Ed Neuhaus 
If you’re reading this from California, you already know why you’re leaving. The question isn’t whether to move to Austin. It’s where in Austin to land.
West Austin specifically gets more relocation traffic than anywhere else in the metro, and the reasons are straightforward: top-tier schools, Hill Country scenery, lot sizes you can’t get anywhere in coastal California, and a commute to the tech campuses that’s actually doable. But relocating from out of state to a market you’ve never lived in comes with traps that nobody warns you about until after you’ve closed.
So here’s the honest guide. The good stuff and the stuff that’ll catch you off guard.
Why West Austin Specifically
California is the number one feeder market for Austin relocations, and the pace is picking up. The proposed 5% wealth tax on California residents worth $1B+ with retroactive language is one more push factor. Tech executives, entrepreneurs, and venture capital firms are accelerating the move. Craft Ventures opened their Austin office. Oracle, Tesla, Apple, Meta, and Samsung all have major campuses accessible from West Austin in 20-40 minutes depending on the community.
But the tax math is what closes the deal. Texas has no state income tax. If you’re earning $250K+, you’re immediately keeping an extra $20K-$30K per year just on state taxes. At $500K+ the savings are dramatic. That said, Texas property taxes are real, and I’ll get to that in a minute.
Neighborhood Matching: Where You’d Feel at Home
Here’s how I match relocating families to West Austin communities based on where they’re coming from and what they prioritize:
If you’re coming from Palo Alto or Atherton: Look at Westlake Hills. Top-ranked public schools (Eanes ISD, #1 in Texas), mature trees, hilltop views, 10-15 minutes to downtown. Median $3.5-3.6M. The school caliber and community feel are the closest match to the Peninsula.
If you’re coming from Pacific Palisades or Bel Air: Barton Creek. Gated country club community, Omni Resort, four championship golf courses, 4,000 acres. $2.2-3.1M. If country club lifestyle is your thing, this is the only real option in Austin.
If you’re coming from Marin County or Tiburon: Lakeway waterfront. Lake Travis replaces the bay. Boating, marinas, resort-style communities. Rough Hollow has a 294-slip marina and Highland Village water park. $690K-1.3M depending on whether you want waterfront.
Young family from LA or San Diego on a budget: Dripping Springs. The youngest family demographic in West Austin (median age 37.3), rapidly growing, excellent value at $638-750K. Think of it as the community that’s still becoming what it’s going to be. The growth trajectory is pointing straight up.
If you want a little bit of everything: Bee Cave. Suburban luxury with real retail (Hill Country Galleria, 1.3M sq ft), Lake Travis ISD schools, $924K median, and a city tax rate of just $0.02 per $100 valuation. That’s not a typo. Your city taxes on a $900K home are about $154 per year.
For the full neighborhood price comparison, I’ve put every community side by side with median prices, price per square foot, and days on market.
The Income Tax Savings Are Real. But Property Taxes Are Too.
The no-state-income-tax thing is the headline. And it’s real. But Texas makes it up on property taxes, and you need to understand what you’re walking into.
Effective property tax rates in West Austin range from $1.80 to $2.20 per $100 of assessed value. On a $750K home, that’s roughly $13,500-$16,500 per year. On a $2M home, you’re looking at $36K-$44K. Travis County raised taxes 9.12% for FY 2026 due to the 2024 flood damage costs.
The good news: the new $140K homestead exemption helps. And for most California transplants earning $200K+, the income tax savings still outweigh the property tax increase. Do the math for your specific situation before you move. For the full property tax breakdown, see the true cost of living comparison and what property tax changes mean for home values.
Commute Reality Check
This is where I have to be straight with you, because every listing agent in West Austin glosses over this.
Westlake Hills to downtown: 10-15 minutes. This is legitimately easy.
Bee Cave to downtown: 20-25 minutes no traffic, 30-40 minutes peak. Manageable.
Lakeway to downtown: 30-40 minutes no traffic, 50-70 minutes peak on RM 620. And the 620 widening project won’t start construction until 2030. If you’re commuting daily to downtown or the Domain, Lakeway is a commitment.
Dripping Springs to downtown: 30-40 minutes no traffic, 45-60 minutes peak via Highway 290. Similar to Lakeway but less congested.
If you’re working remote or hybrid, any of these communities work beautifully. If you’re commuting 5 days a week, Westlake Hills and Bee Cave have a real advantage.
The School District Decision
For families with school-age kids, this is usually the first and most important filter. West Austin has three districts, and they’re all good, but they serve different priorities and price points:
- Eanes ISD: #1 in Texas, #7 nationally. Westlake High ranked 19th best public high school in the country. Entry price: $2.3M+. Communities: Westlake Hills, Rollingwood, parts of Barton Creek.
- Lake Travis ISD: TEA “A” rating, 90/100. Strong academics plus nationally competitive athletics. Lowest tax rate in district history. Entry price: $690K. Communities: Lakeway, Bee Cave, Spicewood.
- Dripping Springs ISD: TEA “B” at 89/100, rapidly improving. Youngest family demographic. Entry price: $638K. Communities: Dripping Springs, Belterra, Caliterra.
I wrote a full school district comparison with rankings, test scores, and how to match your family’s priorities to the right district. And my earlier piece on Lake Travis ISD vs Dripping Springs ISD goes even deeper on those two.
The Honest Challenges Nobody Mentions
I’m including this section because I think it builds trust. Every city has downsides, and you deserve to know them before you commit.
Water and drought: Austin hit Stage 2 water restrictions in 2025 with an “Extraordinary Drought” classification. Lake Travis is the primary water source for West Austin, and it fluctuates. It’s at 678 feet right now (94% full), which is healthy, but the drought years are real and they affect landscaping, outdoor water use, and occasionally property values in water-dependent communities.
Wildfire risk: Austin ranks 5th nationally for homes at risk of wildfire damage. The 2011 Steiner Ranch fire destroyed 23 homes and is still a reference point for the community. If you’re buying in a heavily wooded area (which is most of West Austin), understand your defensible space and insurance implications.
Heat: June through September is hot. Not “warm.” Hot. 100+ degree days are normal. If you’ve never experienced a Texas summer, visit in August before you buy.
No zoning: Texas and Austin have minimal zoning compared to California. Development can happen in ways that surprise coastal transplants. That scenic lot next door could become a commercial project.
The Hill Country Lifestyle
Ok, now the good stuff. Because the lifestyle is legitimately what keeps people here after the tax savings get them to look.
Golf is everywhere. Barton Creek has four championship courses (Palmer, Crenshaw, Fazio x2). Spanish Oaks has Bobby Weed. Travis Club is opening a Beau Welling course in mid-2026. The Hills has two Jack Nicklaus courses. If golf matters to you, Austin has more high-end options per capita than almost any metro.
Lake Travis gives you boating, paddleboarding, and waterfront dining. Hamilton Pool Preserve is 10 miles from Dripping Springs. The 290 corridor to Fredericksburg has become a wine country weekend destination. The Backyard at Bee Cave (now Live Oak Amphitheater) carries on the legacy where Willie Nelson and Bob Dylan played.
And the lot sizes. If you’re coming from California where $3M gets you a 6,000 sq ft lot, you’re going to be stunned by what $1M buys you in Dripping Springs or Lakeway. Quarter-acre, half-acre, full-acre lots with Hill Country views. That’s the move that makes most transplants say “I should have done this years ago.”
The 2026 Market Timing Advantage
Here’s the thing about relocating right now: you’re walking into a buyer’s market. Austin has 114% more sellers than buyers, the widest gap in the country. 53.4% of listings are taking price cuts. The close-to-list ratio is 90.9%, meaning sellers are closing at roughly 9% below asking.
For a relocating buyer, this is ideal. You have leverage. You have choices. You can negotiate closing cost credits, rate buydowns, and extended timelines. Two years ago, you would have been waiving inspections and offering $100K over asking. That market is gone. For more on what buyers can negotiate right now, see my buyer’s guide.
For the full Austin market data and what every major forecaster is predicting, my 2026 market forecast has the comprehensive breakdown. And for individual community deep dives, I’ve written separate articles for Dripping Springs, Lakeway, and Bee Cave.
Ready to Start Your Search?
Contact Ed Neuhaus at Neuhaus Realty Group. I work with relocating families every week and can help you narrow down the right community before you even visit. Browse current listings in Westlake Hills, Bee Cave, Lakeway, and Dripping Springs.
