
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