Choosing where to live in Central Texas feels like picking from a menu where everything looks good. Each county around Austin offers its own flavor, from Travis’s urban energy to Caldwell’s small-town charm. But which one fits your lifestyle and budget?

We’ve broken down the real differences between Travis, Williamson, Hays, Caldwell, and Bastrop counties. No fluff, just the facts you need about commutes, schools, taxes, home prices, and what life actually looks like in each area.

Travis County: The Urban Heart

The Lifestyle

Travis County is Austin, the live music capital, tech hub, and foodie paradise rolled into one. You'll find everything from downtown high-rises to lakeside estates. The energy here is unmistakable, with festivals, concerts, and new restaurants constantly popping up. Lake Travis and Lake Austin add waterfront recreation just minutes from downtown.

The Commute

Living centrally means shorter commutes for many. The average one-way drive in Travis is about 26 minutes. Downtown Austin, The Domain tech corridor, and Tesla's Gigafactory are major employment hubs. Here's the reality check: I-35 through downtown is notorious. Peak-hour drives can easily double.

Schools & Families

Austin ISD serves most of the county but currently holds a C rating (79/100). However, Eanes ISD and Lake Travis ISD both earn A ratings (90+/100) and are highly sought after. The county offers diverse educational options including magnet schools and strong charter programs.

Your Money

Property taxes range from 1.8% to 2.3%, with Austin city limits on the higher end. That $525,000 median home price means you're looking at roughly $11,000 annually in taxes. Many neighborhoods have MUDs (Municipal Utility Districts) that add extra fees.

Williamson County: Suburban Sweet Spot

The Lifestyle

Think master-planned communities, excellent schools, and easy access to shopping. Cities like Round Rock, Georgetown, Cedar Park, and Leander offer that "best of both worlds" feel, suburban comfort with urban access. Old Town Georgetown's square is consistently voted Texas's most beautiful.

The Commute

Many Williamson residents work in North Austin's tech corridor. From Round Rock to The Domain takes about 20-30 minutes outside rush hour. The county benefits from multiple highways and the MetroRail Red Line for certain areas.

Schools & Families

This is where Williamson shines. Round Rock ISD, Leander ISD, and Georgetown ISD all maintain B ratings or higher. These districts are known for strong STEM programs, athletics, and modern facilities.

Your Money

The median home price of $425,000 gets you more house than in Travis. Think new 4-bedroom homes with yards. Property taxes average 1.8-2.2%. New construction dominates here, with builders offering incentives like closing cost credits or rate buydowns.

Hays County: Hill Country Living

The Lifestyle

Hays blends Hill Country beauty with growing suburbs. Dripping Springs offers upscale rural living, while Buda and Kyle provide affordable family neighborhoods. San Marcos adds college town energy with Texas State University. The county's swimming holes – like Jacob's Well and Blue Hole – are legendary.

The Commute

Most residents commute via I-35 to Austin, averaging 30-45 minutes. San Marcos offers local employment and shorter commutes for those working in education or retail. The growth here means infrastructure is playing catch-up.

Schools & Families

Hays CISD is growing rapidly (B rating), while Dripping Springs ISD maintains higher marks (B/89). San Marcos CISD faces more challenges (C rating). New schools are being built regularly to accommodate growth.

Your Money

At $369,000 median, Hays offers value. You might find a new home in Kyle for what a condo costs in Austin. Property taxes run 1.8-2.0%. Watch for MUD taxes in newer developments.

Caldwell County: Small-Town Value

The Lifestyle

Welcome to the "Barbecue Capital of Texas." Lockhart and Luling offer genuine small-town living with historic downtowns and legendary BBQ joints. Life moves slower here, neighbors know each other, and weekend entertainment might be the Watermelon Thump festival.

The Commute

Plan for 30-45 minutes to Austin via US-183 or SH-130 toll road. Tesla's Gigafactory is about 30 minutes away. The trade-off for affordable housing is definitely the commute time.

Schools & Families

Lockhart ISD rates lower (D rating) but is improving. Smaller class sizes can mean more individual attention. Many families choose this area for the value and supplement with additional educational resources.

Your Money

The winner for affordability, $228,000 median home price. Property taxes are the lowest at 1.5-1.8%. You can actually find move-in ready homes under $250,000. Perfect for first-time buyers or investors.

Bastrop County: Nature's Neighborhood

The Lifestyle

The "Lost Pines" create a unique ecosystem unlike anywhere else in Central Texas. Bastrop and Smithville blend arts, history, and nature. The county attracts creatives, remote workers, and those seeking a slower pace without losing Austin access.

The Commute

About 30-45 minutes to East Austin via Highway 71. The Tesla Gigafactory and Austin airport are relatively close. Many enjoy the "reverse commute" against traffic.

Schools & Families

Bastrop ISD (C rating) serves most students. The district is large and improving, with new programs being added. Smithville and Elgin ISDs offer smaller school alternatives.

Your Money

Median price of $366,000 reflects recent growth. The market corrected from pandemic peaks, creating opportunities. Property taxes range 1.6-1.9%. Wildfire risk in wooded areas can affect insurance costs.

Making Your Choice

Choose Travis if:

You want walkable neighborhoods, cultural events, and shorter commutes to central Austin jobs. You're willing to pay premium prices for urban amenities.

Choose Williamson if:

Schools are your priority, you want new construction, and you work in North Austin's tech corridor.

Choose Hays if:

You love Hill Country views, want more space for your money, and don't mind the I-35 commute.

Choose Caldwell if:

Affordability tops your list, you're okay with a longer commute, and you appreciate small-town community.

Choose Bastrop if:

You want nature access, creative community, and are drawn to East Austin or work at Tesla.

Your Next Move

Choosing a county is just the first step in your Central Texas journey. Each area offers distinct advantages, from Travis's energy to Caldwell's value. The "best" county is the one that matches your priorities for daily life, not just your budget.

At Domum Realty, we know these counties inside and out. Our team lives, works, and plays across Central Texas. We'll help you narrow your search, understand the real trade-offs, and find your perfect spot – whether that's a downtown Austin condo or a Lockhart fixer-upper.

Sources

Unlock MLS. (2025, Sept. 16). August 2025 Central Texas Housing Report. https://www.unlockmls.com/news/august-2025-central-texas-housing-report Unlock MLS

Unlock MLS. (2025). Market Research & Statistics. https://www.unlockmls.com/stats Unlock MLS

Texas Education Agency. (2025). A–F Accountability. https://tea.texas.gov/texas-schools/accountability/academic-accountability/a-f-accountability Texas Education Agency

TXschools.gov. (2025). Texas school report cards & campus profiles. https://txschools.gov/ Texas Schools

Travis Central Appraisal District (TCAD). (2025). 2024 Annual Report (property tax process overview). https://traviscad.org/wp-content/uploads/2024-Annual-Report.pdf Travis Central Appraisal District

Travis Central Appraisal District (TCAD). (2025). Property Tax System. https://traviscad.org/propertytaxsystem/ Travis Central Appraisal District

Williamson County Tax Office. (n.d.). Property Tax—How Your Tax Can Be Calculated. https://www.wilcotx.gov/734/Property-Tax Williamson County

Williamson County. (2025). Tax Rates (worksheets & special districts). https://www.wilcotx.gov/760/Tax-Rates Williamson County

U.S. Census Bureau via FRED. (2024). Mean Commuting Time for Workers (5-year estimate), Travis County, TX. https://fred.stlouisfed.org/series/B080ACS048453 FRED

Redfin data summarized in: Investopedia. (2025). Rent declines in major U.S. cities. https://www.investopedia.com/rent-declines-in-3-major-u-s-cities-here-s-what-you-can-do-if-yours-isn-t-one-of-them-11810369 Investopedia