Austin’s Northern Suburbs Give Renters the Upper Hand
The northern suburbs are where renters have leverage right now. Round Rock rents dropped 9-23% from peak. Pflugerville is pushing aggressive concessions. Georgetown saw some of the steepest corrections in the metro. If you know how to use market data during negotiations, these ZIPs reward you.
Dell anchors Round Rock. Apple and the tech corridor pull demand into Cedar Park and Leander. Samsung’s Taylor campus is reshaping Hutto. And Manor residents can reach both Tesla and Samsung via SH 130. Employer geography matters here—live near your commute and you save both money and sanity.
School districts drive family decisions. Round Rock ISD, Leander ISD, Pflugerville ISD, Georgetown ISD, Hutto ISD—each serves different areas with different reputations. Verify which district covers your specific address before you tour. ZIP codes and school boundaries don’t always align.
What about screening?
More forgiving than central Austin. 600+ credit works at most suburban properties. Some areas—Manor, parts of Pflugerville—flex into the 550-580 range. The further you push from Austin, the more flexibility you’ll find.
The trade-off is distance. Round Rock to downtown runs 25-40 minutes without traffic. Georgetown adds another 15-20. Manor and Hutto work for eastside employment but punish downtown commuters. Run the math honestly. Gas, tolls, time—they add up faster than you’d think.
Employer discounts run deep through the northern suburbs. Dell, Apple, Samsung, Amazon—all have formal programs at apartment communities across the area. Check what you’ll qualify for and I’ll point you to the right submarket.
Quick Fit Check
Best For:
- Work at Dell? → Round Rock (78664, 78665, 78681)—good employer discount programs, short commutes
- Work at Apple? → Cedar Park (78613) and Leander (78641)—Parmer Lane corridor access
- Work at Samsung/Taylor? → Hutto (78634) and Manor (78653)—emerging corridor, maximum value
- Want the best deals right now? → Round Rock dropped 9-23%. Pflugerville running 6-8 weeks free.
- Need good schools? → Round Rock ISD, Leander ISD, Georgetown ISD—all highly rated
Stay Away If:
- You work in Central or South Austin. Commutes run 35-60+ minutes. North Central or South Austin instead.
- You want walkability or nightlife. These are car-dependent suburbs. Central Austin or the Domain for urban lifestyle.
- You hate cookie-cutter suburban. It’s mostly newer master-planned communities. North Central or East Austin for character.
- You need Austin “cool.” Round Rock has family-friendly charm, not Austin weird. That’s the trade-off.
North Austin’s Suburban Comparison
| ZIP | Neighborhood | Rent Range | Walkability | Best For |
|---|---|---|---|---|
| 78664 | Central Round Rock | $1,200–1,700 | Low-Medium | Dell employees, downtown RR charm |
| 78665 | Southeast Round Rock | $1,200–1,700 | Low | Families, newer construction |
| 78681 | West Round Rock | $1,300–1,900 | Low | Premium suburban, Brushy Creek |
| 78717 | Brushy Creek/Avery Ranch | $1,400–1,900 | Low | Families, MUD amenities |
| 78613 | Cedar Park | $1,300–1,800 | Low | Apple commuters, MetroRail access |
| 78641 | Leander | $1,100–1,600 | Low | Maximum savings, newest construction |
| 78645 | Leander | $1,200–1,700 | Low | Lake Travis access, families |
| 78626 | Central Georgetown | $1,200–1,700 | Low-Medium | Small-town feel, Sun City adjacent |
| 78628 | West Georgetown | $1,300–1,900 | Low | Premium family, Berry Creek |
| 78633 | NW Georgetown | $1,200–1,700 | Low | Remote workers, Hill Country feel |
| 78660 | Pflugerville | $1,100–1,600 | Low | Value seekers, aggressive concessions |
| 78653 | Manor | $1,000–1,400 | Low | Maximum affordability, Tesla access |
| 78634 | Hutto | $1,100–1,500 | Low | Samsung corridor, small-town |
Central Round Rock – 78664
This is original Round Rock—Dell HQ territory. The headquarters sits right here, and the employee discount programs are mature. If you work for Dell, lead with that during every tour. Waived fees, reduced deposits, sometimes rent adjustments. These partnerships go back decades.
Southeast Round Rock – 78665
78665 pushes toward the Pflugerville border and I-35 access. Newer construction dominates—less character than 78664 but more modern inventory. Tech commuters heading south to the Domain, Apple, or downtown find the highway access practical.
West Round Rock – 78681
78681 is Round Rock’s premium positioning. Higher price points than central Round Rock, stronger screening expectations, more established suburban character. Families dominate here—Round Rock ISD schools drive demand. Brushy Creek runs through this ZIP. Trail access, green space, neighborhood parks. The outdoor infrastructure is real—not just marketing copy.
Brushy Creek / Avery Ranch – 78717
78717 straddles the Round Rock and Austin border—and the market reflects both. Brushy Creek MUD amenities come included: pools, rec centers, parks, community events. That’s infrastructure other complexes charge $50-150/month extra for.
Cedar Park – 78613
Cedar Park sits closer to Austin than Leander—and the pricing reflects it. Apple corridor commuters find solid value here without pushing as far north. More established apartment inventory than Leander’s newer construction. Lakeline Station connects to the Domain and downtown. Leander ISD schools throughout. Rents run 10-20% below Austin equivalents with standard suburban screening. 600+ credit works at most properties.
Leander – 78641
This is core Leander. Newest construction in the northern suburbs, and the prices reflect the competition. MetroRail’s Leander Station sits at the end of the line—connected to downtown, but you’re looking at a long ride. Apple corridor? Add 10-15 minutes versus Cedar Park. Leander ISD throughout. If you want concessions, this ZIP delivers.
Leander Lake Travis – 78645
Western Leander pushing toward Lake Travis and Hill Country. More rural character, larger lots, some lake access points. Leander ISD still applies. Pricing runs slightly higher than 78641 for the space and scenery. Remote workers and families prioritizing outdoor lifestyle over urban access benefit most.
Pflugerville – 78660
The main Pflugerville ZIP with most of the apartment inventory. New communities are fighting for tenants right now—6-8 weeks free on a 12-month lease isn’t unusual. I-35 and 130 toll get you to Dell, the tech corridor, Tesla. Pflugerville ISD schools. Stone Hill Town Center handles your retail basics. Volume and deals live here.
Pflugerville – 78691
Newer development pushing east toward SH 130. Less established than 78660—fewer restaurants, fewer grocery options—but the construction is newer throughout. Same school district. Tesla and Samsung workers shave time off their commute via the toll road. Before you sign, verify what’s actually built nearby. Some parts are still catching up.
Manor – 78653
Manor is Austin’s affordable eastern edge—and Tesla changed everything here. Gigafactory commuters use SH 130 toll access. Some of Austin’s lowest rents with screening flexibility central Austin can’t touch. Credit in the 550-580 range works at older properties. Newer construction screens stricter but still below Austin standards.
Hutto – 78634
Hutto pushes further northeast—Samsung Taylor territory. The Taylor campus put Hutto on the map for semiconductor workers. Reverse commute to Taylor, reasonable access to Tesla via SH 130. Maximum affordability with small-town Texas character Manor doesn’t have.
Central Georgetown – 78626
This is original Georgetown—historic downtown square, actual small-town Texas character, and Sun City next door. The 55+ retirement community shapes this market. Senior renters dominate parts of the inventory, which means different screening expectations and less competition for standard apartments.
West Georgetown / Berry Creek – 78628
78628 is Georgetown’s premium family market. Berry Creek Country Club anchors the area—golf course community with amenities that justify the price bump. Georgetown ISD schools drive family demand. Tech corridor commuters exist out here, though the drive to Apple or the Domain adds 35-45 minutes. Remote workers and retirees benefit most. Newer construction dominates. More suburban polish than downtown Georgetown offers.
Northwest Georgetown / Serenada (78633)
78633 pushes furthest from Austin—and furthest from Austin pricing. This is where Georgetown meets Hill Country. Serenada and newer developments stretch toward Liberty Hill. More rural character, larger lots, fewer traditional apartments.
Know Your Budget But Not Your Area?
What you can afford in one ZIP gets you something completely different in another. I’ll show you where your money goes furthest—without sacrificing what actually matters to you.
Suburbs North Living FAQs
What’s the difference between Round Rock, Cedar Park, and Leander? Round Rock is the most established—Dell headquarters, a real downtown square, minor league baseball. Cedar Park came next—Lakeline Mall, MetroRail connection to Austin. Leander sits furthest out with the newest construction, best prices, and longest commutes.
Are the northern suburbs boring? If you want nightlife and walkable urban? Yes. If you want family-friendly, affordable, good schools, and space? They deliver exactly that. It’s a trade-off. Not a flaw.
How long is the commute from the northern suburbs to Austin? Round Rock to Domain: 20-30 minutes. Georgetown to downtown: 45-60 minutes. Cedar Park to Apple’s campus: 15-25 minutes. I-35 and 183 traffic makes rush hour unpredictable. Work in the tech corridor and suburbs make sense. Work downtown and you’ll want to run the math more carefully.
Which northern suburb has the best schools? Round Rock ISD and Leander ISD both rate highly. Georgetown ISD is solid. Pflugerville ISD is good but varies by campus. Hutto ISD is still developing. Verify specific school boundaries before you commit—they don’t always follow city lines.
Is there anything to do in the northern suburbs? Round Rock has the outlets, Dell Diamond, and Old Settlers Park. Cedar Park has H-E-B Center for concerts and hockey games. Georgetown has the historic square and Blue Hole Park. It’s not Austin nightlife, but there’s more going on than people assume.
Too Many Options?
What if I want suburban savings but shorter commute? Tech Ridge (78727) offers suburban pricing inside Austin city limits—similar rents to Pflugerville with better access to the Domain and Central Austin. Wells Branch splits the difference between suburban value and Austin proximity.
Where else has aggressive concessions like Round Rock? Pflugerville (78660) is running similar specials. Georgetown properties are sitting longer and negotiating. Kyle and Buda offer comparable incentives south of Austin.
Why Use an Apartment Locator in Round Rock, Pflugerville, Georgetown or Cedar Park?
The northern suburbs look interchangeable on a map. They’re not.
Round Rock ISD versus Leander ISD versus Pflugerville ISD—boundaries don’t follow city lines, and the difference matters for families. Dell’s employee discount program runs deep in Round Rock but doesn’t extend equally everywhere. Some Cedar Park properties have MetroRail access; others claim it but require a 10-minute drive to the station.
I know which communities actually honor employer discounts. Which school boundaries apply to specific addresses. Which properties are running real concessions versus just advertising them. The suburban market has hundreds of options—the trick is narrowing to the ones that fit your situation.
My service is free. Let me help you cut through the noise.
Going solo? When you tour or apply, tell them “Ross Quade from Austin Apartment Locators” referred you. Text me at 512-865-4672 when you apply so I can make sure everything’s on track.
Ross Quade
Austin Realtor and Apartment Expert
This Northern suburban rental guide was written by Ross Quade, a licensed Texas real estate agent (#679806) that specializes in apartment locating. My services are free—always.