Bostonians moving to Austin area - location/school advice (Round Rock: home, neighborhoods)
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Thanks LakeTravis Alum. From your screen name, I gather you went to school in LTISD. We are looking in a few areas there (Uplands?) is this a good area? It looks like there are very solid schools in LTISD, is that accurate?
Yes, the schools in LTISD are very good and are very similar to Eanes. You can't go wrong with any school in this area. Uplands is a very nice neighborhood - gated, small, private and expensive. The houses are on very nice sized lots.
When we were building our home, we lived at Hill Country Galleria, right smack dab in the middle of LT. I have to go to our SA office (right by the airport) not infrequently. When I did, I went Hamilton Pool road, to RR 12, to Dripping Springs, 290 to 281 to SA. Beautiful drive, no traffic until the five mile stretch on 281 from Stone Oak to 1604. Took right at eighty minutes most mornings.
The other way would go 620 to 183. Not bad until you get to Steiner Ranch on 620 - then not so nice.
We wanted to build, which limited our choices. You have a lot of options, if you open up the aperture. After budget, then neighborhood (including schools), pick some options and look at the commutes. If you can afford to live west, do it. The hills and scenery are what make this place special. Don't discount the 281 drive and think 35 is the only option.
When we were building our home, we lived at Hill Country Galleria, right smack dab in the middle of LT. I have to go to our SA office (right by the airport) not infrequently. When I did, I went Hamilton Pool road, to RR 12, to Dripping Springs, 290 to 281 to SA. Beautiful drive, no traffic until the five mile stretch on 281 from Stone Oak to 1604. Took right at eighty minutes most mornings.
That is a great way to get to San Antonio, especially the north side.
Just a small suggestion on your route. Take 165 in Henly from 290 and you end up on 281 a bit south of Blanco. Don't take 290 all the way to 281. It is a few miles shorter and even prettier (in a rugged hill country way).
That is a great way to get to San Antonio, especially the north side.
Just a small suggestion on your route. Take 165 in Henly from 290 and you end up on 281 a bit south of Blanco. Don't take 290 all the way to 281. It is a few miles shorter and even prettier (in a rugged hill country way).
Didn't want to make it too complicated from the start.
Westbound, when you come over that high point before the start of the Blanco River valley, that view is breathtaking. Can see for MILES.
Also fun to stop in Blanco for breakfast when not in a hurry.
San Antonio address is:
Eisenhaurer Rd.
San Antonio, TX
Is this helpful?
I would probably live in NW austin (I do live there). There are parts of great hills that feed into canyon vista/westwood which is one of the best school chains in the area. That area gets you onto 183 for a short (10-15 minute) commute to 183/290.
The dominion at great hills is where we live and houses are running about 550-675 right now - around 150/sq ft. Although those valuations seem a bit high. Many of the houses have great views overlooking the green belt.
One reason why the schools are so competitive is because of the large # of asians. canyon vista is around 37% asian and westwood is 25% asian.
The commute to 183/290 will be about 15 minutes. The commute to san antonio will be at least 1.5 hours.
Another alternative is northwest hills off mopac. The issue is it is an older neighborhood that is turning over to younger families ,but the density of young families isnt as high as the brand new neighborhoods.
northwest hills will have a decent commute (15 minutes) to 183 and 290 and will have a reasonable commute down mopac where he can go west on 290 (counter traffic) then down 281. The schools are not bad, but not the best by far.
circle C seems like it might be a good compromise, but it doesnt really shorten the commute to san antonio by much (assuming he leaves during non rush hour times) but lengthens the commute to 290 and 183 substantially assuming rush hour times.
There are many other areas that could work, but in your price range most of the communities are well below and so probably have people of a different socio economic class.
We realize the property tax are a bit high and the AC will drive the electricity bill higher, but we are also looking forward to not seeing the oil truck pull up in front of the house and leaving a huge oil bill in the winter time!
I think you'll find your overall tax bill quite a bit lower in Texas. The property tax rate is relatively high, yes, but the offset is there's no state income tax.
Yes, you'll run the AC, but at least the electricity rates are among the lowest in the country.
All in all, though, the biggest difference is that you will have no use for a snow shovel here.
circle C seems like it might be a good compromise, but it doesnt really shorten the commute to san antonio by much (assuming he leaves during non rush hour times) but lengthens the commute to 290 and 183 substantially assuming rush hour times.
Are you a divorce attorney, because it sure seems like you are trying to create a case. If these folks go NW, you will wind up with one that has a 16 mile, thirty minute commute and the other a 82 mile two hour commute - through congested areas on both ends. The problem with leaving SA early, is that to do that, and avoid the northbound Mopac or 35 parking lots in the PM, you have to leave SA around 3:30. Been there, done that. It just doesn't work.
If you go S, say LT or Circle C, you have 80 minutes almost any time by missing downtown Austin traffic, inbound or out. Yes, the CrossPark drive may be a little longer - say 45 min vice fifteen or twenty. But in my house, 45 vs. 80 is a lot closer to the middle than 15 vs. 120.
Maybe you are better in sales than I am. I couldn't sell that.
According to Newsweek the top 5 high schools in the Austin area are (and in order) Westlake, Westwood, Anderson, McNiel, and Lake Travis. Your price range will most likely will find homes that track to Anderson, Westwood, Vandegrif, or Lake Travis. These are all good schools. People talk about NorthWest Hills like it is filled with old people but if you really have been there you will see kids on every street corner. I go to Anderson so I some what bias to Anderson but I do realize their are plenty of other good schools out there. I can't drive 2 minutes in North West Hills without seeing a dozen kid's homes. 600K in North West Hills will probaley get you a nice front yard, 3500 sq. feet, and maybe a pool or a view. Your commute will be the shortest out of anything mentioned above (as you are working in north east austin i wouldn't imagine you would want to be stuck in rush hour driving from Circle C in south west austin). Westwood area will also be cheaper and westwood is a better school. Lake Travis will have plenty of great homes options for you and great school, but also a potential long commute. Though for going to SA, 620 can be a great asset to have. Beware of Steiner during rush hour. Schools are great but my ex told me that it took him 40 minutes to get to school just because of the traffic within the neighborhood. You have 16,000 people living in a neighborhood with two exits. Not something I would want. And if you were here for the summer 2011 wild fires you would know why. You did mention Tarry Town and for that same 600K there you may find a 2500 sq foot home, not something huge for a family like yours and Austin high is a good school but if you are going to be moving to Austin ISD I would stick to Anderson or Bowie as someone else already mentioned.
According to Newsweek the top 5 high schools in the Austin area are (and in order) Westlake, Westwood, Anderson, McNiel, and Lake Travis.
And USN&WR says it is Westlake, Westwood, Lake Travis, McNeil, Anderson, Bowie, and McCallum. Also note that Bowie is the only AISD HS to be ranked "Recognized" by the state. Poh-tayto, Poh-tahto. At that level, they are all what you and your kid make it. They have the teachers and offerings you need to go anywhere.
The important factor is lowest commute for both. It is real simple - draw a line between Cross Park and Eisenhauer in SA. Then put a dot halfway between the two. The further you move away from that dot, the more pain you endure. There is no way to go N of the river and make the drive to SA anything other than living hell because you will be enduring TWO metro area rush hours. So you can throw out all the NW neighborhoods, and McCallum. Westlake is probably too pricey, but there always are a few at that $600K price point. LT is a possibility - plenty at that price point, including the new Taylor Morrison subdivision behind the Home Depot. Commute to SA via Blanco is right at 90 minutes, NE Austin 45 - an hour?
Circle C/Meridian you can build 4,000 sq. ft., new construction, with a pool and be in for under $600K. 80 min to NE SA, 45(?) to NE Austin. Bowie attendance zone with great feeder elementaries and MS.
So, plenty of choices. Find what you like, where you and your kids feel comfortable, and get your Texas naturalization papers started.
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If these folks go NW, you will wind up with one that has a 16 mile, thirty minute commute and the other a 82 mile two hour commute - through congested areas on both ends. The problem with leaving SA early, is that to do that, and avoid the northbound Mopac or 35 parking lots in the PM, you have to leave SA around 3:30. Been there, done that. It just doesn't work.
