Neighborhood & Commute Info (Austin, Round Rock: wood floors, sales, apartments)

[new2aus]

We are moving to Austin in a few weeks for a new job and would love to hear thoughts regarding good neighborhood prospects. I'll be working in Round Rock I-35/1325 near the La Frontera shopping area.

We would like to find a home in a desireable area with great schools and good/easy/quick resale potential. Our target range is $275k to $350k.

On our visit last weekend we covered a lot of ground and hit several areas including Wood Glen, Ranch at Brushy Creek, Berhens Ranch, Mayfield Ranch, Avery Ranch, Silver Oaks, Twin Creeks, Canyon Ranch and Steiner Ranch. After our visit we found ourselves putting Steiner Ranch and Avery Ranch at the top of our list.

Given our criteria does Avery or Steiner sound like a good option? Are there other areas that we should consider?

Avery seems like it would be a very easy commute (maybe 15-20 minutes) and is close to the new toll road and a fair amount of shopping/retail. On the flip side it seems like at our price point we may be above the median home price for the community? Not a huge deal, but I know it is always better to be on the low end of a more expensive neighborhood. There also seem to be quite a few apartments along Parmer.

Our impression of Steiner was that it would be great for families. Seems to be lots of kids, active parents and plenty of things to do within the community. I think our range would also be at the low end of Steiner which I think is a positive. However, it does seem a little isolated and doesn't have the retail as close. I was also concerned to read in another post on this forum that some property values had declined there in the last year? The other big question is the commute. I've heard mixed reviews. Some say it isn't that bad, and the toll road makes a big difference. I've also heard that 40 or 45 minutes is probably the norm.

Please let me know if you have any thoughts or information to share. Thanks in advance for your help.

[gigi927]

I think your main issues with Steiner will be 1) finding a home in your price range and 2) the commute.When we were looking we found very, very little under $400K in Steiner - but not sure what your home requirements are. We live in a community 5 minutes from Steiner, and i've heard stories of people requiring 15-20 minutes additional time on their morning commute to just get OUT of Steiner because it gets so backed up. However, I don't think that you would feel isolated there; they have tons of activities and the community is very active. The schools are also excellent. Target is about 10 minutes away (2222 just south of 620), and the Lakeline Mall is probably 20.

Avery Ranch was the first place we thought we'd move when we were looking, but when we saw the area around Steiner we just found it more scenic and to our liking. You also have the lake access/proximity to Lake Travis in Steiner. But Avery definitely would be better from a commute and shopping perspective for you. It's all on what is the biggest priority. Hope you have some luck making decisions!

[bjlaprade]

I have my house on the market in Las Vegas, NV as I recently became widowed. Because I love Austin, I would like to find a condo or small house in a pleasant area big enough for my little dogs and me. Are there any manufactured home developments for seniors or senior condo communities?

[TanikaW]

I would personally choose Steiner Ranch over Avery Ranch everytimte if your budget allows it. We live in Steiner at the same time a friend of ours moved to Avery...I have never regretted our decision. The schools are fantastic, the scenery, the lake, the people, the view....it NEVER gets old. My friend however, tells me she wishes she made the move to Steiner. Both are good communities though, so you can't go wrong. I just love the community feel.

Now for the bad..if you drive your kids to school...I guess there can be a delay of a few minutes as you past the school. We live in the front part of Steiner...so it is not an issue. Also there are two ways in and out, I just avoid the main exit during school hours.

As far as communiting goes....with my job I have to commute all over Austin with the new toll roads, I can get to Round Rock or Pfugerville within minutes a course a little longer with rush hour.

$350K is still doable in Steiner Ranch...look in the areas on Steiner Ranch Rd/Flat Top. There are some great properties in that area in this range. It is also closer to the exit (if traffic is a concern for you).

[new2aus]

TanikaW/gigi927,

Thank you both for your reponses. I think that you confirmed my feelings about Avery vs. Steiner. Our money would go further in Avery, and I think we'd get a house that we would really like. But I'm afraid once the newness is over we'd regret the decision on the location.

I agree that the money doesn't go as far, but we still found quite a few options in our range in Steiner. The main difference is that we couldn't afford the type of house that we could in Avery Ranch.

Regarding resale value in Steiner, are there any specific areas to avoid? Also, any type of floorplans that aren't as appealing to buyers? We found several options w/ all the bedrooms up, which was initially a deal breaker for us, but it seems very common there. I was wondering if this is normal and we should reconsider.

I've also been hearing a lot about the elementary school boundries. Are there specific neighborhoods that will help ensure that you aren't moved to another school outside the community?

[TanikaW]

I agree with you about the type of house you can get in Avery versus Steiner. My friend has about 500 more square foot then we do for less cost. But I still don't regret the decision.

On the resale side...I thought the older area of steiner would have an issue on the resale market, but it doesn't seem to. I would avoid being on a main street (if you can) Just because a friend of ours lives right on Grimes Ranch Rd and she wishes she didn't. She has small kids who like to play in the street...so I can see why this is an issue for her.


I don't think any of the neighborhoods will present a problem with the elementary schools. The community has two schools and right now kids from outside of Steiner are going to them. The boundries seem to be about moving the kids from outside of the community to other schools. My daughter is sad about this since several of her friends live outside of Steiner.

[gigi927]

Tanika, we should get together sometime! I live over in River Place. how old are your kids?

new2aus, the elementary school boundaries that have just been modified can be found at:

http://www. leanderisd. org/0708ElemBound.pdf

As Tanika said, I think all the Steiner kids will be attending Steiner schools; it's just that now kids who live outside of Steiner will be moved elsewhere. For example, we live in River Place, where a new elementary is opening next year. River Place kids currently attend Steiner schools; next year, we will all move to the new River Place elementary.

You may want to check out River Place for housing as well - we were really torn between Steiner and River Place. We ended up choosing River Place because it has a very affordable country club with an inhouse day care so if you want to go the gym, have dinner, play tennis or golf, there is somewhere you can take your kids for an hour or two with no problem. That was a big priority for us since we are new here and have no friends in town - literally, we knew no one.

River Place is a bit older than Steiner Ranch, so the floor plans tend to be a bit more outdated,but there are also more heavily treed lots here as a result (that was also important to us). We are also 10 minutes closer to downtown than Steiner, which means you get a little bit less for your $ here than in Steiner. You'd be at the top end of your price range to get something in here for sure. If you come back be sure and check it out if you're considering Steiner. There are a lot of people who move back and forth between the two communities! If you have any other questions about the area, don't hesitate to ask or private message me!

[ripvanbl]

new2aus - I'm in the exact same situation/feeling as your original post. I was wondering what you ended up doing, and if you have made a decision, what helped you make it?

[ericbramlett]

We found several options w/ all the bedrooms up, which was initially a deal breaker for us, but it seems very common there. I was wondering if this is normal and we should reconsider.

In your price point, I would stay away from this type of floorplan - it's becoming obsolete in anything $300k+.

You'll have tons of options in Steiner & in Avery. Obviously, your money goes further in Avery. The commute from Steiner will be an issue for the foreseeable future. That stretch of 620 is a long way from conversion to a true highway. IMO, that should be the focus of your decision. They're both great neighborhoods, but Steiner obviously has the aesthetics pegged. I'm not sure if you're looking at resales, but you should if you're looking in Steiner - the price point on new homes has gone through the roof there, but there are still TONS of options with resales.

[TanikaW]

I agree the New home sales in outrageous now in Steiner. You can get so much more on the resale market. Including more lot space! My neighbor is selling there house for $375K w/ a pool and spa on 1/3 acre lot in Steiner. The house is great with wood floors, etc. I think it is 2700 sqft or so it may be a little larger, but I saw some of the new homes in the same square footage for low to high 400's! With 1/2 the lot size and limited options. It is insane. If you are looking to buy definately go the resale route.

I really don't see an issue at all with traffic on the 620. I can see how it can be an issue in the long run, but with the toll roads I can get to Pflugerville in 35 minutes at 5PM (rush hour). I drive there 3 x per week for my kids afterschool activities and it is really not an issue for me. I guess it just depends on what level of traffic you are use to. We moved from California and I have never seen traffic like that. 2 hours to dive 3 miles!