Round Rock, Texas delivers something the broader Austin market rarely offers in 2026: strong school districts, genuine new construction, tech-corridor employment access, and a median home price that still sits below the metro average. If you are buying in the Austin area and have not fully evaluated Round Rock, not just as a backup to Austin but as a primary target, this guide walks through everything that matters: the neighborhoods worth knowing, the school district advantage, the employer proximity story, the new construction landscape, and the long-term appreciation data that makes the case for Round Rock as the metro's most overlooked value play.
Round Rock in 2026, Austin's Fastest-Growing Suburb
Round Rock has grown to a population of over 140,000 residents, making it the second-largest city in Williamson County and one of the fastest-growing suburban cities in Texas over the past decade. Situated 20 miles north of downtown Austin via I-35, Round Rock occupies one of the most strategically positioned zip codes in the metro, close enough to Austin's employment core to commute, far enough away to afford significantly more house per dollar.
The city's economic foundation rests on Dell Technologies' global headquarters, which employs tens of thousands in Round Rock and drives substantial demand for housing throughout the city. But the employer story in 2026 goes well beyond Dell: Apple's Austin campus, the Samsung semiconductor fab in Taylor (15 minutes east), Amazon's North Austin distribution and office operations, and Google's Domain presence all sit within a 25-minute radius of most Round Rock neighborhoods, creating one of the best multi-employer access positions in the entire metro.
Market fundamentals in 2026 show a stabilized but active market. The median home price sits at $390,000, a notable $36,000 below the Austin proper median of $426,000 and roughly in line with the broader Travis County average of $389,000. Days on market average 74, and inventory has expanded to approximately 6.8 months, which favors buyers relative to the tight-inventory conditions of 2021–2022. For buyers who want negotiating room and time to evaluate their options, Round Rock's current conditions represent a material improvement over peak market dynamics.[1]
Round Rock Neighborhoods, Where to Buy
Round Rock is not a monolithic suburb, it contains a genuine mix of housing eras, styles, and price points, and understanding the distinctions between neighborhoods matters when you are competing for inventory or evaluating long-term appreciation.
Old Town Round Rock is the city's historic core, centered around Mays Street and Georgetown Avenue. Bungalows and craftsman-style homes dating from the 1920s through 1960s sit on tree-lined streets within walking distance of restaurants, breweries, and the Georgetown Street commercial corridor. Prices range from $300,000 to $550,000. Lots tend to be generous, and the walkability is the best in the city. Buyers here often prize the character and location over newer finishes, and they are right to.
Teravista is a master-planned community on the east side of Round Rock built around a public golf course. The community is mature, with homes ranging from $380,000 to $650,000 and amenities including pools, trails, and community centers. The golf course creates premium lots that command meaningful premiums. Teravista feeds Round Rock ISD, and commute access via Toll 130 is a practical advantage for Samsung Taylor workers.
Forest Creek is another golf course community, located in the northwest quadrant near McNeil High School. Homes run $400,000 to $700,000, with the upper end sitting on the course. The community is established and well-maintained, with mature trees throughout, something buyers coming from new construction communities often underestimate as a value driver.
Mayfield Ranch on the western edge of Round Rock offers newer construction from the 2010s at $380,000 to $580,000. The community feeds Vista Ridge and Cedar Ridge high schools in Round Rock ISD and has easy 183A access for Cedar Park and Northwest Austin commuters.
Paloma Lake in the northeast features a community lake, pools, and a mix of resale and newer construction at $360,000 to $580,000. It is a strong value option for families who want the master-planned amenity package at a slightly lower price than Teravista or Forest Creek.[3]
Round Rock ZIP Codes, 78664 vs 78665 vs 78681
The Round Rock market spans three primary ZIP codes, and each carries its own price character and buyer profile.[1]
78664 covers central and eastern Round Rock, including the older established neighborhoods near downtown, the Dell Diamond area, and portions of the I-35 corridor. This ZIP produces the market's most accessible entry points, generally $350,000 to $500,000, spanning older single-family homes, townhomes, and starter neighborhoods that have benefited from Round Rock's overall appreciation without crossing into premium territory.
78665 encompasses much of the newer northeastern and eastern expansion, including master-planned communities along Old Settlers Boulevard and Gattis School Road. New construction and late-2010s builds are common here, with four-bedroom homes typically pricing between $450,000 and $650,000 depending on builder, condition, and community amenity level.
78681, west of I-35 along FM 1431 and University Boulevard and bordering the Brushy Creek and Avery Ranch areas, carries the highest price points in Round Rock, commonly $500,000 to $750,000 and above. The western ZIP benefits from proximity to the Domain and North Austin tech employment, direct access to the Brushy Creek Regional Trail, and some of the city's newest and largest community amenity packages. Buyers cross-shopping Round Rock and Cedar Park often compare 78681 properties against Cedar Park's eastern ZIP codes on the same shortlist.
Across ZIP codes, buyers also face a structural choice between established neighborhoods and master-planned communities. Established areas, concentrated in central 78664 and older western sections, typically offer larger lots relative to purchase price, mature tree coverage, and proximity to Old Town, traded against older home systems and higher maintenance variability. Master-planned communities in 78665 and 78681 deliver newer construction, amenity centers, and predictable home systems, traded against smaller lots, HOA dues, and premium pricing per square foot. And whichever direction you lean, if your job requires a daily drive south, test-drive the I-35 route yourself during morning peak hours before committing, the corridor is one of the most congested in Texas, and commute tolerance is personal.
Round Rock ISD, The Academic Advantage
Round Rock Independent School District is the primary reason most families choose Round Rock over comparable-priced alternatives in the metro. With over 43,000 students across 50+ campuses, RRISD is large enough to offer specialized programs while maintaining district-wide quality standards that consistently outperform the statewide average.[2]
The district's four comprehensive high schools, Round Rock High School, Cedar Ridge High School, McNeil High School, and Stony Point High School, all receive GreatSchools ratings between 7 and 9 out of 10. Cedar Ridge is the district's designated International Baccalaureate (IB) campus, offering the full IB Diploma Programme for motivated students seeking college-equivalent coursework. All four high schools run robust STEM programs with dual-enrollment pathways through Austin Community College. A fifth RRISD campus, Westwood High School in the district's western zone near McNeil Road, carries a particularly strong reputation for academic rigor, AP course depth, and competitive robotics and academic teams, and serves some Round Rock addresses west of I-35, another reason to verify the exact campus assignment for any specific property.[2]
The district's 95% graduation rate places it well above the Texas state average of 90%, and its college-readiness metrics, as measured by SAT/ACT performance and AP exam pass rates, are consistently among the top 10% of Texas districts by size. For buyers comparing Round Rock ISD to Austin ISD, the school quality gap is significant: RRISD averages 8.5 out of 10 versus AISD's 6.4 average across comparable school types.
When families in this price band evaluate Round Rock ISD against Eanes ISD, the gold standard for Austin-area school districts, RRISD competes remarkably well. Eanes ISD commands a substantial home price premium ($700K+ median) while Round Rock ISD delivers most of the academic outcomes at less than 60% of the cost. For value-conscious families, this is perhaps the strongest argument for Round Rock in the entire Austin metro analysis.
Dell and Tech Employer Proximity, The Commute Story
The Austin metro's technology employment base is not concentrated downtown, it is distributed across a north-south corridor from Samsung's Taylor fab to Apple's Cupertino-on-I-35 campus. Round Rock sits at nearly the geometric center of this corridor, which is what makes its employer access so strategically strong for 2026 buyers.[6]
Dell Technologies' global headquarters is located in Round Rock proper, the company's campus is 15 minutes from most Round Rock neighborhoods. Apple's Austin campus at 12545 Riata Vista Circle is approximately 25 minutes south via 183A. The Samsung Advanced Logic Chip fab in Taylor, one of the largest semiconductor investments in U.S. history at $17 billion, sits approximately 20 minutes east on Toll 130, making Round Rock one of the best-positioned residential markets for the thousands of high-paying engineering and operations jobs that fab is creating.
Amazon's North Austin fulfillment and office presence is 25 minutes down 183. Google's Domain office is 22 minutes away. For buyers who work at any combination of these employers, or who are considering the metro partly based on optionality across multiple tech employers, Round Rock's position is difficult to beat. No other Austin-area suburb at this price point sits within a 25-minute radius of this many major tech employers simultaneously.
Old Settlers Park, Dell Diamond, and the Amenity Layer
Round Rock's lifestyle infrastructure is a genuine differentiator, not an afterthought. Old Settlers Park is one of the finest municipal parks in Texas: more than 650 acres containing large athletic complexes for baseball, softball, soccer, lacrosse, and football, tennis and pickleball courts, a disc golf course, fishing ponds, playgrounds, a water spray feature, covered pavilions, and miles of trails. Youth leagues and regional tournament events run out of the park year-round, and on a spring Saturday it operates at a scale of organized recreation that distinguishes Round Rock from every Williamson County neighbor.[3]
The Brushy Creek Regional Trail extends that network west, running several miles of paved, well-maintained trail through western Round Rock and connecting residential neighborhoods to parks, open space, and creek-side greenbelt. The trail is genuinely integrated into the residential fabric of 78681, one reason homes near it carry a premium with buyers who prioritize an active outdoor lifestyle.
Beyond the parks, Dell Diamond hosts the Round Rock Express, the AAA affiliate of the Texas Rangers, with a full April-through-September season in a ballpark repeatedly recognized for its family experience, affordable in a way Austin professional entertainment rarely is. Round Rock Premium Outlets anchors a major retail corridor along I-35, and the University Boulevard corridor adds a notably diverse restaurant and grocery scene, including strong South Asian and international options that reflect the city's tech-driven demographic mix. For daily life, most residents simply do not need to drive to Austin.
New Construction in Round Rock 2026
One of Round Rock's defining advantages over Austin proper in 2026 is the active new construction market. Where central Austin has effectively exhausted its infill capacity, Round Rock has multiple active master-planned communities and production builder subdivisions generating fresh inventory across price bands that would be impossible to replicate inside the Austin city limits.
Active builders in Round Rock and its immediate periphery include Taylor Morrison, David Weekley, Meritage Homes, Pulte, and Perry Homes. Price ranges for new construction generally run $350,000 to $550,000 for standard production builds, with custom and semi-custom options extending to $700,000 and above in communities like Forest Creek's premium sections.
Buyers pursuing new construction in Round Rock should pay close attention to Municipal Utility District (MUD) designations. Outer suburban areas, particularly those under development in the northeast and east, often sit within MUD districts that add $0.40 to $0.70 per $100 of assessed value to the effective tax rate. On a $500,000 home, this can add $2,000 to $3,500 annually to your tax burden. MUDs are legal mechanisms to finance the infrastructure costs of new development, and they typically carry sunset provisions of 15 to 25 years, but buyers should fully understand the MUD status of any new construction before signing a contract.[5]
Builder incentives in 2026 are meaningfully better than 2021–2022 conditions. With inventory elevated relative to peak, builders are offering mortgage rate buydowns (often 1–2 points), closing cost contributions of $10,000–$20,000, and design center upgrades at no cost. A buyer's agent with active builder relationships in Round Rock can negotiate additional incentives that are not publicly advertised, this is one of the practical value-adds of working with an advisor who transacts regularly in the Williamson County new construction market.
Round Rock Investment, Long-Term Appreciation Story
For buyers evaluating Round Rock not just as a primary residence but as a long-term wealth-building asset, the historical appreciation data makes a compelling case. Round Rock home values have increased approximately 94% since 2015, a figure that closely tracks but slightly lags Austin proper's more volatile appreciation curve, and that is actually a feature, not a bug, for risk-conscious investors.[4]
Austin proper's appreciation from 2015 to 2026 included extreme peaks in 2021–2022 followed by a meaningful correction in 2023–2024. Round Rock's appreciation curve was steadier, it captured most of the upside with significantly less downside volatility. For buyers who experienced the 2023 correction in Austin-proper portfolios, Round Rock's relative stability is a material consideration.
The rental market in Round Rock is also strong, driven by continuous inflows of tech workers who prefer to rent while evaluating the market, UT students and medical residents whose housing needs flow north of Austin, and the steady demand created by Dell, Samsung, and Apple employees on assignment or relocation. Single-family residences in Round Rock currently generate cap rates in the 4.5% to 5.5% range, well above the 3.0% to 4.0% cap rates achievable in Austin 78704 or 78702. For investors, this means Round Rock properties pencil out as income-producing assets in ways that central Austin properties often do not at current price levels.
Population growth projections from the City of Round Rock and Williamson County suggest continued expansion through 2030, with infrastructure investments in transportation and commercial development that should sustain demand. The city's fiscal position remains strong, and its economic development incentive program continues to attract employer relocations that drive residential demand. Round Rock is not a contrarian bet, it is a well-understood growth story that still has meaningful upside at current prices.
Round Rock vs Cedar Park vs Georgetown
Buyers evaluating the north Austin suburbs almost always end up comparing Round Rock, Cedar Park, and Georgetown on the same shortlist. Each delivers strong fundamentals; each is optimized differently.
Round Rock is the largest and most urbanized of the three, a full-service city with its own employment base anchored by Dell, the deepest commercial infrastructure, the most diverse demographics, and the largest school district. The trade-off is more traffic and more density in the eastern ZIPs, a feel that is more metropolitan than small-town. If you want a city where you genuinely do not need to drive to Austin for most things, Round Rock is the answer.
Cedar Park, immediately west along FM 1431, offers a slightly smaller, quieter feel with strong Leander ISD campuses, newer master-planned communities, and 183A retail access, at prices that overlap substantially with Round Rock's 78681. Its employment base is lighter, so more residents commute south, an important consideration for buyers working at Austin employers. Cross-shoppers usually find the decision comes down to specific school zone assignments and specific communities rather than any city-level superiority.
Georgetown has the most distinctive character of the three, a genuine historic town square with Victorian-era architecture and a Hill Country-town identity, with Georgetown ISD smaller than RRISD but well-regarded. It generally prices at a modest discount to Round Rock's western ZIPs for comparable specifications, but it sits farther north, and the extra I-35 miles matter for anyone with a daily central-Austin commute. For fully remote workers or buyers approaching retirement, Georgetown's case is compelling; for daily commuters, Round Rock's position wins.
Frequently Asked Questions
Is Round Rock TX a good place to live?
Yes. Round Rock consistently ranks among the best places to live in Texas. With a population over 140,000, a highly rated school district, low crime relative to Austin, abundant parks, and a booming employment base anchored by Dell Technologies, it offers suburban quality of life with strong urban-area access. The median home price of $390K in 2026 makes it one of the most attainable markets in the Austin metro for families seeking space, schools, and proximity to tech employers.
What is the average home price in Round Rock TX in 2026?
The median home price in Round Rock, TX is approximately $390,000 as of May 2026, according to Austin Board of Realtors data. This represents a meaningful discount compared to the broader Austin metro median of $426,000. Days on market currently average 74, and inventory stands at approximately 6.8 months, conditions that give buyers time and negotiating leverage not available in earlier years.
How far is Round Rock from Austin?
Round Rock is approximately 20 miles north of downtown Austin via I-35. Under normal conditions, the drive takes about 30–40 minutes; during rush hour it can extend to 50–60 minutes, especially on I-35. Many Round Rock residents use the 183A tollway or Mopac as alternative corridors. Major employers in the northwest corridor, Apple, Dell, Samsung, are even closer, with commute times of 15–25 minutes from most Round Rock neighborhoods.
What school district is Round Rock TX in?
The majority of Round Rock falls within Round Rock Independent School District (Round Rock ISD), one of the highest-rated public school districts in Central Texas. The district serves over 43,000 students across 50+ campuses, with high schools including Round Rock HS, Cedar Ridge HS, McNeil HS, and Stony Point HS, all rated 7 to 9 out of 10 on GreatSchools. Cedar Ridge offers an International Baccalaureate (IB) program and the district boasts a 95% graduation rate. A small number of properties on the outer edges may fall within Hutto ISD or Georgetown ISD, so buyers should always verify the exact school assignment before submitting an offer.
Which Round Rock ZIP code should buyers target?
Round Rock spans three primary ZIP codes, each with its own price character. 78664, central and eastern Round Rock near downtown and Dell Diamond, offers the most accessible entry points at roughly $350,000 to $500,000. 78665, the newer northeastern growth corridor along Old Settlers Boulevard and Gattis School Road, runs approximately $450,000 to $650,000 for typical four-bedroom homes. 78681, west of I-35 near Brushy Creek and Avery Ranch, carries the highest prices, commonly $500,000 to $750,000 and above, driven by proximity to North Austin tech employment and the Brushy Creek Regional Trail. The right ZIP depends on your budget, commute direction, and preference for established neighborhoods versus master-planned communities.