Ed 
Two A-Rated Round Rock ISD Campuses, $179K Apart on Price
Here is the part most buyers get wrong about the 183 corridor: Kathy Caraway Elementary and Jollyville Elementary are both Round Rock ISD campuses, both perform near the top of the state, and they sit less than three miles apart. Caraway lands in the top 10% of Texas elementary schools on the most recent TEA accountability cycle. Jollyville is also a strong performer in RRISD. Two good schools, same district, same corridor. But the median sale price in the Caraway zone is $590,100 (n=75, trailing 12 months) versus $411,000 in the Jollyville zone (n=54). That is a $179,100 spread, and the elementary scores do not explain it.
So what is actually driving the gap? Two different high school pipelines. Caraway feeds Canyon Vista Middle and Westwood High (the Westwood Learning Community). Jollyville feeds Deerpark Middle and McNeil High. Same district, two separate long term paths, and the market prices that difference in pretty clearly. Lets walk through the data.
Caraway vs Jollyville: Quick Comparison
| Kathy Caraway Elementary | Jollyville Elementary | |
|---|---|---|
| TEA Rating (most recent) | A (top 10% TX) | A |
| Enrollment | 500 students | 645 students |
| Enrollment Trend (since 2016) | Down 32.3% | Up 31.9% |
| Economically Disadvantaged | 11.2% | 18.0% |
| District | Round Rock ISD | Round Rock ISD |
| County | Williamson | Williamson |
| Median Sale Price (12mo, SFR) | $590,100 (n=75) | $411,000 (n=54) |
| Feeds Into | Canyon Vista MS, Westwood HS | Deerpark MS, McNeil HS |
Sources: Texas Tribune Schools Explorer, Texas Education Agency, VOW database (closed SFR sales).
Kathy Caraway Elementary: A-Rated, Top 10% in Texas
Caraway serves 500 students and earned an A rating in the most recent TEA accountability cycle, placing it in roughly the top 10% of Texas elementary schools statewide. Demographics tell part of the story. Caraway sits at 11.2% economically disadvantaged and 47% white per the Texas Tribune Schools Explorer, which is a much more affluent profile than the RRISD district average. Enrollment is down 32.3% since 2016, reflecting the broader Williamson County trend of slower household formation in established 1980s and 1990s neighborhoods.
The bigger story for buyers is the feeder pipeline. Caraway zones into Canyon Vista Middle School, then Westwood High School, one of the most decorated public high schools in Texas. Westwood consistently ranks in the top tier statewide on AP participation, National Merit recognition, robotics, and academic competitions. The Westwood Learning Community is what most buyers in this corridor are actually buying when they pay the Caraway zone premium. The elementary years are strong on their own, and the long term path is genuinely elite.
Jollyville Elementary: Also A-Rated, On the McNeil Path
Jollyville serves 645 students and also earned a strong TEA rating in the most recent accountability cycle. Enrollment is up 31.9% since 2016, the opposite trend from Caraway, which tells you a lot about where younger residents are choosing to settle in this corridor. Per the Texas Tribune Schools Explorer, Jollyville is 18% economically disadvantaged and 55% Asian, with a strong concentration of tech corridor residents around the Jollyville Road and 183 area.
Jollyville feeds Deerpark Middle School, then McNeil High School. McNeil is a strong RRISD high school in its own right with deep AP offerings, athletics, and fine arts programs. It does not carry the same statewide brand recognition as Westwood, and that is the single biggest factor driving the price gap between these two zones. Same district, same A-rated elementary, different long term destination.
The Neighborhoods
Both zones cover the 183 and Anderson Mill corridor, but the boundary lines split very real estate value. Jollyville draws from the Jollyville Road and 183 area. The trailing 12 month median sale price is $411,000 (n=54) on a 1,502 sqft median home built around 1985. That gets you into established neighborhoods with mature landscaping, walkable streets, and a quick commute to the tech corridor. Many of these homes are already updated, and inventory turns reasonably quickly.
Caraway’s zone extends further into Anderson Mill and toward the Westwood feeder boundary. The trailing 12 month median is $590,100 (n=75) on a 1,915 sqft median home built around 1980. You get more square footage on average, some larger lots in certain sections, and a mix of original 1980s construction alongside renovated and infill homes. Closed prices over the last 12 months ranged from $165,000 (a small or distressed sale) up to $1.265 million, which gives you a sense of the range inside this single zone.
Browse all homes zoned to Caraway Elementary or homes zoned to Jollyville Elementary.
Home Prices by Zone (Trailing 12 Months)
| Metric | Caraway Zone | Jollyville Zone |
|---|---|---|
| Closed Sales (12mo) | 75 | 54 |
| Median Closed Price | $590,100 | $411,000 |
| Median Sqft | 1,915 | 1,502 |
| Median Year Built | 1980 | 1985 |
| Closed Price Range | $165K to $1.265M | $220K to $615K |
Source: VOW database, residential closed sales, trailing 12 months as of May 2026.
Which School Fits You?
You might lean toward Jollyville if:
- A $179,100 lower median sale price is meaningful to your budget
- The McNeil HS pipeline (a strong RRISD high school) meets your standards for the long term path
- You want a larger campus with 645 students and the convenience of the Jollyville Road area
- You prefer a slightly newer (mid 1980s) median home in an established neighborhood
You might lean toward Caraway if:
- The Westwood HS feeder pipeline is the deciding factor in your long term plan
- You want more square footage on average and access to larger lots in some sections of Anderson Mill
- You value the lower economic disadvantage rate (11.2%) and the affluent neighborhood profile that comes with it
- You are comfortable paying a meaningful premium specifically for the high school destination, not the elementary score (both are A-rated)
Here is what I keep telling buyers in this corridor: the elementary years are not the trade-off. Both schools are strong. The real question is whether Westwood High School matters enough to your long term plan to justify a $179,100 premium at purchase. If yes, Caraway makes sense. If no, Jollyville delivers an A-rated elementary in the same Round Rock ISD corridor for substantially less money.
Frequently Asked Questions
Ready to Find Your Home?
School zone decisions in the 183 corridor are more nuanced than they look on a map. Two A-rated elementary schools, two very different high school destinations, and a $179,100 price gap between the zones. If you want help walking through the trade-offs (feeder pipeline vs price vs neighborhood feel), lets talk. I’ve spent 19+ years working with buyers across the Austin metro and I know these zones in detail.
Be safe, be good, and be nice to people.
