Property Taxes in Travis, Williamson, and Hays County: What Austin Buyers Pay

Texas ranks among the highest states in the country for property taxes. The 2024 Lincoln Institute of Land Policy study placed the effective rate for Texas owner-occupied homes at roughly 1.63% of market value, compared to a national median around 1.0%. For Austin-area buyers, that number is real and it affects what you can afford. But it also varies considerably depending on which county you buy in. Travis, Williamson, and Hays County all cover different parts of the Austin metro, and their combined rates differ enough to shift your monthly payment by hundreds of dollars on the same home price.

Understanding these differences before you start shopping helps you budget accurately and compare neighborhoods across county lines without surprises at closing.

How Texas Property Taxes Are Calculated

Your annual property tax bill is the result of two numbers multiplied together: the appraised value set by your county appraisal district and the combined tax rate set by all the taxing entities whose boundaries include your property. Those entities typically include your school district, county, city or municipality, water district, and any applicable municipal utility district (MUD).

The combined rate is expressed in dollars per $100 of taxable value. A rate of $2.50 per $100 means a home with a taxable value of $400,000 owes $10,000 per year in property taxes. That translates to about $833 per month added to your mortgage payment through your escrow account.

Your taxable value is typically lower than your appraised value once exemptions are applied. Texas law grants a homestead exemption of $100,000 off the school district taxable value for your primary residence, which was expanded under Senate Bill 2 passed in 2023. Additional local exemptions vary by entity. Filing your homestead exemption promptly after closing is one of the first things you should do as a new Texas homeowner.

Travis County: Austin Proper and Its Suburbs

Travis County covers Austin, Pflugerville, Manor, and parts of Lago Vista, Cedar Park, and Lakeway. The combined tax rate in Austin proper typically lands between $1.90 and $2.10 per $100 of taxable value depending on your specific neighborhood and school district.

As of the most recent certified rolls, the Travis County Appraisal District (TCAD) assessed the median single-family home in the City of Austin at approximately $540,000. After the $100,000 homestead exemption applied to school district value, a buyer in the Austin Independent School District with a combined rate near $2.00 would owe roughly $8,800 per year, or about $733 per month going into escrow.

Buyers in high-growth corridors like Pflugerville or Manor can see slightly different rates depending on which school district applies. Pflugerville ISD has historically run on the higher end of the county. Checking the TCAD website for the exact parcel you are considering gives you the most accurate current-year calculation. Note that the appraisal district updates values annually, and your first full tax year in a home may reflect a different assessed value than what the prior owner paid.

Williamson County: Round Rock, Georgetown, Cedar Park, and Beyond

Williamson County sits north and northwest of Travis and includes Round Rock, Georgetown, Cedar Park, Leander, Hutto, Taylor, Liberty Hill, and Jarrell. The county has grown rapidly and its tax rates have shifted as taxing entities worked to fund infrastructure expansion.

Combined rates in Williamson County communities typically run between $1.95 and $2.50 per $100, depending on whether your property falls within an MUD district. Homes in newer subdivisions outside city limits often fall inside MUD districts that carry their own surcharge, sometimes adding $0.20 to $0.45 per $100 on top of the base combined rate.

Round Rock ISD and Georgetown ISD have historically maintained strong reputations, and the demand for homes in those attendance zones reflects that. Buyers paying a premium for a particular school district should factor the tax rate into the total cost calculation. You can search the Williamson Central Appraisal District (WCAD) website by address to find the specific taxing entities and their rates for any property you are considering.

Hays County: Kyle, Buda, San Marcos, and Wimberley

Hays County runs south and southwest of Austin and covers Kyle, Buda, San Marcos, Wimberley, Dripping Springs, and Buda. It has been one of the fastest-growing counties in the United States for several years running, and new development means many properties fall in MUD or Public Improvement District (PID) boundaries.

Base combined rates in Hays County cities tend to run between $1.85 and $2.30 per $100, but MUD surcharges can push effective rates above $2.50 in newer subdivisions on the county’s outer edges. Dripping Springs has seen significant new construction, and buyers there should look carefully at whether a given lot falls inside the Dripping Springs city limits or in unincorporated Hays County, as that distinction affects which entities appear on the tax bill.

The Hays Central Appraisal District (HCAD, not to be confused with Houston’s CAD) maintains a public portal where you can look up any property by address and see its current entities and rates.

How Property Taxes Affect Your Mortgage Qualification

Lenders include estimated annual property taxes in your PITI (principal, interest, taxes, and insurance) calculation when qualifying you for a loan. Because Texas taxes are higher than the national average, Austin-area buyers often find their qualifying purchase price lower than they expected when they first ran a rough affordability estimate using national mortgage calculators.

For a practical example: on a $450,000 home with a 30-year fixed mortgage at 6.75%, principal and interest would run approximately $2,917 per month. Add a combined tax rate of $2.20 per $100 on a taxable value of $350,000 (after the homestead exemption) and you add about $642 per month. Add insurance at $200 per month and your PITI hits roughly $3,759 before any HOA. That full number is what goes against your debt-to-income (DTI) ratio when you apply for financing.

When you compare two homes in different counties at the same price, the one in a higher-rate area has a higher PITI and may require a higher income to qualify at the same loan amount. Some buyers find they can afford more house in Hays County than in Travis County when accounting for the lower median purchase prices, even if the tax rates are comparable. The math is worth running on each specific property.

For more on how your total payment is calculated, see our guide on down payment realities at every Travis County price tier. If you are comparing school districts as part of your neighborhood search, our post on what buying in Austin’s top school districts actually costs walks through the price premium by zone.

The Homestead Exemption and How to File It

Filing your homestead exemption is free and one of the most valuable things you can do after closing. To qualify, the property must be your primary residence as of January 1 of the tax year you are applying for. You can apply any time during the year, but late filing is generally accepted if done within two years of the deadline.

You file with the appraisal district for the county your home is in: TCAD for Travis County, WCAD for Williamson County, and HCAD for Hays County. Each district’s website has a one-page application and instructions. You will need your driver’s license or state ID reflecting the property address, and you will need your property’s account number from the appraisal district.

The statewide school district exemption of $100,000 saves most homeowners between $1,000 and $1,500 per year in school taxes, depending on the district’s rate. Many counties and cities offer additional local exemptions for homeowners over 65 or with disabilities, so it is worth checking the full exemption schedule for your taxing entities.

Frequently Asked Questions

What is the typical property tax rate in Travis County for Austin homebuyers?

Combined rates in Travis County generally run between $1.90 and $2.10 per $100 of taxable value, depending on your city and school district. On a home with a taxable value of $400,000 after exemptions, that translates to roughly $7,600 to $8,400 per year, or about $633 to $700 per month in your escrow payment.

Are property taxes higher in Williamson County or Travis County?

It depends on the specific city and whether your property falls inside a MUD district. Base rates in Williamson County are often comparable to Travis County, but many newer subdivisions in Williamson County fall in MUD districts that add $0.20 to $0.45 per $100. This can push effective rates above $2.40 in communities like Hutto or parts of Georgetown.

How does the homestead exemption lower my property tax bill?

Texas’s statewide homestead exemption removes $100,000 from the value of your home for school district tax purposes. At a school tax rate of $0.90 per $100, that exemption saves you $900 per year. Many counties and cities also offer local exemptions on top of the school district exemption, so check with your county appraisal district for the full picture.

Do property taxes affect what size mortgage I can qualify for?

Yes. Lenders include estimated annual taxes in your monthly PITI payment when calculating your debt-to-income ratio. Higher property taxes mean a higher monthly obligation, which can reduce the loan amount you qualify for. Two homes priced the same but in different tax rate zones can have meaningfully different monthly payments, affecting your DTI calculation.

When do I need to file my homestead exemption after buying in Texas?

You can file at any point after closing, and the appraisal district typically accepts late applications within two years of the standard deadline. The sooner you file, the sooner the exemption takes effect. Most buyers file within the first few months after closing. You file with the appraisal district for your county: TCAD, WCAD, or HCAD for Travis, Williamson, or Hays County respectively.

Can I protest my property tax appraisal in Texas?

Yes. Texas property owners have the right to protest their annual appraisal if they believe the assessed value is higher than the market value or that there is an error. Protest deadlines are typically May 15 or 30 days after you receive your appraisal notice, whichever is later. Many homeowners file protests themselves; others hire a property tax consultant who works on a contingency basis.

If you are comparing areas and want to understand how property taxes will factor into your specific loan qualification, schedule a discovery call and we will walk through your options together, no pressure and no commitment, just clarity. Schedule a discovery call here.

Ferrando Financial LLC | NMLS# 2403080 | Licensed in Texas. This content is for educational purposes only and does not constitute a commitment to lend. Loan approval is subject to credit, income, and property qualification. Property tax rates and appraisal district data cited are approximate figures for 2024-2026 and may change annually; verify current rates with the applicable county appraisal district before making purchasing decisions.