Living Well in Austin | Updated November 2026
By Albert Allen, REALTOR® and Luxury Real Estate Advisor with Compass. Austin native, helping clients buy and sell in Tarrytown, West Lake Hills, Hyde Park, Travis Heights and across Austin.
The Short Answer
Is moving from Houston to Austin worth it? For many Houston buyers, yes: hills, lakes and drier air at the same income tax rate (zero). The contracts are the same, and a 65+ or disabled school tax ceiling can move from Harris County to Austin with you.
Harris County households moving to Travis County 3,073 tax returns, 4,282 people (IRS, 2022–2023) | School homestead exemption, 65+ or disabled $200,000 $140,000 general + $60,000 added, from 2025 | Austin core combined tax rate, 2026 $2.1211 per $100; City, County, Central Health, AISD, ACC |
Source: IRS Statistics of Income county-to-county migration, 2022–2023; Texas Comptroller (Tax Code §11.13); 2026 adopted rates of the City of Austin, Travis County, Central Health, Austin ISD and ACC (combined figure is my sum).
Mansfield Dam and Lake Travis, the Hill Country reservoir west of Austin that the dam created. Photo: Joe Mabel, CC BY 3.0, via Wikimedia Commons.
Harris County sends more households to Travis County than any other county outside the Austin metro among those checked in IRS data: 3,073 tax returns and 4,282 people in the 2022 to 2023 filing years. There’s no headline corporate relocation behind those numbers. For many Houston buyers, it’s a lifestyle choice.
Because it’s a Texas-to-Texas move, a lot stays the same. What changes is zoning, flood geography, the air at 4 p.m. in August and what you do on a Saturday. Here’s what to know about buying in Austin and selling the home you own in Houston.
What changes when you move from Houston to Austin
Income tax: nothing. Texas has no personal income tax, per the Texas Comptroller.
Property taxes: same system, new units. You’ll trade the Harris Central Appraisal District for the Travis Central Appraisal District (TCAD). Inside the City of Austin and Austin ISD, the 2026 adopted rates add up to about $2.1211 per $100. I haven’t verified a typical Harris County total, so compare against your own Houston tax statement.
Worked example: a home at the City of Austin’s September 2026 median sale price, $570,958 (Unlock MLS). Assumptions: appraised value equals price, homestead, owner under 65, inside the City of Austin and Austin ISD, no MUD, ESD or PID. Tax = taxable value × rate ÷ 100.
Taxing unit (2026 adopted rate) | Taxable value | Rate per $100 | Estimated tax |
|---|---|---|---|
Austin ISD | $570,958 − $140,000 = $430,958 | $0.9184 | $3,958 |
City of Austin | $570,958 | $0.579948 | $3,311 |
Travis County | $570,958 | $0.386210 | $2,205 |
Central Health | $570,958 | $0.132863 | $759 |
Austin Community College | $570,958 | $0.103643 | $592 |
Total | $2.1211 combined | about $10,825 a year |
This is an estimate; confirm with TCAD and the Travis County Tax Office. It leaves out any local-option homestead exemptions the city, county or other units offer, which would lower the bill. At 65+ or disabled, the school exemption rises to $200,000, so the school line becomes $370,958 × $0.9184 ÷ 100 = $3,407.
The school homestead exemption is $140,000 statewide, and the 10% homestead appraisal cap starts Jan. 1 of the year after you qualify. File with TCAD before May 1 once your Texas ID shows the Austin address.
Over 65 or disabled? Bring your school tax ceiling with you
The Comptroller says an owner who moves to a new Texas homestead “may be able to transfer a proportionate amount of the limitation”. You transfer the percentage of savings your old ceiling gave you, not a dollar amount.
- Ask the Harris Central Appraisal District (or Fort Bend, Montgomery or wherever your homestead is) to remove your exemptions and issue a Tax Ceiling Certificate. Tax Code §11.261 entitles you to it.
- File Form 50-114 with TCAD and check “transferring a tax limitation.”
- Only the school ceiling moves. City, county and junior college ceilings port only within the same taxing unit.
Albert’s tip: A hypothetical to show the percentage: if your Houston ceiling meant you paid 60% of the full school tax, the Austin ceiling is set so you pay about 60% of the new school tax. Ask TCAD to confirm before you budget around it.
Zoning: Houston has none, Austin has plenty
The City of Houston says plainly that it “does not have zoning”. Development follows ordinances such as Chapter 42 and, in many neighborhoods, private deed restrictions. Austin has both city zoning and HOA or deed restrictions.
Austin’s rules have loosened, too. The HOME amendments (Dec. 7, 2023) allow up to three housing units on lots zoned SF-1, SF-2 or SF-3, and Phase 2 (May 16, 2024) allows one unit on lots as small as 1,800 square feet. Check the zoning on your lot and its neighbors, then read the deed restrictions, which can be stricter than city code.
Flood geography: different terrain, same homework
Houston’s flood risk comes from flat land and bayous; after Hurricane Harvey, Harris County voters approved $2.5 billion in flood-control bonds on Aug. 25, 2018. In Austin, hills shed water quickly into creeks, so the risk follows creek floodplains and low crossings.
Either way, check the exact lot: the FEMA flood map, then the City of Austin’s FloodPro map, which shows floodplains, storm drains and elevation certificates. Read the Seller’s Disclosure Notice for flooding history and get an insurance quote early.
Humidity, heat, lakes and the Hill Country
Austin isn’t cooler. Its July normal high is 96.6°F at Camp Mabry against 94.5°F at Bush Intercontinental, with 28.8 days a year at 100°F or more (NOAA 1991–2020 normals). The difference you’ll feel is humidity, since Austin sits well inland from the Gulf.
The weekend trade is Galveston for lakes and limestone. Lady Bird Lake runs through downtown, Lake Austin winds between the hills, and Lake Travis and the Hill Country are a short drive west. Barton Springs and the Greenbelt put swimming holes inside the city.
Neighborhood matches: if you loved it in Houston, look here in Austin
If you loved… | Look at… | Why it’s a match |
|---|---|---|
River Oaks | Established close-in estates and mature trees | |
The Heights | Older bungalows, porches and walkable grids | |
Memorial or Tanglewood | Larger wooded lots, with hills in place of pines | |
Montrose | Eclectic central streets near parks and South Lamar | |
Downtown or Galleria high-rises | Full-service towers near Lady Bird Lake | |
The Woodlands | Planned communities with trails, pools and green space |
How buying a home in Texas is different (for you, it isn’t)
TREC forms are required statewide, and the current resale contract is TREC 20-19 (effective July 1, 2026). The option period, the TDI-set title premium, the 7-day termination right on a late Seller’s Disclosure Notice and the lack of public sale prices all work as they do in Harris County.
The houses themselves
- Foundations: slab-on-grade is standard in both. East Austin clay behaves a lot like Gulf Coast clay; west-side lots often sit on limestone, with steep driveways and retaining walls to inspect.
- Hail over hurricanes: storm surge drops off your list, but Central Texas hail is real. Ask for the roof’s age and claims history.
- Trees and pools: the City of Austin regulates removal of larger trees, so check before you plan a pool or addition.
Getting back to Houston
As of June 2026, AUS had nonstop flights to Bush Intercontinental on United and to Hobby on Southwest; routes change, so check first. Driving is usually US 290 east, or SH 71 east to I-10 at Columbus.
Selling your Houston home and buying in Austin
Same-state contracts make the timing easier, because both agents write from the same TREC forms.
- Price the Houston home first, including any flood history a buyer will ask about.
- Pick your sequence: sell first and rent, buy first with a bridge plan, or use TREC’s addendum for the sale of other property by the buyer.
- Negotiate a rent-back after the Houston closing so you can close in Austin and move once.
- Request the tax ceiling certificate if you’re 65+ or disabled.
I can connect you with an agent in Houston through my national relocation network so both sides run on one timeline.
What to verify before you move
- Every taxing unit on TCAD, including any MUD, ESD or PID.
- FEMA and City of Austin FloodPro maps for the exact lot, plus an insurance quote.
- The lot’s zoning, what HOME allows next door and any HOA or deed restrictions.
- Homestead removal in Houston, filing in Travis County and the ceiling transfer if you qualify.
- School district: Austin ISD, Eanes ISD, Round Rock ISD, Leander ISD or Lake Travis ISD, among others. Confirm zoning with the district.
Albert Allen’s Perspective on Moving from Houston to Austin
I think Houston buyers are among the best-prepared people moving to Austin. They already know Texas contracts, taxes and heat, so they can spend their energy on the right neighborhood.
The adjustment I’d plan for is zoning. Coming from a city without it, Austin’s rules matter both for what you can build and for what might be built next door.
If you qualify for the over-65 or disabled ceiling, I’d make the transfer part of the plan from day one.
Frequently Asked Questions About Moving from Houston to Austin
Do I pay state income tax in Austin?
No. Texas has no personal income tax.
Can I transfer my over-65 property tax ceiling from Houston to Austin?
Yes, for school taxes, as a percentage of savings. Get a Tax Ceiling Certificate from your current appraisal district and file Form 50-114 with TCAD.
Does Austin have zoning?
Yes. Austin has city zoning plus HOA and deed restrictions, while the City of Houston has no zoning.
Does Austin flood like Houston?
The risk is different. Austin’s follows creek floodplains and low crossings, so check FEMA maps and the City of Austin’s FloodPro map for any address.
Is Austin less humid than Houston?
It’s drier, but not cooler: Austin’s July normal high is 96.6°F against 94.5°F at Bush Intercontinental.
What is the property tax rate in Austin?
About $2.1211 per $100 for a home in the City of Austin and Austin ISD at 2026 adopted rates, before any MUD, ESD or PID.
Which Austin neighborhoods are most like The Heights?
Hyde Park, Travis Heights and Bouldin Creek, with older bungalows and walkable streets.
Looking to Sell?
Selling in Houston first?
I can connect you with an agent in Houston through my national relocation network, so your sale and your Austin purchase are planned together. If you already own in Austin, I’ll also prepare a complimentary home valuation.
About Albert Allen
Albert Allen is an Austin native and Luxury Real Estate Advisor with Compass. He is a Certified Luxury Home Marketing Specialist™ and a member of the Million Dollar Guild™, serves as 2026 Board President of Rebuilding Together Austin and is part of the 2026 Advisory Group for the Austin Board of REALTORS® Foundation.
Albert represents buyers and sellers across Austin, including Tarrytown, West Lake Hills, Barton Creek, Northwest Hills, Hyde Park, Travis Heights, Bouldin Creek, Zilker, Steiner Ranch and downtown, and helps Houston buyers plan both sides of a Texas-to-Texas move.
Comparing cities? See how buyers from other cities compare.
Living Well in Austin
Is Austin the Right Fit for You?
Whether you’re comparing Austin neighborhoods, timing a Houston sale or transferring a tax ceiling, I’d be happy to help you understand your options.
Let’s look at the neighborhoods, the flood and zoning details and the timing that fit your move.
Albert Allen | Compass | Living Well in Austin
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Sources and Methodology
Sources: IRS SOI migration data, 2022–2023; Texas Comptroller (2023–2026); Texas Tax Code §§11.13, 11.26, 11.261, 23.23; Bexar Appraisal District; Travis Central Appraisal District (2026); City of Austin (2026 tax rate; HOME amendments; FloodPro); Travis County, Central Health and ACC (2026 rates); Community Impact (Oct. 9, 2026); Unlock MLS (September 2026); City of Houston Planning and Development; Harris County Flood Control District; TREC; Texas Department of Insurance; NOAA and National Weather Service 1991–2020 normals; Austin-Bergstrom International Airport (June 2026). Tax figures are estimates. Albert Allen, REALTOR®, Compass RE Texas, LLC. Information is believed reliable but not guaranteed.
