You’ve probably heard the hype about Austin being the "it" city for the last decade. But honestly, if you're looking at cities in Travis County Texas as just a backdrop for the state capital, you're missing the real story.
The ground is shifting here. Literally and economically.
People think Travis County is just Austin and a bunch of sleepy suburbs where people go to hide from the traffic. That’s a mistake. By 2026, the dynamic has flipped. The "suburbs" aren't just bedroom communities anymore; they’re becoming self-contained powerhouses with their own tech hubs, massive mixed-use developments, and frankly, a much higher quality of life than the crowded urban core.
The Austin Elephant in the Room
Let's get the big one out of the way. Austin just crossed the 1 million residents mark in its city limits. It’s the 13th largest city in the U.S. now.
But here is the thing: the growth is cooling. The "crazy" days of 2021 are over. While the metro area is still swelling to nearly 2.35 million, the city of Austin itself grew by less than 1% last year. People are tired of the $1,500/month HOA fees in downtown high-rises and the battle for parking on South Congress.
What's happening instead is a massive migration toward the county lines. You’ve got tech workers still tethered to the "Silicon Hills" but they’re buying homes in places like Manor and Pflugerville because they want an actual backyard for their Labradoodle.
Manor: The "Sleepy" Town No One Saw Coming
If you haven't been to Manor lately, you wouldn't recognize it. Seriously. It was once just a place you drove through on your way to Houston. Now? It’s one of the fastest-growing spots in the region, with a population pushing past 25,000.
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The proximity to the Tesla Gigafactory changed everything.
Developers are pouring money into projects like The Park at Manor Crossing, a massive 586-unit community slated for completion this year. They aren't just building apartments; they're building a "destination." Mayor Christopher Harvey has been vocal about wanting more than just rooftops. He wants "sit-down restaurants" and "advanced manufacturing." Basically, Manor is trying to grow up without losing its soul.
The Lake Travis Split: Lakeway vs. Bee Cave
Out west, the vibe changes. It’s all limestone cliffs and winding roads. But there’s a distinct rivalry—or at least a very different lifestyle choice—between Lakeway and Bee Cave.
Lakeway is for the water lovers. It’s got 65 miles of shoreline and a population that trends a bit older and more established. If you want a private airpark or a boat slip, you go to Lakeway. But be ready to pay. The cost of living is roughly 40% higher than the national average.
Bee Cave, on the other hand, is the retail king. The Hill Country Galleria is the heart of the area. It feels a bit more "new money" and family-centric. Interestingly, while Austin prices softened, Bee Cave’s median home price held steady around $925,000. It’s stable. People move there for the schools (Lake Travis ISD) and stay for the fact that they never have to drive into Austin for a decent steak or a pair of shoes.
A Quick Reality Check on the "North Shore"
Further up the lake, you hit Lago Vista and Jonestown.
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- Lago Vista: It’s no longer just a retirement spot. With over 10,000 people, it’s a legitimate choice for remote workers.
- Jonestown: Still feels rugged. It’s for the people who want to be "near" the action but actually want to see the stars at night.
The Ultra-Luxury Bubble: West Lake Hills and Rollingwood
You want to talk about "old" Travis County power? Look at West Lake Hills and Rollingwood. These aren't just neighborhoods; they are independent cities surrounded by Austin.
West Lake Hills is essentially a vertical forest. The lots are steep, the trees are ancient, and the median home price is north of $1.6 million. Families will literally pay a half-million-dollar premium just to be zoned for Eanes ISD.
Rollingwood is even more exclusive. There are fewer than 500 homes. There is zero commercial development. It’s just quiet, expensive streets. It’s the ultimate "if you know, you know" location.
Pflugerville: More Than Just a Funny Name
Pflugerville (the "P" is silent, the growth is not) has officially moved out of Austin's shadow. It’s currently sitting around 67,000 residents and just launched a massive strategic plan to carry it through 2030.
What most people get wrong about Pflugerville is thinking it's just "North Austin Lite." It’s a massive employment hub in its own right. With easy access to SH-130 and I-35, it’s become the logistics and manufacturing backbone of the county. Plus, they have a water park (Typhoon Texas) and a 180-acre lake that actually has water in it even when the Highland Lakes get low.
The 2026 Real Estate Reality
The "Gold Rush" is over. Buyers actually have leverage again.
Across most cities in Travis County Texas, inventory has hit record highs. We're talking 5+ months of supply. If a house is sitting for 60 days, that’s normal now. Sellers are accepting offers 3-5% below asking price, and inspection contingencies—which were a myth two years ago—are back in style.
If you're looking to buy, the "sweet spot" is the $400,000 to $600,000 range in places like Manor or Pflugerville. If you’re looking at the luxury market (over $1M), you can actually negotiate some pretty steep discounts, sometimes 10-15% if the seller is motivated.
Actionable Steps for Navigating Travis County
If you're planning a move or an investment in the area, don't just follow the crowd to the Austin city limits. The real value is in the margins.
- Check the "ETJ" Status: If you're looking at land or new builds, find out if the property is in a city's Extra-Territorial Jurisdiction. This affects your taxes and what you can build.
- Verify School Boundaries: Don't trust a Zillow listing. In Travis County, city limits and school districts (ISDs) often don't align. You could live in Austin but be zoned for Del Valle ISD or Round Rock ISD.
- Commute Testing: If you're looking at Bee Cave or Lakeway, drive RM 620 at 8:00 AM on a Tuesday. It’s a different beast than it looks on Google Maps.
- Look East for Appreciation: While the West side is "prestige," the East side (Manor, Hornsby Bend) is where the infrastructure is actually expanding. That’s where the long-term equity usually hides.
Travis County is a patchwork. It’s a mix of billion-dollar tech factories, quiet lakeside coves, and ultra-wealthy enclaves. Understanding that Austin is just one piece of that puzzle is the first step to actually figuring this place out.
Next Steps for Your Search:
- Download the Travis Central Appraisal District (TCAD) data to see actual tax histories for specific neighborhoods.
- Review the CAPCOG (Capital Area Council of Governments) population forecasts to see which specific zip codes are projected to densify by 2030.
- Cross-reference the LCRA (Lower Colorado River Authority) water levels if you are considering waterfront property in Lago Vista or Lakeway, as "lakefront" can be subjective during drought cycles.