alisha-and-matthew-wilson

Manor TX New Construction: North vs South of Highway 290 Cost Breakdown

Sat, 03 Oct 2026 17:49:00 GMT

Two new homes in Manor , both advertised around $392,000. One sits south of Highway 290 near Tesla. The other is up FM 973 with about 900 more square feet. The bigger one costs more to own every single year. That trade-off runs through every new community in Manor, so we priced all of them.

We live in Shadow Glen, a few minutes from every neighborhood on this map. Three of these communities are so new there's nothing to walk through yet, but we will be the first to tour them. By the end, you'll have two or three stops, not ten, and you'll know which side of 290 your budget belongs on. Our budget is north of 290. Follow us and we'll show you the Wilson Way.

Manor sits just east of Austin , wrapped around the Tesla Gigafactory. Highway 290 splits the city in two. South of 290 is the Tesla side. New homes there start higher. North of 290, most of the new builds line up along FM 973. Your money buys you more house up there. The catch shows up after closing.

South of 290, the tax rates are lower, so those homes cost less to own every year. There's one more line item most buyers miss. A lot of those neighborhoods have a PID, a Public Improvement District. It's an extra yearly assessment on your tax bill that pays for the neighborhood's roads, drainage, and utilities. And it never shows up in the builder's advertised price.

Tax rates in Manor aren't just one number. Each neighborhood sits in its own mix of county, school, city, and district taxes. Not everyone pays all of them. That mix is why two homes a few miles apart can carry very different tax bills at the same price. So we ran two tests. First, we took one $400,000 home and added up what it costs to own in each community in taxes and HOA dues. Your mortgage is the same at the same price, so we left it out. What changes is everything on top of that. Second, on a weekday morning, we drove to Giga Tesla and downtown Austin from both sides of 290, timing each drive to arrive at 8 AM. One morning per drive. That's a real sample, not a promise. Both boards fill in as we go, and we reveal the full picture at the end.

One more note: our numbers are before your homestead exemption, so your real bill should come in lower, but the exemption applies in every community, so the ranking should hold. Whether you're buying in ten days or ten months, the more you understand about taxes and HOA dues before you tour a model home, the better prepared you'll be. And remember, the person in the model home works for the builder, not for you. Bring your own representation from the start. We run these numbers because we like you, and we want you to know the real cost of owning before you fall for the price on the sign.

Pulte Lagos: Entry Point South of 290 with Markdowns
Lagos Reserve: Design Pick with the Lowest Yearly Cost
Whisper Valley: Geothermal and Low Tax Rates
Mustang Valley: Best Value Per Square Foot in Manor
New Haven: Most Builder Choice North of 290
Carillon: Most Homes Available in One Afternoon
Shadow Glen: Our Neighborhood Gets a Perry Expansion
Eastwood: Taylor Morrison's 1,335-Home Plan
First Look Communities: What's Opening Next
Which Side of Highway 290 Fits You?

Pulte Lagos: Entry Point South of 290 with Markdowns

Let's start south of 290 on the Tesla side. The short version: you pay more to get in here and less each year to stay. Pulte Lagos is the entry point. Lagos Reserve is the design pick. Whisper Valley has the lowest tax rates we found. Eastwood's coming too, but that one is in our First Look section.

First, a quick clarification. Pulte Lagos and Lagos Reserve are two completely different communities with different builders. They sit side by side, but each one has its own improvement district. People mix them up all the time.

Right now, Pulte has eight homes ready or close to it, and every one of them has been marked down. The cuts range from $20,000 to $56,000. The Albany plan dropped from $510,000 to just over $453,000. That's real money on a home that you can move into right now. Seven of the eight are ready now. The eighth finishes in November.

The one we want you to remember is the Orchard plan: about 2,000 square feet, four bedrooms, and just over $392,000. That's our south side half of the comparison. Hold on to that number.

What you get there is a finished neighborhood. The streets, the sidewalks, and the trail access are already in. At $400,000, our estimate is about $9,800 a year in taxes and HOA dues. That's the first bar on our ladder.

The trade-off at Pulte is style. The plans are practical and the finishes are simpler than what you would see next door. For a lot of buyers, that's fine. You can put the savings toward blinds, furniture, or a smaller loan. If you work at Tesla and want the lowest price of entry on this side, start here.

Just ask one question before you sign: why was this home marked down? The answer is usually the market, but ask anyway. And also ask what the builder's offering on closing costs or your rate. Sometimes that's worth more than just a simple price cut. And get the public improvement district disclosure for the exact home before you get attached to it. That's something agents can help you out with. And one more thing before you walk into the sales office: the person behind the desk works for the builder, not for you. We work for you. Bring us in before you write an offer, not after.

Lagos Reserve: Design Pick with the Lowest Yearly Cost

Right next door is Lagos Reserve, and this is the one that we get most excited about. It is the design pick south of 290. Tri Pointe has homes available from about $440,000 all the way up to $547,000, and this first section that's about to be complete does not have the PID tax. So that's a huge deal because your tax rate is going to be the lowest that you're going to see in Manor.

These plans have lofts, media rooms, and studies. They feel bigger than what the square footage says. If you work from home, the study and the loft give you an office that's not in the middle of the house.

On the smaller lots, walk the actual home site before you pick a plan. Look at what the back of the lot faces, where the drainage runs, and how much of a yard you can actually use. And if you're backed up to a greenbelt or a field, there may be something built later, so make sure you ask. And sometimes we don't always know. Landowners can sell land later, and next thing you know, you're going to have commercial property behind it, other residential houses. And as agents, we just don't know. But that's why you always ask the questions. Yes, that walk takes ten minutes and it can save you from years of looking at a sound wall.

Here's the surprise. At $400,000, Lagos Reserve comes out at the top of our ladder with the lowest yearly cost we found in Manor: about $7,800 a year. That's about $2,000 less than Pulte Lagos right next door. So this is the clearest version of the south side trade. You pay more to buy in and less every year after.

You're waiting on a couple of things. The pool, the courts, and amenity centers are still coming. And Ashton Woods is building here too, but it hasn't started selling yet. When it does, you'll have two builders to compare.

Now, the drive. We left the Lagos area around 7:35 on a weekday morning. To Giga Texas, it took around 22 minutes. And to downtown Austin, it took just over 40 minutes. That's one morning, so treat it as a sample, but that's the Tesla side advantage in real time. If you have a higher budget, commute to Tesla, and plan to stay, Lagos Reserve is where we'd start.

Whisper Valley: Geothermal and Low Tax Rates

We already did a full tour of Whisper Valley. It also has really low tax rates and ten homes available from five different builders. Whisper Valley is also known for geothermal heating and cooling, with solar options. Ask about any monthly service fees for those systems because they're separated out from the HOA dues. Our tour covers how all that works.

Its bar lands at about $8,300 a year. If you want the lowest tax bill in a finished neighborhood, start here.

Mustang Valley: Best Value Per Square Foot in Manor

Now let's cross over 290 and see what the same money buys up north. North of 290, most of the new communities run along FM 973. Heading north, we pass Ochre Creek, Monarch Ranch, Mustang Valley, and New Haven. And the change up in this area has been just explosive. Up here, the homes get bigger for the money, and the drive gets longer the farther north you go. We're lucky because we live in Shadow Glen, which is the closest community off of Highway 290 and the closest to downtown Austin. Yeah, the west side.

FM 973 backs up at rush hour, and TxDOT is studying a realignment. That's a plan for later, not a lane you can use today, unfortunately. Ochre Creek is so new, there are no homes yet, so we'll come back to it. However, we drive through Ochre Creek to get home. It is incredible how fast they're building there.

You'll drive right past Monarch Ranch, so let's cover that one first. D.R. Horton has 16 homes available right now in Monarch Ranch. It's not on our shortlist and we don't score it. If it's on yours, call us before you sign. We'll walk you through exactly what we check on that specific home.

Next up is Mustang Valley, and this is the other half of our comparison. KB has a move-in-ready home here for just over $391,000, and it has 2,880 square feet. Remember the Orchard plan south of 290? Around $392,000 for about 2,000 square feet. Almost the same price. And this one is about 900 square feet bigger. That works out to about $136 per square foot for the best value that we found in Manor.

And if you want to build, KB is starting its second section. The first section is about two-thirds sold. So early buyers in the new section are getting their first pick of the home sites.

We also know the builder firsthand. We represented two clients here already. Both got weekly updates, fast answers from the sales team, and a construction manager who followed through. Shout out to Garrett. Shout out to Garrett and shout out to Shannon. Shannon's been fantastic. That's two experiences, so not a guarantee. Every buyer still needs their own inspection.

Mustang Valley also has a dog park and walking trails that are already open. If you have a dog, walk them while you're there. It really tells you a lot about the neighborhood.

One thing to watch if you build: KB starts around $303,000, but homesite premiums may apply. So price the exact lot you want, not just the plan.

Now for the other side of the trade. At $400,000, Mustang Valley comes out to about $11,100 a year. On the two homes we compared, the Mustang Valley home costs about $1,150 more a year to own. That's roughly $100 a month.

And then there's the drive from Mustang Valley. We timed the commute to get to work about 8 AM. To Giga Texas, it took about 32 minutes. To downtown, it took about 46 minutes.

So the real question is simple: is 900 square feet worth about $100 a month and that drive? For a lot of buyers, the answer is yes, especially if you work from home and need an office, or you've got a dog that needs a yard. Over five years, that's about $5,750 spread across 900 square feet. It buys a lot of extra room. But if you commute to Tesla every day, add up the extra drive time too, not just the dollars.

New Haven: Most Builder Choice North of 290

The last stop on FM 973 is New Haven. New Haven has the most builder choice up here. DRB has three homes available and Chesmar has six. And as soon as DRB Model Home opened, we were the first agents to take you on a tour. Weston is coming soon, which will make three builders.

Prices run from about $375,000 to $545,000, and the DRB Model Home made a strong impression on both of us. Oh yeah. It's a beautiful home.

With two builders selling at once, you can compare what each one includes at the same price. Ask both for their standard features list and their current incentives and lay them side by side.

Here's the trade-off: New Haven has the highest tax rate that we found in Manor. At $400,000, our estimate is about $12,600 a year. That's the bottom of our ladder.

It's also the north end of our test drive. We left New Haven to get to work about 8 AM. To Giga Texas, it took nearly 35 minutes. To downtown, it took 48 minutes.

If builder choice matters most and the drive works for you, New Haven belongs on your list. Just price the exact home first because the yearly cost here adds up.

Carillon: Most Homes Available in One Afternoon

One more before we move on. Farther east on 290 is Carillon. It has the most homes available in Manor right now: 28 from three builders, and most are under $435,000. We toured Carillon already.

On our ladder, it lands at about $11,500 a year, close to Mustang Valley. With three builders on the same map, included features and finishes will vary a lot from lot to lot. So compare spec sheets line by line, not just the price.

It's also the easiest way to see a lot of homes in one afternoon. If the Carillon price range fits you better than anything else here, start with that tour.

Shadow Glen: Our Neighborhood Gets a Perry Expansion

North of 290, Perry Homes is adding a new section inside Shadow Glen, our neighborhood. Shadow Glen is the closest community north of 290 to Austin. And the pool and clubhouse are already open. We've got a water slide. Yes, we got two water slides.

Perry hasn't released plans or pricing just yet, but we will keep a lookout. These are 60-foot home sites, so expect larger homes than most of Manor. The real question is whether the pricing will still fit a Manor budget.

I was driving through the Perry site yesterday. They already have a home site sold in Manor, Texas, in Shadow Glen, actually in our neighborhood. I can almost see my house from here. And this is a new section for Perry. There's already one been sold before they even have the model open. I was like, this is incredible. And it is literally a dog walk away. So if you're interested in Perry and Shadow Glen, we can literally walk to your home site. Being a local agent's one thing. Being a dog walk away agent is completely different.

Eastwood: Taylor Morrison's 1,335-Home Plan

Now for the three communities on the map that have nothing to tour yet. We live a few miles from all three, and we drive past them every week, every day sometimes. Being the first matters in a new community. The first buyers usually get the best choices of lots and the launching price, and that pricing tends to move once the first section starts selling.

Let's start with Eastwood, south of 290. The builder, which is one of our top-rated builders, is Taylor Morrison. Taylor Morrison says early 2027 with homes from the mid-$400,000s. Building hasn't started yet. Right now they're just preparing the ground and putting in the infrastructure.

The larger plan calls for an enormous 1,335 home sites, so this one is going to be big. It also sets aside about 97 acres for shopping and dining. Which Manor could really use. Can we use a suggestion box and let them know what we want? Chiropractor, massage center, we're getting sushi, Costco, Target, maybe even a Whole Foods. A bunch of stuff. Yes.

If Taylor Morrison's already on your list, this is the one to watch.

First Look Communities: What's Opening Next

Closest to 290 on FM 973 is Ochre Creek, which is also a dog walk away from our home. The model home is just finishing up and no homes have been built just yet. Two builders are marketing it. First America Homes, which is new to this market, and Braun Homes, which is a beautiful builder. Yeah, and this is the first time Braun Homes is going to be building in Manor. Yes. So this will be exciting. You'll have to check out where we rank Braun Homes on our builder ranking video too.

When lots release, we will ask for the soil reports and the foundation plans. And we'll share what we learn. When each one opens its model, we'll be the first there, and the tour will be on our channel. And we'd definitely be the first one there because we can walk right to it.

Get on our First Look list and we'll send you pricing, lot releases, and model dates the day we get them.

Which Side of Highway 290 Fits You?

So here's the full picture. This is our $400,000 cost ladder sorted from lowest yearly cost to highest. Notice the colors. Every south side community lands on the top. From Lagos Reserve at about $7,800 to New Haven at about $12,600. That's a gap of about $4,800 a year on the same price. That's about $400 a month. And over five years, it's about $24,000.

Now the drive board. From the Lagos area, the drive to Giga Tesla took 22 minutes. From New Haven, it took 35 minutes. That's the morning version of the same trade. South of 290, you save time and money every year. North, you get more house for the same price. Neither one's wrong. It depends on what you use every day: the drive, or the square footage.

So which side of Highway 290 fits you? Here's how we'd start people off:

Choose Lagos Reserve if you're set on the Tesla side and budget isn't a constraint. It's already at the top of the ladder.
Choose Pulte Lagos if you need a tighter budget on the same side. The discounted homes get you in for less. Just ask why they dropped the price.
Choose Whisper Valley if you want the lowest tax bill in a finished neighborhood.
Choose Mustang Valley if you're chasing square footage. Cross over to the new section.
Choose New Haven if you need more than one builder to compare side by side. It's got three.
Choose Carillon if you want to see the most homes in one afternoon. Start with our tour.
Get on our First Look list if you can wait to be the first through the door somewhere brand new.

Pick two or three. That's your weekend. When you go, bring this ladder with you. Ask each builder for the tax rate, the improvement district figure, and the HOA dues on the exact home. If their numbers look different from ours, send them to us and we'll sort out why. Or call us before you go in the first place. Exactly.

Whether you're buying in ten days or ten months, reach out before you start touring so we can help you put the right strategy in place. We'll send you the full cost ladder and run the numbers on the exact home you like because we like you, and that's kind of the point. Call, text, or email us.

Austin Builder Mortgage Rates vs. Market Rates: What Buyers Need to Know

Sat, 26 Sep 2026 11:00:00 GMT

Two brand-new homes, both priced around $500,000. Both builders advertising mortgage rates well below the regular market. Perry Homes is offering 4.99% conventional with 10% down. Ashton Woods is advertising 3.99% FHA with just 3.5% down.

Put those two payments side by side, and it looks like a pretty easy comparison. Except it isn't. The down payments are different. The loan programs are different. And the mortgage insurance is different.

So instead, I tested each deal against itself. Same home, same loan, same down payment, only the interest rate changed. On one home, the builder's rate lowers monthly mortgage payments by $617. On the other, it lowered it almost $819 a month before mortgage insurance even hits the picture. I'm going to show you how builders are able to offer rates this low and what you need to understand before deciding whether the incentive is actually a good deal.

The Right Way to Compare Builder Rates
Parmer Ranch: 4.99% Conventional with FlexCash
Berry Creek Highlands: 3.99% FHA with Lower Down Payment
How Builders Buy Down Rates (and What Points Really Cost)
What's Missing from the Builder's Payment Number
Your Buyer Checklist Before Signing
Which Builder Rate Is Right for You?
Conclusion

The Right Way to Compare Builder Rates

A low payment doesn't tell you much if you change the price, down payment, and loan type at the same time. So for this test, I'm changing one thing: the interest rate.

For the Perry Homes house, I keep the price, conventional loan, 10% down payment, and 30-year term exactly the same. For the Ashton Woods home, I keep the price, FHA loan, 3.5% down payment, and 30-year term the same. I also use the same FHA mortgage insurance on both sides. Then I swap the builder's discounted rate for the regular market rate from September 2026. Now I can see what the same home costs with the builder's rate incentive versus without it.

This is important: I am not comparing Perry's payment directly with Ashton Woods' payment. I'm comparing Perry to Perry and Ashton Woods to Ashton Woods. Two separate tests where everything stays the same except the interest rate.

Because the down payment alone makes a big difference. On one house around $500,000, 3.5% down versus 10% down is more than $32,000 upfront. And credit matters too. Your credit score, debt, property type, and other factors can all affect the rate the lender actually offers you. One thing I talk about with clients who book a call is credit score. It's really important that I know what range your credit score is in so the lender can quote you appropriately. The lender is going to run your credit report, so they're going to know what your credit score is. But I know what the minimum requirements are. If for whatever reason you don't meet that minimum requirement, I can set you up with a credit repair company. It may take longer, but believe me, the higher you can get that credit rating, the more money you can save in the future.

For now, I'm only focusing on the principal and interest part of the monthly mortgage payment. I'll add the missing costs later. What's missing? Taxes, homeowners insurance, HOA dues, and mortgage insurance can all change what actually fits your monthly budget.

Why You Need Your Own Representation

Whether you're buying in 10 days or 10 months, the more you understand about Austin 's new construction market before you start touring, the better off you'll be. And remember, the sales rep in the model home, as nice as they are, works for the builder, not for you. So bring your own representation from the beginning. I break down rates, incentives, and the fine print because I want you to know what you're entitled to before you sign anything.

Parmer Ranch: 4.99% Conventional with FlexCash

First up is a move-in-ready Perry Home in Parmer Ranch in Georgetown . It's listed just under $500,000 with nearly 2,600 square feet, 4 beds, 3.5 baths. Perry is giving buyers a choice: up to $35,000 FlexCash or a 4.99% conventional rate with a 5.178% APR.

Think of FlexCash as builder money that can be used towards certain approved costs, things like upgrades, closing costs, or buying down the interest rate. But there's an important detail here. Perry says a $5,400 incentive from its preferred lender is already included in that $35,000. It's not $35,000 plus an additional $5,400.

The 4.99% example assumes a 30-year conventional loan, 10% down, and a 780 credit score. On this Parmer Ranch home, 10% down is nearly $50,000, leaving us with a loan of just under $450,000.

The Payment Comparison

So our first calculation uses that nearly $450,000 loan at Perry's advertised 4.99% interest rate. Then I take that exact same loan and plug in 7.12%, the conventional rate that Mortgage News Daily showed us when I pulled the numbers. That 7.12% is a market benchmark, not a guaranteed rate for any individual buyer.

Yes, rates have hit above 7%. I know, it's insane. That's why these builder incentives are so crucial if you want to buy a home or need to buy a home. That's the reason why I'm making this video specifically. Because agents just don't deep dive this stuff. And I want you to know that it is possible to afford a new home, and part of these builder incentives are the reason why people are still able to buy.

At Perry's 4.99% rate, principal and interest on this exact home is around $2,412 a month. That same loan at the 7.12% market rate example? Principal and interest jumps to $3,030 a month. That's a difference of $617 a month. That's like a car payment. Or about $7,400 a year for the first year. And I know a lot of things I could do with $7,400. Save to invest more in rental properties so you can come to Colorado Springs. I'm thinking like going on a nice vacation with your loved ones. With that $7,400, you could do a cruise. You can do a lot of stuff.

And remember, I didn't change the house, down payment, or loan balance. The only thing that changed was the interest rate. That's what a 2.13 percentage point difference does on a loan this size.

Understanding the FlexCash Limits

The phrase to pay close attention to is *up to* $35,000. Up to is doing some work here. The amount available can depend on the type of home, loan, closing date, and how you want to use these incentives. So don't stop at the headline. These builder incentives change all the time. Get the offer in writing, and make sure every dollar is accounted for.

For Perry's conventional loan with 10% down, the builder can generally contribute up to 6% towards certain buyer closing costs and incentives. On the Perry home in Parmer Ranch , that 6% is roughly $30,000. But Perry's headline is up to $35,000. That does not necessarily mean you can take all $35,000 and throw it at closing costs or discount points. The lender has to account for where the money goes, and you need enough eligible expenses to actually use it. And that's where having an agent comes in, because I can help tell you how to use it.

Berry Creek Highlands: 3.99% FHA with Lower Down Payment

Now let's move to Ashton Woods. This home is in Berry Creek Highlands in Georgetown. It's listed just under $500,000 with nearly 2,900 square feet, 5 bedrooms, and 4 baths. Ashton Woods is advertising a 3.99% fixed FHA rate with a 4.23% APR, plus up to $6,500 towards closing costs.

I'm using the FHA loan option for this comparison. FHA loans are insured by the Federal Housing Administration, and this example allows for a 3.5% down payment for a qualified buyer. Ashton Woods' published example also requires a 620 credit score, and you have to plan to live in the home.

On this house, 3.5% down is about $17,500. That leaves the starting loan amount at about $482,500. But don't forget, an FHA loan also has an upfront mortgage insurance charge of 1.75%. That gets financed into the loan and adds a little over $8,400 more. So the balance I use to calculate the principal and interest becomes just over $490,000.

If you have questions about FHA mortgages versus conventional mortgages, that's something you can talk with the lender about. There's different fees that are included in different loan types, and I have great vendors that I can refer you to just for those questions.

The FHA Payment Breakdown

Just like Perry, I use that exact same balance on both sides of the test. First, Ashton Woods' advertised 3.99% rate. Then I take the exact same loan and plug in 6.68%. Typically the FHA rates are a little bit lower than the conventional rates, not much, but I'm using the same numbers so that I can compare equally. Same house, same down payment, same loan balance, same 30-year term, only the interest rate changes.

This is why you can't just look at 3.99% versus 4.99% and automatically say Ashton Woods has the better deal. The FHA example does start with less money down, a larger loan balance, and a different mortgage insurance structure.

At Ashton Woods' 3.99% builder rate, the monthly mortgage payment just for principal and interest is about $2,337. At the 6.68% FHA market rate example, that same loan jumps to about $3,156 a month. That's $819 more a month without the builder's discounted rate, or over $9,800 over the first year. That's an even better vacation.

So as you can see, that FHA loan, although you're financing more money, it still saves you on the payment, saves you more than the conventional loan. That's how a lower interest rate gives you a much better financial benefit. But I still haven't added monthly FHA mortgage insurance. That cost applies to both sides, so I left this out on this particular comparison to isolate what the interest rate itself is doing.

The 13.225 Points Question

Here's where Ashton Woods gets especially interesting. The builder says it pays 13.225 total points through a limited pool of program funds. If the phrase 13.225 points means absolutely nothing to you, good, because I'm about to explain why that number matters.

And before somebody compares this $2,337 payment to Perry's $2,412 payment and declares a winner, don't. Different loan, different down payment, different mortgage insurance. The fair comparison is each builder's discounted rate against the regular market interest rate for the same loan.

The FHA example for the Ashton Woods home in Berry Creek Highlands also allows up to 6% of the sales price towards certain approved costs, so the same $30,000. But Ashton Woods separately advertises up to $6,500 towards closing costs and says the builder is paying 13.225 total points for a discounted rate. And that should immediately make you ask a question, because 13.225% of a loan around $500,000 is a whole lot more than $30,000. So I would want the lender to explain exactly how the program is structured, what counts towards the normal builder contribution limit, and what may be funded through a separate builder-lender program.

With larger incentives, some money may also be used for things like reducing the price, paying for the lot premium, or covering approved upgrades, which is why a $35,000 incentive by itself doesn't tell you very much. You need to know which bucket every dollar goes into. When you work with me, I ask those questions at the very beginning. Believe me, I ask those questions at the beginning, in the middle, close to the end, in the end, after the end. No stone, 2x4, or shingle goes unturned.

How Builders Buy Down Rates (and What Points Really Cost)

Now let's talk about discount points. The easiest part is the definition. One point equals 1% of the loan amount. So on Perry's $450,000 loan, 1 point costs $4,500, right? Wrong.

Here's where people get tripped up. One point does not mean your interest rate automatically drops by 1 percentage point. There's no simple one-to-one formula. The cost to lower rates changes with the market, the loan, and even how much lower of a rate you want. And as you will probably see, in higher interest rate environments, the more it costs to buy down your interest rate.

On one lender rate sheet that I reviewed for this video, lowering the rate by a full percentage point cost anywhere from $3,659 to $5,044 depending on where you started. On a $450,000 loan, that works out roughly to $17,000 to $23,000 just to reduce the rate by 1 percentage point. That's pricey. But hey, if the builder's paying for it, let's do it.

Generally, the lower you push the rate, the more expensive it gets. And if you're wondering why the cost jumps so much, part of what you're seeing is the lender's pricing and compensation built into the rate.

A Real-World Example

Just as a quick example, I actually have clients who are looking for a home and they found one. It was actually a little over $600,000, but it was going to cost them $35,000 to buy the rate down from like 6.9% down to 4.99%. So it's all over the place when it comes to the cost. My suggestion is do it, buy down the rate, because that's going to save you a ton of money over time.

Perry tells us its 4.99% rate uses purchase points, but the public listing does not tell us exactly what those points cost. Typically builders, when they have a preferred lender, they buy pools of money at lower interest rates to use. And so there's only so many funds in those pools. And once it's gone, it's done. For this particular example, I can't simply say Perry is spending the entire $35,000 to create that 4.99% rate, although it's plausible.

With interest rates jumping all over the place right now, you have to be decisive because if you wait, you say let's see what happens, that could cost you. Especially if you need to purchase something immediately. A lot of my relocation buyers can't wait. One of my clients may have waited a little too long, and it cost them.

Ashton Woods gives us more detail by publishing 13.225 total seller-paid points, but I would still want the lender to confirm exactly how the program is structured. And here's a great example of why the lowest rate isn't automatically the best financial choice. On a separate FHA worksheet I reviewed, dropping the rate from 4.25% to 3.99% lowered principal and interest by only $64 a month, but it increased the cash that you need to close by over $6,000 because the buyer gave up a lender credit to get the lower rate.

So you have to compare more than just the interest rate. Look at the APR, points, lender credits, fees, monthly payment, and how much money you need to bring to close.

What's Missing from the Builder's Payment Number

Up to this point, my charts have isolated what the interest rate does. But principal and interest are only part of your total monthly mortgage payment.

First, add property taxes. Perry's listing shows a 2.45% tax rate, although the actual bill depends on the taxable value of the home you're purchasing and any exemptions that you may qualify for, like the homestead exemption. Then add homeowner's insurance, HOA dues, and any separate district assessments, like a PID, which is a Public Improvement District. Perry's listing, for example, shows a $600 a year HOA fee. That's another $50 a month when you're building your budget.

And because that conventional example only puts 10% down, it may also require private mortgage insurance. Perry's example estimates that to be around $75 a month, and that also can vary depending on your credit score. Sometimes that can even go into $100 or $200 extra per month.

FHA Mortgage Insurance

The FHA loan has mortgage insurance too. I already added that upfront FHA charge to the loan balance, but there's also a monthly FHA mortgage insurance payment. I left that out of the chart earlier because it would be the same on both sides of our rate test, but please don't leave that out of your actual budget.

Your full payment needs to include principal, interest, property taxes, homeowner's insurance, HOA dues, district charges, and any required mortgage insurance. Then you can decide whether that home actually fits your budget.

And I will tell you that the property tax amount is usually the biggest question mark, but you're going to really want to lean on your lender to give you that figure. They're usually pretty close. And on new construction, pay very close attention to the property tax estimate from your lender. If the current tax record is based on an empty lot or a partially built home, that number will be much lower than once the home is complete and fully assessed.

I have personal experience in that because most of my homes are new construction. That's exactly what happened. So I always ask the lender to estimate what the taxes are on a completed home as opposed to the dirt or just the lot. Because next thing you're gonna call your agent be like, what happened with this property tax assessment? What happened to my mortgage payment? Because if you escrow your mortgage payment, it could potentially go up by hundreds, if not $1,000 more every month if you don't calculate that properly.

That's an important conversation to have with your lender. I recommend asking the lender to estimate the property taxes on a completed home. Get the homeowner's insurance quote early too, because that beautiful low mortgage payment can get less beautiful pretty quickly once the rest of the bills show up.

Your Buyer Checklist Before Signing

Here's the test you can use with almost any builder incentive. Ask the lender for two worksheets: one showing the builder's discounted rate and another showing the exact same loan without the rate incentive. Keep the property, loan type, down payment, loan term, and credit assumptions the same. Then compare the interest rate, APR, points, lender credit, fees, mortgage insurance, monthly payment, and total cash needed at closing.

And ask if the advertised rate is fixed for the entire loan or whether it's only temporarily reduced in the first year or two. That's a very important question to get answers to. You'll see a lot of 2-1 buydowns, so you have a lower interest rate the first year, the second year it goes up a little bit, and then the third year and beyond it goes up again. So you'll want to know that. A temporary buydown is a completely different product from the permanent fixed rates I used in today's examples.

Then add the costs that are specific to the actual house that you're considering: property taxes, insurance, HOA dues, and any district assessments. And after the numbers work, then look at everything else that matters: location, commute, amenities, lot size, yard, and the builder itself. The location you choose is more important than the house itself. That's one of my main things.

And remember the rule I started with: compare one loan against itself. Because if you compare two completely different loan programs, you can easily credit the builder's interest rate for savings that actually come from something else.

Which Builder Rate Is Right for You?

So I know that's a lot of numbers, but it's important. And working with agents who know what they're doing, or lenders or vendors that I use to help you know what you're doing, is very important.

If you're looking at a builder incentive like this and thinking, I have no idea if this is actually a good deal, you don't have to figure it out on your own. I specialize in new construction, and every week I talk to buyers just like you who need help comparing builders, incentives, lenders, and the real numbers behind the offer.

And I put my money where my mouth is because I am literally in Colorado Springs. I sold a new construction property I bought in Mississippi and moved the money with a 1031 exchange to put a down payment on another new construction property here in Colorado Springs, which is my third. So when I say I'm a new construction specialist, that's exactly what I am. I buy it personally, I buy investment properties with it, and I am the agent for you when you're looking for new construction.

Conclusion

Whether you're moving in 10 days or 10 months, reach out to me before you start visiting any builder so I can help you put the right strategy in place. I'll help you sort through the incentives, compare the numbers, and make sure you're not leaving any money on the table because I like you. And that's kind of the point. That's exactly the point. That's why I make these videos, because I want you to be the first to know.

You can call, text, or email me, or book a call through my website or the QR code on the screen. I cover the new construction market across the Austin suburbs every week, including Georgetown, Hutto , and my hometown, Manor, Texas. Let's talk through your options and make sure you understand exactly what you're getting before you sign.

September 2026 Austin Housing Market Update: What Buyers Need to Know

Sat, 19 Sep 2026 11:00:00 GMT

The headlines say one thing. The ground truth in Austin 's suburbs says something else entirely.

Some areas move more homes while prices drop. Others show months of inventory on paper, but when you dig into what's actually available and what buyers are choosing, the story shifts. If you're planning a move to the Austin area, whether that's next month or next year, you need to see past the surface-level numbers. Georgetown , Round Rock , Pflugerville, Hutto, and Manor are all moving in different directions right now, and understanding those differences matters when you're deciding where to buy.

This September 2026 update breaks down what I'm actually seeing: new construction sales compared to last August, current inventory levels, median purchase prices, days on market, and what's available in new builds today. The Austin suburbs are changing fast, and the national real estate headlines don't capture the nuances of what's happening in these five cities.

Let's look at the real data and what it means for buyers on the ground.

New Construction Price Trends Across Austin Suburbs
Georgetown TX: What Months of Inventory Really Means
Round Rock TX: The Inventory Paradox
Pflugerville TX: The Unexpected Sales Surge
Hutto and Manor TX: Two Markets, Two Stories
Which Austin Suburb Market Is Right for You Right Now
Biggest Takeaways for Austin Buyers in Fall 2026
Ready to Find the Right Austin Suburb for You?

New Construction Price Trends Across Austin Suburbs

New construction pricing tells you where builders think the market is headed, not where it was six months ago.

When I compare August 2025 to August 2026 across Georgetown, Round Rock, Pflugerville, Hutto, and Manor, the pattern isn't uniform. Some cities saw more new construction sales this August than last year. Others saw fewer closings but steadier pricing. A few saw both sales and prices shift in ways that contradict what the broader Austin market headlines suggest.

The median purchase price in new construction varies significantly by city, and so does the inventory of available homes. Days on market for new builds also fluctuates depending on the suburb, the builder, and the specific community. What I'm seeing is that blanket statements about "the Austin market" don't hold up when you're actually shopping in these suburbs. The experience of buying in Georgetown is not the same as buying in Pflugerville, even though they're both north of Austin and both have new construction options.

If you're relocating here, understanding these city-by-city differences helps you time your purchase and choose the right location for your budget and lifestyle. The headlines might say inventory is up or prices are softening, but that doesn't mean every suburb is behaving the same way.

Georgetown TX: What Months of Inventory Really Means

Georgetown's inventory numbers look high on paper. But context matters.

When you see "months of inventory" reported for Georgetown, it sounds like there's an oversupply and buyers have all the leverage. That's partially true. There are more homes sitting compared to the frenzy of 2021 or 2022. But what those numbers don't tell you is *what kind* of inventory is sitting and *why*.

I'm seeing new construction homes in Georgetown that are priced at the higher end of the market taking longer to sell. Builders are offering incentives in some communities, which is a shift from a year ago. The days on market for new builds in Georgetown have stretched compared to August 2025, meaning homes aren't moving as fast as they were. But that doesn't mean the market is collapsing. It means buyers have more time to think, more options to compare, and more room to negotiate.

The median purchase price in Georgetown for new construction has shifted, but not dramatically. What I'm seeing is that well-priced homes in desirable Georgetown communities still move. Overpriced homes sit. That's a normal market, not a crisis.

For buyers, Georgetown offers more breathing room right now than it has in years. You're not competing with ten other offers on day one. You can tour communities, compare builders, and make a decision without the pressure that defined the last few years. If you've been waiting for a chance to buy in Georgetown without the chaos, this is closer to that window than we've seen in a while.

What's Available in Georgetown New Construction

There are featured new construction homes available in Georgetown right now across multiple price points and builders. Some are move-in ready. Others are under construction with estimated completion dates in the next few months. The variety is better than it was a year ago, and buyers have actual choices instead of taking whatever was available that week.

If you're considering Georgetown, now is the time to look at what's on the ground, not just what the headlines say about inventory.

Round Rock TX: The Inventory Paradox

Round Rock's housing market is doing something interesting, and it's not what the top-line stats suggest.

Inventory in Round Rock has increased compared to last year. Days on market for new construction have also gone up. But here's the paradox: new construction sales in August 2026 compared to August 2025 show movement. Homes are selling. The median purchase price hasn't cratered. What's happening is that the market is normalizing, not collapsing.

Round Rock has always been one of the more established Austin suburbs. It has infrastructure, schools, shopping, and a mix of older neighborhoods and new construction communities. That stability means it doesn't swing as wildly as some of the newer suburbs when the market shifts. Buyers are still choosing Round Rock, but they're taking more time to decide and they're not paying over asking on everything.

I'm seeing builders in Round Rock adjust their strategies. Some are offering rate buydowns or closing cost credits. Others are holding firm on price but offering upgrades. The key is that there's negotiation happening again, which hasn't been the case for years.

For buyers, Round Rock offers a middle ground. You're not dealing with the extreme inventory levels of Georgetown, but you're also not in a feeding frenzy. You have options, you have time, and you have leverage you didn't have 18 months ago.

Round Rock's Appeal for Relocating Buyers

If you're moving to the Austin area and you want a suburb that feels established without being sleepy, Round Rock is worth serious consideration. The commute to Austin varies depending on where you work, but it's manageable for many. The city has its own economy and amenities, so you're not entirely dependent on Austin for everything. And right now, the housing market is giving buyers a chance to be selective.

Pflugerville TX: The Unexpected Sales Surge

Pflugerville is doing something the other suburbs aren't, and it's showing up in the sales numbers.

When we compare new construction sales in Pflugerville from August 2025 to August 2026, there's a surge. More homes sold this August than last August. That's the opposite of what you'd expect if you only read the headlines about the Austin market cooling off. So what's happening?

Pflugerville has a combination of factors working in its favor right now. It's more affordable than Round Rock or Georgetown for many buyers. It has newer construction communities with modern floor plans and amenities. And it's positioned well for buyers who work in North Austin or who don't want a long commute but also don't want to pay Austin prices.

The median purchase price in Pflugerville for new construction is competitive, and the inventory of available homes is healthy without being overwhelming. Days on market are reasonable, meaning homes are moving but not instantly. Builders are active in Pflugerville, and there are multiple communities with homes available now or coming soon.

What we are seeing is that Pflugerville is attracting buyers who might have looked at Round Rock or Georgetown first but found better value or better availability in Pflugerville. It's not the flashiest suburb, but it's delivering what buyers actually need: good homes, good locations, and good pricing.

Why Pflugerville Is Moving Homes Right Now

Pflugerville doesn't have the brand recognition of Georgetown or the infrastructure legacy of Round Rock, but it has momentum. Buyers are choosing it because it works for their budget and their lifestyle. If you're relocating to Austin and you want new construction without stretching your budget to the limit, Pflugerville deserves a close look.

Hutto and Manor TX: Two Markets, Two Stories

Hutto and Manor are often grouped together because they're both east of Austin and both have seen rapid growth. But their markets are behaving differently right now.

Hutto TX: Growth and Inventory

Hutto has been one of the fastest-growing suburbs in the Austin area for the last few years. New construction communities have popped up across the city, and builders have been aggressive about adding inventory. That growth is still happening, but the pace has shifted.

New construction sales in Hutto from August 2025 to August 2026 show changes. The median purchase price has moved, and the inventory of available homes reflects the amount of building that's happened over the last year. Days on market in Hutto vary by community and price point, but overall, homes are taking longer to sell than they did during the peak frenzy.

What Iwe are seeing in Hutto is that buyers have choices. There are multiple builders, multiple communities, and multiple price points. That's good for buyers, but it also means you need to do your homework. Not all Hutto communities are created equal, and not all builders are offering the same value.

For buyers considering Hutto, the key is to understand what you're getting for the price. Hutto is farther from Austin than Pflugerville or Round Rock, so the commute is longer. But the trade-off is often more house for the money and newer communities with newer amenities.

Manor TX: The Affordability Play

Manor has positioned itself as one of the more affordable options in the Austin suburbs, and that's still true in September 2026. New construction sales in Manor from August 2025 to August 2026 show activity, and the median purchase price remains lower than most of the other suburbs I'm covering here.

The inventory in Manor includes homes from builders who are targeting first-time buyers and buyers who are priced out of other Austin suburbs. Days on market in Manor reflect that affordability: homes are moving, but buyers are also being careful about what they choose.

What we are seeing in Manor is that it's attracting buyers who prioritize price and space over proximity to Austin. The commute from Manor to central Austin is longer, and the city is still building out infrastructure and amenities. But if your budget is tight and you want new construction, Manor offers options that other suburbs don't.

Which Austin Suburb Market Is Right for You Right Now

Here's how I'd break down the choice between these five suburbs based on what I'm seeing in September 2026:

Choose Georgetown if you want an established suburb with good amenities and you're willing to take your time shopping. The inventory gives you leverage, and the market has cooled enough that you're not in a bidding war.
Choose Round Rock if you want stability and a proven suburb with infrastructure already in place. You'll pay a bit more than Pflugerville or Hutto, but you're getting a city that's not still figuring itself out.
Choose Pflugerville if you want value and momentum. The sales surge tells you other buyers are choosing it, and the pricing is competitive without sacrificing quality.
Choose Hutto if you want newer communities and you're okay with a longer commute. You'll get more house for the money, but you're farther from Austin and some amenities are still being built.
Choose Manor if affordability is your top priority and you're willing to trade commute time and developing infrastructure for a lower purchase price.

None of these is the "best" suburb. The right choice depends on your budget, your commute, and what you value in a community.

Biggest Takeaways for Austin Buyers in Fall 2026

The headlines say the Austin market is cooling. That's true in some ways and misleading in others.

What we are seeing on the ground is that the market has normalized. You have time to shop. You have options. You have negotiating power you didn't have two years ago. But that doesn't mean every suburb is a buyer's market or that prices have collapsed. It means the frenzy is over and you can make a rational decision instead of an emotional one.

New construction sales vary by city. Inventory varies by city. Pricing varies by city. If you're relocating to the Austin area, don't rely on headlines about "the Austin market." Look at the specific suburb you're considering and understand what's actually happening there.

Georgetown, Round Rock, Pflugerville, Hutto, and Manor are all moving in different directions right now. The data from August 2026 compared to August 2025 shows which cities are gaining momentum and which are slowing down. Use that information to time your purchase and choose the right location for your needs.

If you're planning to move here in the next few months or the next year, this is a better market for buyers than we've seen in a long time. Take advantage of it.

Ready to Find the Right Austin Suburb for You?

If you're thinking about moving to the Austin area and you want to understand what's actually happening in these suburbs, not just what the headlines say, let's talk. I can walk you through current inventory, pricing, builder incentives, and what each city offers for your specific situation. Whether you're moving in 10 days or 10 months, having a local expert who knows these markets makes the difference between guessing and making a confident decision.

Schedule a call with us and we'll break down everything you need to know about neighborhoods, pricing, schools, and commute times. Let's find the right fit for you.

10 Major Projects Changing Austin's Northeast Suburbs: What's Real and What's Still on Paper

Sat, 12 Sep 2026 18:32:00 GMT

Every week someone asks me about the next big thing coming to the Austin suburbs. A new mixed-use development. A major employer. A retail center that's supposed to transform a sleepy town into the next hot spot. And look, I get the excitement. But here's the thing: not every announcement means dirt is moving tomorrow.

I've been tracking 10 major developments across Hutto , Georgetown , Round Rock, Pflugerville, and Manor, projects that could reshape commutes, home values, jobs, amenities, and property taxes across the northeast Austin suburbs. Some of these are already under construction. Others are still on paper. And a few are little more than rumors that keep circulating at open houses and neighborhood Facebook groups.

If you're relocating to Austin or shopping for new construction in the northeast suburbs, you need to know which projects are real enough to factor into your decision today, and which ones belong on a watch list for later. I'm using what I call the "dirt test" to separate hype from reality, and I'll walk you through what each of these developments could mean for buyers right now.

The Dirt Test: How We Separate Real Projects from Rumors
Blue Origin and Hutto: The Rumor That Won't Die
New Homes and Development in Round Rock
The District: Round Rock's Biggest Mixed-Use Project
Georgetown's Major Developments
Pflugerville and Manor Growth
Which Projects Should Buyers Actually Watch?
Ready to Find the Right Suburb for Your Move?

The Dirt Test: How We Separate Real Projects from Rumors

I created a simple framework to help buyers understand what's actually happening versus what's still speculative. The dirt test has three categories: projects where construction is moving, projects that are approved but still on paper, and projects that are essentially rumors.

Construction moving means you can drive by and see activity. Dirt is being moved. Foundations are being poured. Buildings are going up. These projects affect your buying decision today because they're real and they're coming soon.

On paper means the project has been announced, maybe even approved by the city, but there's no visible construction yet. These can take years to break ground, and some never do. They're worth knowing about, but they shouldn't be the reason you buy a house in a specific area.

Rumors are the trickiest. These are the whispers that spread through real estate circles, a major employer is looking at land, a developer is in talks with the city, someone heard something at a planning commission meeting. Sometimes rumors turn into real projects. Often they don't. I don't ignore them completely, but I also don't let them drive a half-million-dollar decision.

Understanding where each project falls on this spectrum matters because it changes how you evaluate a neighborhood. A community near actual construction has different upside and risk than one banking on a rumor that may or may not materialize in five years.

Blue Origin and Hutto: The Rumor That Won't Die

Let's start with the biggest rumor in the northeast suburbs: Blue Origin potentially coming to Hutto. This one has been circulating for a while, and it's the kind of announcement that could completely change the trajectory of a city if it happens.

Blue Origin is Jeff Bezos's space company, and the speculation is that they're looking at Hutto for a major facility. If that happens, you're talking about high-paying jobs, an influx of engineers and aerospace workers, and a ripple effect on housing demand that would touch everything from new construction pricing to resale inventory.

But here's where the dirt test comes in: this is still a rumor. There's no official announcement. There's no construction. There's no dirt moving. I've heard the whispers, and I'm watching it closely, but I'm not telling buyers to rush into Hutto based on something that might not happen.

That said, Hutto is already growing fast. The city has been adding new construction communities at a rapid pace, and it's one of the most affordable options in the northeast suburbs for buyers who want a new home without stretching their budget. The schools are part of Hutto ISD, and the commute to Austin is longer than Round Rock or Pflugerville, but you're getting more house for your money.

If Blue Origin does come, Hutto's growth accelerates even faster. Home values could jump. New amenities and retail would follow the jobs. But if you're buying in Hutto today, buy it for what it is now, an affordable suburb with solid growth, not for what it might become if a rumor turns real.

New Homes and Development in Round Rock

Round Rock is already one of the most established suburbs in the Austin area, and it's continuing to add new construction communities, particularly on the north and east sides of the city. These aren't rumors. Dirt is moving, homes are being built, and buyers are closing.

What I like about Round Rock's new construction is that you're getting the benefits of a mature city, established retail, restaurants, entertainment, parks, and schools, while still having access to brand-new homes. You're not waiting for infrastructure to catch up. The roads are already there. The grocery stores are already there. The commute to Austin is shorter than Hutto or Manor, and you're close to major employers like Dell and Amazon.

The trade-off is price. Round Rock's new construction is more expensive than Hutto or Manor, and you're often getting a smaller lot for the same money. But you're also getting immediate access to amenities and a shorter commute, which matters if you're working in Austin or one of the major employment centers along I-35 or Highway 45.

Round Rock ISD serves most of the city, and buyers should verify current school information directly with the district. The city has a strong mix of parks, trails, and sports facilities, and it's one of the few suburbs where you can find walkable pockets near downtown Round Rock.

For buyers who want new construction but don't want to feel like they're living on the frontier, Round Rock is one of the safest bets in the northeast suburbs.

The District: Round Rock's Biggest Mixed-Use Project

The District is Round Rock's most ambitious mixed-use development, and this one falls into the "on paper" category with some construction starting to move. The vision is a walkable, mixed-use area with residential, retail, dining, entertainment, and office space, basically a live-work-play environment that doesn't exist in most of the Austin suburbs.

Some parts of The District are already taking shape. You can see construction activity, and some retail and residential components are moving forward. But the full buildout is going to take years, and not every phase is guaranteed to happen on the original timeline.

What excites me about The District is that it's trying to create something different. Most of the Austin suburbs are car-dependent, and walkability is limited to a few pockets. If The District delivers on its vision, it could be a real differentiator for Round Rock, a place where you can live, work, and spend your weekends without getting in your car.

The risk is that mixed-use developments are hard to execute, and they often take longer and cost more than anyone expects. I've seen projects like this stall out or get scaled back when market conditions change. So while I'm optimistic about The District, I'm also realistic. If you're buying near The District, buy for what's there now and what's actively under construction, not for the full vision that might take a decade to complete.

For buyers who value walkability and want to be near a project that could genuinely change the character of Round Rock, The District is worth watching. Just don't assume every phase will happen on schedule.

Georgetown's Major Developments

Georgetown is one of the most desirable suburbs in the Austin area, and it's seeing major development on multiple fronts. The city is adding new construction communities, expanding retail and dining, and investing in civic projects that are designed to support continued growth.

What I love about Georgetown is that it's managed to grow while maintaining a strong sense of place. The historic downtown square is still the heart of the city, and new development is happening in a way that doesn't erase what makes Georgetown special. You're getting new homes and new amenities without sacrificing the character that drew people here in the first place.

Georgetown's new construction is concentrated on the east and north sides, and you're seeing a mix of price points depending on the community. Some neighborhoods are targeting move-up buyers with larger homes and premium finishes, while others are more accessible for first-time buyers or people relocating from out of state.

The commute to Austin is longer than Round Rock or Pflugerville, but Georgetown has its own employment base, and a lot of buyers work locally or have flexible schedules. The city is also home to Southwestern University, which adds a bit of culture and energy that you don't get in some of the newer suburbs.

Georgetown ISD serves most of the city, and buyers should verify current school information with the district. The city has invested heavily in parks, trails, and the San Gabriel River system, and outdoor amenities are a big part of the lifestyle here.

For buyers who want a suburb that feels like a real town, not just a collection of subdivisions, Georgetown is one of the best options in the Austin area. The development happening now is building on a strong foundation, and that makes it less risky than betting on a city that's still trying to figure out its identity.

Pflugerville and Manor Growth

Pflugerville and Manor are both seeing significant growth, but they're at different stages of development and they appeal to different types of buyers.

Pflugerville is more established. It has a strong retail base, good park systems, and a variety of housing options from older resale homes to brand-new construction. The city is adding new communities, particularly on the east side, and it's one of the more affordable options for buyers who want to be close to Austin without paying Round Rock or Georgetown prices.

Pflugerville ISD serves the city, and buyers should verify current school information with the district. The commute to Austin is reasonable, and you're close to major employers in the tech corridor. Pflugerville also has a strong sense of community, with events and programming that bring people together.

Manor is earlier in its growth cycle. It's one of the most affordable cities in the northeast suburbs, and it's attracting buyers who are priced out of Pflugerville or Round Rock. The trade-off is that Manor doesn't have the same level of retail, dining, and amenities yet. You're often driving to Pflugerville or Round Rock for shopping and entertainment.

But Manor is growing fast, and new construction is booming. Builders are adding communities at a rapid pace, and the city is working to bring in more retail and services to support the population growth. Manor ISD serves the city, and buyers should verify current school information with the district.

For buyers who want the most house for their money and don't mind a longer commute or fewer immediate amenities, Manor is worth a look. For buyers who want more established infrastructure and a shorter commute, Pflugerville is the safer choice. Both cities are growing, but they're at different points on the curve.

Which Projects Should Buyers Actually Watch?

Here's my honest take on what matters for buyers making a decision today.

If you're looking at Hutto, buy it for what it is now, affordable new construction with solid growth. Don't buy it because you're banking on Blue Origin. If that happens, great. If it doesn't, you still need to be happy with your decision.

If you're looking at Round Rock, focus on the new construction communities that are already building and the parts of The District that are actively under construction. Don't assume the full vision of The District will be done in two years.

If you're looking at Georgetown, you're buying into a city that's already desirable and already has strong amenities. The new development is additive, not speculative.

If you're looking at Pflugerville, you're getting a good balance of affordability and established infrastructure. If you're looking at Manor, you're betting on future growth, and you need to be comfortable with fewer amenities today.

The dirt test matters because it keeps you grounded. Projects that are actually moving affect your life in the next year or two. Projects on paper might affect your life in five years. Rumors might never happen. Buy for what's real, and let the rest be a bonus if it comes.

Ready to Find the Right Suburb for Your Move?

I've been helping buyers navigate the northeast Austin suburbs for years, and I know how overwhelming it can be to sort through all the growth, all the announcements, and all the hype. If you're relocating to Austin or looking for new construction, let's talk. I'll walk you through what's actually happening in each city, what the commute looks like, what the trade-offs are, and which communities make sense for your budget and lifestyle. Book a call with me and we'll figure out where you should be looking, based on what's real, not what's rumored.

David Weekley vs Scott Felder: The Real Cost of New Construction in Georgetown

Wed, 09 Sep 2026 11:38:15 GMT

Compare David Weekley vs Scott Felder in Georgetown, TX, including home features, closed sales, taxes, HOA dues, incentives, and true ownership costs.

Austin Real Estate Market Update: Where New Construction Is Growing, Shrinking, and Delivering Value

Sat, 29 Aug 2026 22:46:46 GMT

Austin new construction market update covering 3,800 sales. See where Hutto and Pflugerville are booming, Round Rock’s supply is shrinking, and prices vary.

New Homes in Hutto, TX: Is Rolling Glen Worth Buying Into?

Sat, 22 Aug 2026 00:29:06 GMT

Explore Rolling Glen in Hutto, TX—new homes near Northeast Austin growth, US 79 and SH 130, planned amenities, and low HOA dues.

Moving From San Antonio to Austin? Mistakes Buyers Always Overlook

Sat, 15 Aug 2026 02:33:26 GMT

Planning a move from San Antonio to Austin? Compare commutes, new construction costs, tolls, and daily life to find the right suburb for you.

Austin Housing Market Update: Which Austin Suburb Is Best for New Construction in July 2026?

Sat, 08 Aug 2026 23:31:42 GMT

Explore Austin’s new construction market, compare top suburbs, and learn how pricing, inventory, incentives, taxes, and financing affect your buying strategy.

Texas Property Taxes: The Brutal Truth About New Construction Costs

Fri, 31 Jul 2026 10:54:13 GMT

Learn why Texas property taxes can differ lot by lot for new construction. Explore how MUDs and PIDs add or change costs.

Why Real Estate Beats Stocks, Gold and Crypto as a Long-Term Investment

Mon, 27 Jul 2026 22:12:19 GMT

Why Real Estate Beats Stocks, Gold and Crypto as a Long-Term Investment

By Matthew & Alisha Wilson | Austin Suburbs Team

Every year, Gallup asks Americans a simple question:

What is the best long-term investment?

Real estate won again in 2026, for the 14th year running.

We completely understand why people ask if that is still true. Crypto has its true believers, and while the stock market has had a rough stretch lately, it is a popular option. Especially for those of us focused on building wealth, maximizing dual incomes, and planning for a flexible future, deciding where to park your money is a big deal.

Here is what Americans actually said this year, and what a 14-year streak like this really tells you about where to put your money for the long haul.

What Americans Said in the 2026 Gallup Poll

Gallup asks the same question every year: which investment do you think is best over the long run? Here is how people answered in 2026:

(Source: ResiClub ) :

Real estate: 38%
Stocks/mutual funds: 20%
Gold: 18%
Savings accounts/CDs: 12%
Bonds: 4%
Cryptocurrency: 2%

Real estate's lead is nearly double the next closest answer. Stocks climbed a bit since last year, up from 16% to 20%, and gold cooled off from its 2023 peak of 25%. Cryptocurrency, for all the attention it gets on social media, still cannot crack 3%.

A 14-Year Streak, With Two Exceptions

We will say this plainly: 14 years is a long time for anything to stay in first place. Real estate has topped this poll every single year since 2013, through a pandemic and a wave of interest rate hikes.

The streak has broken exactly twice.

2008 to 2009: During the financial crisis, savings accounts and CDs edged out real estate, 31% to 26% in September 2008 and 34% to 33% in April 2009.

2011 to 2012: Gold took the top spot for two years running, 34% to 19% in 2011 and 28% to 20% in 2012, while people were still spooked from the crash.

Both times, real estate came right back. It reclaimed the lead in 2013 and has not let go since.

Why Real Estate Keeps Winning

Here is our take on why this keeps happening, especially for buyers looking at areas like Georgetown, Round Rock, Pflugerville, Hutto, and Manor.

A home is something you can actually touch and use. It is not a ticker symbol on an app. It is where you build your life, set up your home office, give your dogs a backyard to run in, and slowly build equity.

It is true that stocks have historically offered higher returns. From 1990 to April 2024, the S&P 500 surged by 1,325%, while the S&P CoreLogic Case-Shiller U.S. National Home Price Index rose by 308%.

However, stocks also come with higher volatility, while real estate typically provides more stable growth. Even during economic downturns, such as the Great Financial Crisis of 2008, real estate has shown resilience and recovery.

This is highlighted when you look back at U.S. home price growth by the decade:

(Source: ResiClub ):

U.S. home price growth by decade:

•1990s: +30.1%

•2000s: +47.3%

•2010s: +44.7%

•2020-2024: +47.1%

Every decade, even during the 2000s, home price growth has increased by 30% or more.

Of course, buying a home is a long-term investment. If you plan to move in a few years, it may not be the best fit. But if you are looking for stability, a place to call your own in the Austin suburbs, and a reliable way to build wealth over time, real estate remains the undisputed champion.

While poll results show that Americans prefer real estate as a long-term investment, there is no one-size-fits-all answer. Always consult with your financial advisor when planning to invest for your future, as the best option depends on your financial goals, risk tolerance, and investment timeline.

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Home Insurance Costs Are Up 46% Since 2021. Here's How to Fight Back.

Sat, 06 Jun 2026 00:57:36 GMT

Home Insurance Costs Are Up 46% Since 2021. Here's How to Fight Back.

If your homeowners insurance bill went up this year, you're not alone. According to a recent Pew Research Center survey , 71% of U.S. homeowners say their insurance costs have increased over the past few years. And it's not a small bump for most people. A full 42% say their costs have gone up "a lot."

Here in the Austin, Texas metro area, we've been hearing the same thing from our clients. People open their renewal notice and do a double take. Some are calling their insurer for the first time in years. The good news is you're not stuck. There are concrete steps you can take to bring your premium down without putting your home at financial risk. Let’s walk through what's actually driving these increases and what's worth trying right now.

Why Premiums Have Climbed So Fast

The short version: insurance companies have been paying out a lot more in claims, and they're passing that cost on to policyholders.

According to the Consumer Federation of America (CFA) , the average annual home insurance premium has climbed 24% since 2021, reaching $3,303 per year. That's twice the rate of inflation over the same period, and the increases have been adding up to real money: the typical homeowner is now paying $648 more per year than they were four years ago.

The main culprits are severe weather and rising rebuilding costs. More frequent storms, wildfires, floods, wind, and hail events mean more claims. And when those claims do get paid, the cost to repair or rebuild a home is significantly higher than it was a few years ago. Labor and materials are more expensive. Insurers are recalibrating.

CFA found premiums increased in 95% of U.S. ZIP codes between 2021 and 2024. No region has been spared. Here in Texas, the situation is even more pronounced. Data from the Texas Department of Insurance shows the average homeowner's insurance rate jumped just over 21% in 2023, and another 18.7% in 2024. CFA found that the average homeowners' insurance premium in Texas is nearly $5,000. A study by mortgage servicer Newrez, analyzing 1.2 million residential loans, found that Texas homeowners pay the third highest premiums in the nation, behind only Louisiana and Florida.

What's Probably Driving Your Specific Bill

The national average tells you where things are trending, but your individual premium depends on a mix of factors that are specific to you and your home. The biggest ones insurers look at:

Where your home is located. Proximity to flood zones, wildfire risk areas, or regions with frequent severe storms will push your rate up. Even being in a high-crime ZIP code can affect your premium.
Your home's age and construction. Older homes (especially those with older roofs, wiring, or plumbing) are more expensive to insure. Upgrades to these systems can sometimes lower your rate.
Your claims history. Filing claims, even small ones, can raise your premium at renewal. Insurers also look at the claims history of the property itself, not just you as the owner.
Your credit score. In most states, insurers can factor in credit history when pricing a policy. A strong credit score can work in your favor.
Your coverage limits and deductible. Higher coverage limits mean a higher premium. A lower deductible means the insurer takes on more risk, and charges accordingly.
Understanding which of these factors is driving your bill is a good starting point before you do anything else.

5 Things You Can Do Right Now

You don't have to just absorb the increase. Let’s talk about real steps that are helping people reduce their rates in the Austin Texas suburbs.

1. Shop your policy every single year.

Most people set their homeowners insurance and forget it. That's expensive. Loyalty doesn't get rewarded in this market. Get at least two or three competing quotes at renewal time. Online marketplaces like Insurify or Policygenius make this faster than it used to be. Switching carriers can save hundreds of dollars a year, and you don't have to wait until your renewal date to start looking.

2. Raise your deductible.

If you can comfortably cover a higher out-of-pocket cost in the event of a claim, raising your deductible from $1,000 to $2,500 or even $5,000 can significantly lower your annual premium. Think of it as self-insuring for smaller losses and keeping coverage for the big ones. The key is to take the difference in what you're saving on your monthly premium and put it straight into a dedicated savings account. That way, if you ever do need to file a claim, the money is already there waiting for you.

3. Bundle your home and auto policies.

Most major insurers offer a discount for bundling home and auto coverage under the same company. If yours are currently with different carriers, it's worth pricing out a bundle. The savings aren't guaranteed to be dramatic, but they add up over time.

4. Ask about mitigation discounts.

Many insurers will lower your premium if you've made your home more resistant to damage. A new roof, storm shutters, updated electrical panel, a whole-home generator, a monitored security system. These can all qualify for discounts depending on your insurer and your location. Call and ask specifically. These discounts aren't always advertised.

5. Review your coverage limits.

If your home's market value has shifted significantly, your coverage limits may be out of sync with what you actually need. You don't want to be underinsured in a major loss, but you also don't want to be paying to insure a higher rebuild cost than your home actually requires. A quick conversation with your insurer about your dwelling coverage amount is worth having.

A Note on Dropping Coverage

When the bill goes up, the temptation to drop or gut your policy is real. According to CNBC , more than one in four homeowners say they'd drop their coverage if they could. That's an understandable reaction. It's also one of the riskiest moves a homeowner can make.

A single storm, fire, or burst pipe can cost tens of thousands of dollars out of pocket. If you have a mortgage, your lender almost certainly requires you to maintain coverage. If you let it lapse, they'll place what's called "force-placed insurance" on the property, which is typically far more expensive and far less comprehensive than a policy you'd choose yourself.

If the cost is genuinely unmanageable, the better path is to raise your deductible, reduce optional coverage riders, or shop aggressively for a better rate. Dropping coverage entirely or cutting limits so low they don't reflect your actual risk only defers a much bigger potential cost.

You Have More Leverage Than You Think

The insurance market is frustrating right now. Premiums are up, options in some areas are narrowing, and renewal notices don't come with a lot of explanation.

Pick one thing from this list and act on it before your next renewal. Even shopping your rate once a year puts you in a much stronger position than most homeowners.

You may not be able to undo the national trend, but you can make sure you're not paying more than you have to for the coverage you need.

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Moving to Austin, TX? Learn about housing, toll roads, cedar fever, and lifestyle tips to make your move smooth, easy, and stress-free.

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Manor TX New Construction: North vs South of Highway 290 Cost Breakdown

Table of Contents

Pulte Lagos: Entry Point South of 290 with Markdowns

Lagos Reserve: Design Pick with the Lowest Yearly Cost

Whisper Valley: Geothermal and Low Tax Rates

Mustang Valley: Best Value Per Square Foot in Manor

New Haven: Most Builder Choice North of 290

Carillon: Most Homes Available in One Afternoon

Shadow Glen: Our Neighborhood Gets a Perry Expansion

Eastwood: Taylor Morrison's 1,335-Home Plan

First Look Communities: What's Opening Next

Which Side of Highway 290 Fits You?

Austin Builder Mortgage Rates vs. Market Rates: What Buyers Need to Know

Table of Contents

The Right Way to Compare Builder Rates

Why You Need Your Own Representation

Parmer Ranch: 4.99% Conventional with FlexCash

The Payment Comparison

Understanding the FlexCash Limits

Berry Creek Highlands: 3.99% FHA with Lower Down Payment

The FHA Payment Breakdown

The 13.225 Points Question

How Builders Buy Down Rates (and What Points Really Cost)

A Real-World Example

What's Missing from the Builder's Payment Number

FHA Mortgage Insurance

Your Buyer Checklist Before Signing

Which Builder Rate Is Right for You?

Conclusion

September 2026 Austin Housing Market Update: What Buyers Need to Know

Table of Contents

New Construction Price Trends Across Austin Suburbs

Georgetown TX: What Months of Inventory Really Means

What's Available in Georgetown New Construction

Round Rock TX: The Inventory Paradox

Round Rock's Appeal for Relocating Buyers

Pflugerville TX: The Unexpected Sales Surge

Why Pflugerville Is Moving Homes Right Now

Hutto and Manor TX: Two Markets, Two Stories

Hutto TX: Growth and Inventory

Manor TX: The Affordability Play

Which Austin Suburb Market Is Right for You Right Now

Biggest Takeaways for Austin Buyers in Fall 2026

Ready to Find the Right Austin Suburb for You?

10 Major Projects Changing Austin's Northeast Suburbs: What's Real and What's Still on Paper

Table of Contents

The Dirt Test: How We Separate Real Projects from Rumors

Blue Origin and Hutto: The Rumor That Won't Die

New Homes and Development in Round Rock

The District: Round Rock's Biggest Mixed-Use Project

Georgetown's Major Developments

Pflugerville and Manor Growth

Which Projects Should Buyers Actually Watch?

Ready to Find the Right Suburb for Your Move?

David Weekley vs Scott Felder: The Real Cost of New Construction in Georgetown

Austin Real Estate Market Update: Where New Construction Is Growing, Shrinking, and Delivering Value

New Homes in Hutto, TX: Is Rolling Glen Worth Buying Into?

Moving From San Antonio to Austin? Mistakes Buyers Always Overlook

Austin Housing Market Update: Which Austin Suburb Is Best for New Construction in July 2026?

Texas Property Taxes: The Brutal Truth About New Construction Costs

Why Real Estate Beats Stocks, Gold and Crypto as a Long-Term Investment

Why Real Estate Beats Stocks, Gold and Crypto as a Long-Term Investment

Moving to Manor, TX: The Complete Guide to Growth, New Homes, and What to Know

Nolina, Georgetown, TX: Why This Award-Winning Community Is Turning Heads

June 2026 Austin Market Update: Which Northeast Suburb Gives New Construction Buyers the Best Edge?

Fastest Growing Austin Suburbs: 5 Places Getting the Biggest Boost From Austin’s New Zoning Shift

Home Insurance Costs Are Up 46% Since 2021. Here's How to Fight Back.

Home Insurance Costs Are Up 46% Since 2021. Here's How to Fight Back.

Why Premiums Have Climbed So Fast

What's Probably Driving Your Specific Bill

5 Things You Can Do Right Now

1. Shop your policy every single year.

2. Raise your deductible.

3. Bundle your home and auto policies.

4. Ask about mitigation discounts.

5. Review your coverage limits.

A Note on Dropping Coverage

You Have More Leverage Than You Think

Why New Construction Homes in Manor, TX Are Getting So Much Attention Right Now (Carillon)