By Tanya Kerr, M.Ed., Broker Associate, REALTOR® | T. Kerr Property Group | Updated May 2026
Most guides about moving to Austin will tell you it’s amazing. This one will tell you the truth.
I’ve helped hundreds of families relocate to Central Texas, from California, Washington, the Northeast, and across the country. Some moves are dream-fulfilling. Some are harder than people expect. The difference almost always comes down to what they knew before they got here.
This guide is the version I wish every relocating family had on their kitchen table six months before the move. It covers the real numbers, the property tax shock, where to actually live based on how you live, and the practical steps to make the transition work. No fluff, no tourism brochure language, no “y’all gonna love it here.” Just the information that matters from a team that does this every week.
Austin Relocation at a Glance: 2026 Snapshot
Before we go deep, here’s the high-level picture for anyone considering Austin in 2026:
- Austin metro population: ~2.5 million, with Williamson County (where most of our clients land) growing fastest
- Median home price (Austin metro): around $440,000-$460,000 as of early 2026, meaningfully below the 2022 peak
- State income tax: zero. Texas has no personal state income tax.
- Property tax rate: typically 1.8% to 2.5% of assessed value, depending on county and city
- Average days on market (Williamson County): ~67 days. Our team’s listings sell in 28 days on average.
- Average list-to-sold ratio (Williamson County): ~92%. Our team averages 95%+.
- Top in-migration sources: California (especially Bay Area, Los Angeles), Washington (Seattle metro), Illinois, and New York
Why People Are Moving to Austin in 2026
The boom hasn’t ended. The frenzy has. That’s a meaningful difference.
From 2020 through 2022, Austin was one of the hottest housing markets in the country. Prices rose more than 40% in two years. Bidding wars were the norm. Buyers from California sold a $1.4M starter home and showed up with cash, and local families struggled to compete. That moment is over.
What you’ll find in 2026 is calmer, more rational, and frankly better for relocators. Inventory has rebuilt. Prices have softened. Buyers have negotiating power again. The fundamentals that drew people here haven’t changed:
The economy is still strong. Tesla, Apple, Oracle, Samsung, Meta, Google, and Indeed have all expanded operations here. Healthcare and government employment provide stability beyond tech.
No state income tax. This is the headline benefit, especially for relocators from California (top marginal rate: 13.3%) and Washington (no income tax, but a 7% capital gains tax on high earners). For a household earning $250,000, the Texas move can mean $15,000-$25,000 a year in tax savings, though we’ll get honest about property taxes in a moment.
Lifestyle and weather. 300+ days of sunshine. A mild winter. A genuine outdoor culture. Live music as a way of life.
Space. Especially north of Austin in Williamson County, you can buy a four-bedroom home on a quarter-acre lot for what a 1,200-square-foot bungalow costs in many coastal cities.
The Honest Truth About What’s Hard
Every relocation guide skips this part. We won’t.
Property taxes will surprise you. This is its own section below. The sticker shock is real and the planning matters.
Summer is four months long. From late May through September, expect daytime highs over 95°F, with stretches over 100°F. If you’re moving from Seattle or San Francisco, build a mental adjustment period for the first summer.
Allergies are real. Cedar fever (December-February), oak pollen (spring), and ragweed (fall) hit Central Texans hard. Most newcomers adjust within a year or two.
The drive matters. Austin proper has real traffic, especially I-35 and MoPac. Most of our relocation clients aren’t living in Austin proper, they’re north in Williamson County, where commutes are more manageable.
Foundation issues are common. Central Texas sits on expansive clay soil that swells when wet and shrinks when dry. Inspections and watering schedules matter.
HOAs run things. Most newer Williamson County neighborhoods have HOAs with meaningful authority. Read the CC&Rs carefully before you buy.
Schools vary by zone, not by city. Texas schools are zoned by exact street address. Two homes a half-mile apart can be in completely different schools.
Property Taxes in Texas: The Single Biggest Surprise
If you remember nothing else from this guide, remember this section.
Texas funds public services through property taxes because there’s no state income tax. Property tax rates here are among the highest in the country, typically 1.8% to 2.5% of your home’s assessed value annually.
Here’s what that looks like in real dollars:
- $500,000 home in Williamson County: roughly $9,000-$12,500/year in property taxes
- $750,000 home: roughly $13,500-$18,750/year
- $1,200,000 home: roughly $21,600-$30,000/year
- $2,000,000 home: roughly $36,000-$50,000/year
The math against your old state: For a household earning $400,000 in California, the state income tax alone might run $35,000+ per year. That same household relocating to Texas saves the income tax but adds $15,000-$20,000 in property taxes on a $750K home. Net savings: usually $15,000-$25,000 per year, sometimes more.
Three things every newcomer must know:
- Apply for the homestead exemption immediately. This is free, easy, and can save you 20%+ on property taxes for your primary residence. Texas voters approved Proposition 13 (SB 4) in November 2025, raising the school district homestead exemption from $100,000 to $140,000.
- Understand assessed value vs. market value. The county appraisal district sets an assessed value each year. If it seems high, you can protest it.
- Watch for special districts. Many newer suburban developments include MUDs (Municipal Utility Districts) or PIDs (Public Improvement Districts) that add to your property tax obligation.
Where to Live: Austin vs. the Suburbs
There’s no single right answer. There are five common right answers, depending on how you live.
Austin proper (78704, 78703, 78702, downtown): For people who want walkability, restaurants, music, and a city core. Best for young professionals, empty nesters, or anyone who works downtown.
Westlake / Tarrytown / Old Enfield: Austin’s prestige neighborhoods. Eanes ISD schools (consistently among Texas’s best). $1.5M starts the conversation.
Lake Travis area (Lakeway, Bee Cave, The Hills): Resort-style living with hill country views. Half-acre to multi-acre lots are realistic.
Williamson County (Georgetown, Round Rock, Cedar Park, Leander, Liberty Hill): This is where most of our relocation clients land. You get newer homes, more land, strong school districts, and price points that go further. A $750,000 budget that buys a tight-fit four-bedroom in Austin will buy a 3,500 square-foot home on a quarter-acre in Wolf Ranch or the West Bend phase of Wolf Ranch.
Hays County (Buda, Kyle, Dripping Springs): South of Austin, more rural feel, popular with families wanting space.
Communities like Wolf Ranch in Georgetown, Vizcaya, Highland Estates, River Chase, and Cimarron Hills have become magnets for relocation buyers.
Schools (and Why They Matter More Than You Think)
Even if you don’t have school-age children, schools drive home values. A home in a top-rated school zone holds and grows value better than the identical house a few streets away in a weaker zone.
The top-performing districts in our service area:
- Eanes ISD (Westlake, parts of West Austin), consistently among the highest-rated districts in Texas
- Lake Travis ISD (Lakeway, Bee Cave, parts of Spicewood)
- Leander ISD (Cedar Park, Leander, parts of Austin)
- Round Rock ISD (Round Rock, parts of Austin), strong district with significant variance between campuses
- Georgetown ISD (Georgetown), improving rapidly, with several A-rated campuses
- Liberty Hill ISD, small, fast-growing, parents are highly engaged
Three things to know about Texas school zoning:
First, schools are zoned by exact street address. Two houses on the same block can be in different elementary schools.
Second, fast growth changes zone lines. Williamson County is building new schools regularly.
Third, “good district” doesn’t mean “good for your kid.” A top-rated high school can have a struggling middle school feeder. A district average can mask significant differences between campuses.
Cost of Living: Real Numbers
Austin is no longer the bargain it was a decade ago, but it remains meaningfully cheaper than most coastal metros.
Housing:
• Median home price, Austin metro: ~$440K-$460K
• Median home price, Williamson County: typically $50K-$100K below Austin metro median
• Median rent (1-bedroom, Austin metro): ~$1,500-$1,700/month
• Property taxes: 1.8%-2.5% of assessed value
• Homeowner’s insurance: typically $2,000-$3,500/year for most homes
Utilities:
• Electricity: $150-$350/month depending on home size and season
• Water and sewer: $50-$150/month
• Internet: $60-$100/month
Other:
• Sales tax: 8.25% (state + local combined)
• Vehicle registration and inspection: required within 90 days
• Driver’s license transfer: required within 90 days of establishing residency
The Job Market
Austin’s economy is diverse enough to weather most downturns and concentrated enough in growth sectors to attract real talent.
Tech: Apple’s Austin campus is one of its largest worldwide. Tesla’s Gigafactory and headquarters are in southeast Travis County. Oracle, Samsung, Meta, Google, Indeed, and Dell all have substantial Austin operations.
Healthcare: Ascension Seton, St. David’s, and Dell Seton Medical Center anchor a strong healthcare sector.
Government and education: As the state capital, Austin has substantial public-sector employment. The University of Texas at Austin is a major employer in its own right.
Remote workers: Austin has one of the highest concentrations of remote workers in the country.
The Step-by-Step Relocation Timeline
If you’re relocating from out of state, here’s how we work with our clients:
6 months out:
• Get pre-approved with a Texas-licensed lender
• Begin neighborhood research
• Plan a scouting trip, two days minimum, three days ideal
3 months out:
• Complete your scouting trip and narrow to 2-3 target neighborhoods
• Decide: are you buying right away or renting first?
• Begin packing decisions and movers research
60 days out:
• Start receiving listing alerts in your target neighborhoods
• If buying remotely, plan a final-decision trip, or use our virtual tour and remote-buyer process
• Schedule utilities for your start date
30 days out:
• Lock in your home (under contract)
• Schedule inspection
• Notify post office, banks, employer, schools
Move week:
• Closing day. We coordinate remote closing if you can’t be in Texas in person
• Movers arrive. Walk-through.
• Set up trash service, lawn care, pest control, alarm
First 30 days:
• Get Texas driver’s license (90-day requirement)
• Register vehicles
• Update voter registration
• Mark your calendar to file the homestead exemption between January 1 and April 30 next year
Should You Buy Right Away or Rent First?
We get this question every week. There’s no universal answer.
Buy right away if: You’ve done a scouting trip and feel confident about a specific neighborhood; your job is stable; your timeline is 5+ years; you’re moving from a higher-cost market with significant equity; or you have school-age kids and need stability.
Rent first if: You haven’t visited and aren’t sure which area fits; your job has uncertainty; you want to test commute realities before committing; or you need time to sell your prior home.
Most of our relocation clients buy directly when they have done one or two well-planned scouting trips.
How to Choose a Relocation Real Estate Team
We’re real estate agents writing about how to pick a real estate agent. Take that bias into account. But here’s what we’d tell our own family:
Look for relocation experience specifically. Working with out-of-state buyers is different from working with local buyers.
Ask for proof, not promises. “We sell fast” means nothing. “Our average days on market is 28 versus the Williamson County average of 67” means something specific. Ask any agent for their actual numbers.
Look for local depth, not just brand size. A team that knows the difference between Wolf Ranch’s Hilltop, South Fork, and West Bend phases is going to save you mistakes that cost real money.
Look for fit. You’re going to be in close communication for 60-90 days during the most stressful transaction of your life.
Our team, T. Kerr Property Group, has built our practice around relocation buyers, with a focus on Williamson County. We’ve handled relocations from California, Washington, the Pacific Northwest, the Midwest, and the Northeast.
Frequently Asked Questions
Is moving to Austin in 2026 a good idea?
For most relocators, yes, with the right planning. Austin in 2026 is calmer than the 2020-2022 boom era. Inventory is rebuilt, prices have softened from the peak, and buyers have negotiating power. The main caveat is property taxes; budget for them upfront and the math usually still favors Texas, especially for relocators from California, New York, and Washington.
How much money do you need to move to Austin?
Plan for $5,000-$15,000 in moving costs from a long-distance origin. Add 6 months of expenses as a financial cushion if you’re not yet employed locally. If buying a home, plan for closing costs of 2%-4% of the purchase price plus your down payment.
What is the best suburb of Austin for relocation buyers?
It depends on your priorities. Families prioritizing schools and value often choose Williamson County (Georgetown, Round Rock, Cedar Park, Leander). Buyers wanting walkable downtown energy choose central Austin. Luxury buyers gravitate toward Westlake, Lakeway, or Williamson County communities like Highland Estates and River Chase.
Do I need a car in Austin?
Yes, in almost every case. Austin’s public transit is improving but limited. Outside of downtown and a few central neighborhoods, daily life requires a car.
How bad are property taxes in Texas really?
They’re high, typically 1.8%-2.5% of assessed value annually, but the math against income-tax states usually still favors Texas. The homestead exemption (which you must apply for) can reduce that meaningfully.
Should I use my out-of-state real estate agent or hire a local one?
Hire local. Real estate is hyperlocal: contracts vary by state, customs vary by metro, and neighborhood-level knowledge cannot be substituted by an agent who’s never visited the property.
How long does it take to relocate to Austin?
From decision to keys in hand, plan on 3-6 months for a thoughtful, well-paced relocation. It can be done in 30 days under pressure, but the families that have the best outcomes generally start the conversation 6 months ahead.
About T. Kerr Property Group
We’ve helped families relocate to Central Texas from California, Washington, New York, and beyond, handling every step from virtual tours to remote closing. T. Kerr Property Group is a woman-owned, mission-centered real estate team serving Georgetown, Round Rock, Austin, and the surrounding Central Texas area. Our combined team brings 800+ five-star reviews, 2,500+ homes sold, $1 billion+ in total sales production, and 65+ years of combined experience. We are proud PT50 winners, recognized by the Austin Business Journal Residential Real Estate Awards, featured in Real Producers and FOX 7 Austin, voted Best in Round Rock and Georgetown’s Best, and known as one of the top real estate teams in Williamson County and Travis County. Our focus is simple: help people make smart financial decisions through real estate with expert guidance, fierce advocacy, and integrity every step of the way.
Ready to talk? Call (512) 851-8350 or visit our contact page at https://tkerrrealestate.com/contact-us/.