North Suburban Apartments: School Districts, Commute Times & New Construction from $875+

I track Austin’s northern suburbs closer than most — these markets move fast, and the last few years have reshaped everything. Pflugerville and Cedar Park used to feel like small towns. Now they’re tech corridors with amenities that rival anything inside Austin city limits. Georgetown, on the other hand, still has that courthouse-square character even as new construction fills in around it.

The concession market right now is aggressive — I’m seeing 8–12 weeks free at newer Class A properties, with some offering up to 3 months free on longer lease terms. That means your net effective rent can drop well below advertised prices. A $1,400 listed rent with 10 weeks free on a 12-month lease works out to about $1,132 net effective — roughly $268 less per month, which saves you around $3,222 over the first year..

This guide covers six major suburban markets north of Austin: Round Rock (Dell headquarters and IKEA corridor), Pflugerville (Lake Pflugerville and Samsung proximity), Cedar Park (183A toll corridor), Georgetown (historic square and Sun City), Leander (MetroRail terminus), and Hutto (rapid growth area). I’ll break down 15+ communities across these areas — everything from Class A new builds to second-chance friendly options. Rent ranges and concessions reflect February 2026 market data and change frequently.

Here’s what separates the north suburbs from central Austin: you’re trading walkability for space, nightlife for school districts, and urban energy for family-friendly amenities. The question isn’t whether the suburbs are “better” — it’s which suburban market fits your priorities.

The Numbers

Sub-Area Comparison: Which Market Fits You?

Which Market Fits You?

Round Rock works best for corporate professionals near Dell, families who want RRISD schools, and renters who need suburban amenities with easy Austin access. Choose Round Rock if you value established infrastructure and diverse housing — just know you’ll pay moderate markups for that convenience.

Pflugerville suits active renters drawn to lake recreation, families seeking solid schools at competitive pricing, and Samsung/tech workers who need eastern Austin access. If lake lifestyle appeals to you and you’d rather have newer construction than nightlife proximity, Pflugerville makes a lot of sense.

Georgetown appeals to Sun City 55+ residents (walkable square), families wanting small-town character alongside newer amenities, and renters who prefer historic charm over brand-new development. Choose Georgetown if you value community character and don’t mind longer commutes — the downtown square alone is worth the drive for some people.

Cedar Park fits families prioritizing school excellence (LISD), professionals working at The Domain or northwest Austin, and renters wanting Hill Country proximity with suburban convenience. If schools are your deciding factor, Cedar Park belongs on your shortlist.

Leander works for MetroRail commuters, budget-conscious families wanting good schools, and renters who prefer the least urban environment while still connecting to Austin. Choose Leander if you’ll ride the train regularly, want maximum space for your money, or prefer the most “small town” feel of these options.

Hutto suits early adopters comfortable with developing infrastructure, budget-conscious renters wanting new construction, and families who prioritize affordability over established dining and entertainment. The tradeoff is real — limited restaurants and retail — but you’re getting the newest buildings at the best prices.

Round Rock: Dell Country & IKEA Corridor

Round Rock anchors the north suburbs as the most established market. Dell’s headquarters, IKEA, and a revitalized downtown square give it both corporate proximity and small-town character. Round Rock ISD consistently ranks among Texas’s strongest districts.

The area breaks into three distinct zones: downtown Round Rock (78664) around Dell Diamond and the historic square, eastern growth (78665) covering Forest Creek and Teravista, and western expansion (78681) near Brushy Creek and Cat Hollow.

🏆 Class A — Newer Construction

Oasis at Round Rock

Pros

• Brand new 2026 construction with smart home tech and energy-efficient HVAC
• Pool complex with cabanas and covered outdoor areas
• 1,800+ sqft 3-bedroom townhomes available
• Quartz counters, stainless appliances, hard-surface flooring throughout
• Pet spa and off-leash dog park
• Gated entry

Cons

• Highest rents in Round Rock market ($1,750+ for 1BR)
• Limited public transit access — you’ll need a car for everything
• Still completing construction (some amenities pending)

Overall Thoughts

Oasis works for renters who want the absolute newest construction in Round Rock and have the budget for it. The 2026 build date means smart home tech, efficient systems, and design that won’t feel dated for years. The catch is price — you’re paying a markup for that newness. But if you’re relocating from another metro and expect high-spec finishes and pool amenities, this delivers. I wouldn’t recommend it for budget-conscious renters. It’s for people who know what they want and can afford it.

Broadstone Frontera Ridge

Pros

• 2023 construction with open layouts
• Hill Country views from upper floors
• Tech package included (USB outlets, smart thermostats)
• Pool, fitness center, and co-working space
• Walking distance to La Frontera shopping and restaurants
• Strong concessions (10+ weeks free typical)

Cons

• Higher pricing tier ($1,075–$2,525)
• More hardscape than green space
• Parking can get tight during peak hours

Overall Thoughts

Broadstone Frontera Ridge hits a sweet spot — newer construction without the absolute highest price tag. The 2023 build gives you current finishes and layouts, and the La Frontera location means restaurants and shopping within walking distance. I’d point professionals who commute to downtown Austin but want a newer suburban home base toward this one. The commute is manageable, and the amenity package backs up the rent. With 10+ weeks free, the net effective math gets interesting fast.

⚖️ Mid-Range — Solid Value

The Palmer

Pros

• 2023 construction at mid-range pricing
• Flexible floor plans (studio through 3BR)
• Strong concession packages (up to 10 weeks free)
• Fitness center with yoga studio
• Pet-friendly with dog park and wash station
• Convenient to major employers and shopping

Cons

• Smaller units compared to the Class A tier
• Standard finishes — functional, not flashy
• Limited storage in smaller floor plans

Overall Thoughts

The Palmer is the value play in newer Round Rock construction. You’re getting 2023 build quality at prices that compete with 2015–2018 properties elsewhere. I point renters here who prioritize location and newness but don’t need granite countertops or high-spec appliance packages. And the concession math is real — with 10 weeks free on a 14-month lease, you’re looking at net effective rents in the $950–$1,950 range depending on floor plan. That’s strong value for this quality level.

Parkside at Round Rock

Pros

• 2019 construction that still feels current
• Solid amenity package: pool, fitness, business center
• Range of floor plans up to 3.5-bathroom layouts
• RRISD school access
• Active concession market (8–10 weeks free)
• Good walkability to nearby shopping

Cons

• Some units show wear from the initial lease-up period
• Parking can be competitive during peak hours
• HVAC system varies by building (some units run warmer)

Overall Thoughts

Parkside works for families who want established community amenities without paying new-construction markups. The 2019 build date means you’re past the initial lease-up issues but still have current layouts and finishes. School district access is solid, and the larger floor plans work well for families or remote workers who need space. I’ve seen net effective rents drop into the $900s for 1-bedrooms with current specials — that’s hard to beat at this quality level.

💰 Value Tier

Madison at Dell Ranch

Pros

• Most budget-friendly option in Round Rock ($871–$1,350)
• 1998 construction fully renovated in 2013
• All utilities included in rent (big savings)
• Flexible screening criteria (second-chance friendly)
• Small community feel (less crowded)
• Pet-friendly with reasonable fees

Cons

• Older construction shows age despite renovations
• Limited amenity package compared to newer properties
• Smaller floor plans (491–997 sqft range)
• No in-unit laundry (community laundry facilities)

Overall Thoughts

Madison at Dell Ranch is the pick for renters who need a Round Rock address at budget pricing — or those with credit and background challenges who need flexible screening. The all-inclusive rent structure is a huge advantage. You know exactly what you’ll pay each month without surprise utility spikes. It’s a Class B property that accepts Class C renter profiles, which is rare in this market. I tell people: don’t expect luxury finishes. But expect honest value and a management team that works with challenging situations.

Pflugerville: Lake Life & Samsung Proximity

Pflugerville combines lakeside recreation with tech proximity, anchored by Lake Pflugerville and major employers like Samsung. Pflugerville ISD offers strong schools in a more affordable package than some neighboring districts.

The city centers around the lake, with newer developments extending east toward Manor and north toward Hutto. Wells Branch provides more established neighborhoods, while the eastern corridor features the newest construction.

🏆 Class A — Newer Construction

Jovie Pflugerville

[Photo: Lakefront community with modern architecture]

Pros

• 2023 construction with smart home technology
• Walking distance to Lake Pflugerville trails and recreation
• Quartz counters, luxury vinyl plank, stainless appliances
• Pool with cabanas, fitness center, co-working space
• Pet spa and off-leash dog areas
• Aggressive concessions (currently 2+ months free)

Cons

• Highest price point in Pflugerville ($1,150–$2,725)
• Limited public transit — car required for most destinations
• Some amenities still completing construction phase

Overall Thoughts

Jovie Pflugerville is the pick for renters who want lake proximity with current amenities. The 2023 construction means smart home integration and energy-efficient systems, and the Lake Pflugerville location provides outdoor recreation you won’t find in most suburban communities. Concessions are particularly strong right now. With 2+ months free on a 12-month lease, you’re looking at a 0.8333 multiplier on your base rent — that drops a $1,500 listed unit to $1,250 net effective. I’d recommend this to both young professionals and families who want outdoor access without giving up a newer build.

The Parker Austin

[Photo: Modern clubhouse with outdoor entertainment area]

Pros

• 2022 construction with current layouts
• Strong amenity package: pool, fitness, business center, pet facilities
• Flexible floor plans (1–3BR)
• Wells Branch Parkway location (convenient to major roads)
• Concessions up to 2.5 months free on 14-month lease terms
• Good school district access

Cons

• Higher pricing tier ($1,442–$2,400)
• Dense development (less green space per unit)
• Parking allocation can be tight

Overall Thoughts

The Parker Austin offers established quality in Pflugerville’s newer construction market. The 2022 build gives you current finishes and efficient layouts, and the Wells Branch location connects you to both Austin and Round Rock employment centers. I recommend this for professionals who want newer construction amenities but don’t need to be the first residents in a brand-new community. The concession math on 14-month terms is worth calculating — that extra two months of lease term changes the multiplier from 0.7917 to 0.8076 on a 2.5-month concession, which can mean a meaningful difference in your net effective cost.

⚖️ Mid-Range — Solid Value

Legacy

[Photo: Townhome community with mature landscaping]

Pros

• 2019 construction townhomes (more space than apartments)
• 3–4 bedroom layouts ideal for families or roommate situations
• Private attached garages and patios
• Pflugerville ISD schools within district
• Strong concessions (up to 8 weeks free plus gift cards)
• Established community with mature amenities

Cons

• Townhome pricing runs higher than apartment alternatives
• Limited rental flexibility (annual lease terms preferred)
• HOA-style community rules (stricter than typical apartments)

Overall Thoughts

Legacy works best for renters who want single-family home features in a rental format. The townhome layout provides privacy you won’t get in traditional apartments — attached garages and private outdoor space make a real difference. I recommend it for families who aren’t ready to buy but want more room and separation than apartment living offers. School district access is solid, and the community feels more residential than commercial. Factor in current concessions and the monthly cost becomes competitive with Class A apartment options that give you less space.

Tacara at Weiss Ranch

[Photo: Community entrance with water feature]

Pros

• 2023 construction at competitive pricing
• Range of floor plans from studios to 3-bedrooms
• Pool, fitness center, business center
• Pflugerville Parkway location (good connectivity)
• Flexible lease terms and strong concessions
• Pet-friendly community

Cons

• Newer community still building resident base
• Some amenities may have limited hours initially
• Parking structure varies by building

Overall Thoughts

Tacara at Weiss Ranch offers 2023 construction at more accessible pricing than some of Pflugerville’s pricier Class A competitors. The Weiss Ranch location gives good access to both employment centers and outdoor recreation, and newer construction means current layouts and energy-efficient systems. I’d steer renters here who want a newer build without the absolute highest price point. With 6+ weeks free, you’re getting real value — the 6-week concession on a 12-month lease applies a 0.8849 multiplier to your base rent.

💰 Value Tier

Oxford at Santa Clara

Pros

• Most affordable option in Pflugerville ($900–$1,800)
• 2019 construction still relatively new
• Flexible screening criteria (second-chance friendly)
• Range of floor plans for different budgets
• Heatherwilde location convenient to major roads
• Strong current concessions (first month specials)

Cons

• Basic amenity package compared to newer properties
• Some units face busy roadways (noise factor)
• Standard finishes

Overall Thoughts

Oxford at Santa Clara fills the gap for renters who need Pflugerville location at budget pricing. Despite being the value tier, you’re still getting 2019 construction and reasonable amenities. The screening flexibility makes this work for renters with credit challenges or non-traditional income sources. If you’re prioritizing affordability and location over pool cabanas and co-working lounges, I’d say this is the right call. And the first-month specials they’re running right now make move-in costs very manageable.

Georgetown: Historic Square & Sun City

Georgetown combines historic charm with newer growth, centered around the famous courthouse square and expanding with Sun City 55+ developments and new construction neighborhoods.

The market divides into historic Georgetown (78626), northern Sun City area (78633), and western growth corridor (78628) toward Leander.

🏆 Class A — Newer Construction

Modera Georgetown

Pros

• 2023 construction with high-spec finishes
• Ronald Reagan Boulevard location (good connectivity)
• Amenity package includes pool, fitness center, co-working space
• Smart home technology and energy-efficient systems
• Strong concessions (up to 3 months free on select terms)
• Excellent ratings (4.9 stars)

Cons

• Pricing reflects the newness ($920–$1,749)
• Limited historic Georgetown character (more suburban feel)
• Car required for most activities

Overall Thoughts

Modera Georgetown is the standout new-construction option in Georgetown’s expanding market. The 2023 build means current apartment tech and design, and the Ronald Reagan location provides good access to both Georgetown and Austin employment centers. I recommend this for professionals who want newer amenities and a more relaxed pace than Austin proper. Run the concession numbers — 3 months free on a 12-month lease uses the 0.7500 multiplier, which drops a $1,500 base rent to $1,125 net effective. That’s a massive monthly difference.

Citizen House Wolf Ranch

Pros

• 2023 construction in the Wolf Ranch development
• Hill Country setting with scenic views
• Amenity package includes golf access
• Wolf Canyon Road location (established neighborhood)
• Strong concessions (2.5 months free plus gift cards)
• High resident satisfaction ratings

Cons

• Highest price tier in Georgetown ($1,152–$1,742)
• Limited walkability — you’ll need a car despite the community feel
• May feel removed from Georgetown’s downtown character

Overall Thoughts

Citizen House Wolf Ranch works for renters who want a golf-course setting with Hill Country views in Georgetown’s most established new development. The Wolf Ranch context gives you scenic aesthetics and well-maintained grounds, and the 2023 construction provides current layouts and finishes. I’d suggest this for professionals or 55+ renters who prioritize scenery and community amenities over walkable restaurants and shops. The incentive packages (gift cards plus free rent months) make the pricing more accessible than the listed rates suggest.

⚖️ Mid-Range — Solid Value

The Springs at Georgetown

Pros

• 2023 construction at competitive pricing
• Westinghouse Road location (convenient to employment centers)
• Pool, fitness center, business center
• Range of floor plans up to 3-bedrooms
• Excellent resident ratings (4.7 stars)
• Aggressive concessions (up to 12 weeks free on longer terms)

Cons

• Standard finishes — functional, not high-spec
• Newer community still establishing resident culture
• Limited green space relative to unit density

Overall Thoughts

The Springs at Georgetown offers 2023 construction at more accessible pricing than the Class A tier. The Westinghouse location gives good connectivity without the location markup of Wolf Ranch or downtown. I recommend this for renters who want a newer build but don’t need golf access or high-spec finishes. And the concessions are aggressive — 12 weeks free on longer lease terms can bring your net effective rent well below listed pricing. That’s 84 days of free rent applied against a 14-month (426-day) lease.

Chapel Hill

Pros

• 2022 construction with current layouts
• Westinghouse Road corridor (good road access)
• Well-designed amenity package for community size
• Flexible floor plans (1–3BR)
• Current concessions up to 8 weeks free
• Good school district access (GISD)

Cons

• Mid-range finishes (not high-spec materials)
• Limited distinguishing features compared to competitors
• Standard suburban development (less character than historic Georgetown)

Overall Thoughts

Chapel Hill represents solid value in Georgetown’s newer construction market. The 2022 build gives you current systems and layouts, and the pricing stays competitive with older properties that offer less. I point renters here who want a newer build’s reliability without paying for resort amenities they won’t use. School district access makes it particularly attractive for families. And the concession packages help the numbers work within typical budgets — 8 weeks free on a 12-month lease applies a 0.8466 multiplier, which knocks a meaningful chunk off your monthly cost.

💰 Value Tier

The Summit at Rivery Park

Pros

• Georgetown’s most affordable option with reasonable amenities
• 2015 construction still offers current layouts
• Rivery Boulevard location (established area with mature trees)
• Range of floor plans including 3-bedrooms
• Strong concessions (up to 2.5 months free)
• Pet-friendly with reasonable fees

Cons

• Older construction beginning to show wear
• Basic amenity package compared to newer properties
• Some units face busy roadways

Overall Thoughts

The Summit at Rivery Park fills the budget gap in Georgetown’s market. Despite being the value tier, you’re getting 2015 construction and established amenities. The Rivery location puts you in a mature part of Georgetown — real trees, a residential feel, less of that brand-new-subdivision look. I recommend this for renters who want a Georgetown address at accessible pricing, or those with screening challenges who need flexible criteria. Current concessions (2.5 months free) make it even more approachable — use the 0.7917 multiplier on a 12-month lease to calculate your net effective.

Cedar Park: 183A Corridor & Family Focus

Cedar Park anchors the northwest suburbs along the 183A toll corridor. It’s known for excellent schools (Leander ISD), family-friendly amenities, and convenient access to both Austin and the Hill Country.

The market centers around 183A with developments extending toward Brushy Creek and Avery Ranch.

🏆 Class A — Newer Construction

Vera Cedar Park

Pros

• 2023 construction with smart home features
• C-Bar Ranch Trail location (desirable area)
• Full amenity package: pool, fitness center, co-working space
• Range of floor plans including 3-bedrooms
• Strong concessions (2.5 months free on 15-month terms plus gift cards)
• LISD school access

Cons

• Highest pricing tier in Cedar Park ($1,221–$2,604)
• Limited walkability — car required
• New community still building resident base

Overall Thoughts

Vera Cedar Park is the standout new-construction option in Cedar Park’s market. The 2023 build gives you smart home tech and energy-efficient systems, and the C-Bar Ranch location puts you in one of Cedar Park’s most desirable areas. I recommend this for families who want strong amenities and school district access, or professionals who can afford the price point for current suburban living. The gift card incentives combined with free rent months make the move-in package more attractive than listed rates suggest — 2.5 months free on a 15-month lease uses the 0.8332 multiplier.

Muir Lake

Pros

• Established community in Avery Ranch (2014 construction)
• Avery Ranch Boulevard location
• Lake access and Hill Country views
• Large floor plans up to 1,700 sqft
• Mature amenities and established resident community
• Strong concessions (2.5 months free on longer lease terms)

Cons

• Pricing on the higher end for older construction ($1,030–$2,845)
• 2014 build means some systems may need updates
• Limited availability in most popular floor plans

Overall Thoughts

Muir Lake offers established living in Cedar Park’s Avery Ranch area. The location gives you lake access and Hill Country views that newer communities can’t replicate — those took years of mature landscaping to develop. I recommend Muir Lake for renters who want location and larger floor plans over the absolute newest construction. The community is fully mature with established amenities and a real resident culture. The 2014 build isn’t the newest, but the space and setting make it worthwhile if those rank higher than smart thermostats on your priority list.

⚖️ Mid-Range — Solid Value

The View at Cedar Park

[Photo: Community overlooking downtown Cedar Park]

Pros

• Downtown Cedar Park location (walkable to restaurants and shops)
• 2016 construction with reasonable updates
• Range of floor plans up to 2.5 bathrooms
• Good value for the location and amenities
• Current concessions (up to 4 weeks free)
• Pet-friendly community

Cons

• Mid-range finishes showing some wear
• Limited parking during downtown events
• Smaller floor plans in some configurations

Overall Thoughts

The View at Cedar Park offers something rare in these suburbs — actual downtown walkability combined with apartment amenities. The Main Street location puts you within walking distance of Cedar Park’s restaurants and events while still providing pool and fitness center access. I like this one for renters who want some urban character without leaving the suburbs entirely. It’s one of the few options where you can walk to dinner without giving up school district access and family-friendly amenities.

💰 Value Tier

Quest

Pros

• Cedar Park’s most affordable option ($912–$1,901)
• 2020 construction still relatively new
• Quest Parkway location (quiet residential area)
• Family-friendly amenities including playground
• Flexible screening criteria
• LISD school access at budget pricing

Cons

• Basic amenity package compared to newer properties
• Limited floor plan variety
• Some units face busy roadways

Overall Thoughts

Quest fills the budget gap in Cedar Park’s market while maintaining reasonable quality and school district access. The 2020 construction means current layouts and systems at value pricing. I recommend Quest for families who prioritize LISD access and affordability over resort-level amenities — or renters who need Cedar Park location at accessible pricing. The screening flexibility also makes this work for renters with credit challenges who still want quality school access for their kids.

Leander: MetroRail Terminus & Crystal Falls

Leander serves as the Red Line MetroRail terminus, offering direct rail access to downtown Austin while keeping small-town character intact. Crystal Falls and established neighborhoods along 183A round out the housing options.

🏆 Class A — Newer Construction

The Gabriel

Pros

• 2024 construction with current amenities
• 183A Toll Road location (strong connectivity)
• Full amenity package: pool, fitness center, co-working space
• Range of floor plans up to 3-bedrooms
• Strong concessions (up to 12 weeks free)
• Smart home technology included

Cons

• Higher pricing tier ($1,133–$1,890)
• Limited walkability (suburban development)
• New community still establishing character

Overall Thoughts

The Gabriel is the newest Class A construction in Leander’s expanding market. The 183A location provides strong connectivity to both Austin and the Hill Country, and the 2024 build ensures current smart home integration and energy efficiency. I recommend this for professionals who want new construction quality with commuter access — especially those who might use the nearby MetroRail station. And with 12 weeks free, the math gets compelling. That’s 84 days of concession on a 365-day lease, which applies roughly a 0.77 multiplier to your base rent. A $1,500 listed unit drops to around $1,155 net effective.

⚖️ Mid-Range — Solid Value

The Southbrook

[Photo: Community pool and clubhouse area]

Pros

• 2021 construction with current layouts
• South Brook Drive location (established residential area)
• Well-designed amenity package for community size
• Range of floor plans including 3-bedrooms
• Strong concessions (up to 12 weeks free on select homes)
• Good value for the construction quality

Cons

• Standard finishes rather than high-spec
• Limited distinguishing features compared to Class A properties
• Smaller community size (fewer amenity options)

Overall Thoughts

The Southbrook offers good value in Leander’s newer construction market. The 2021 build gives you current systems and layouts at competitive pricing. I point renters here who want newer construction reliability without paying a markup for amenities they won’t use extensively. The location provides good access to both Leander’s local amenities and Austin commuter routes. With current concessions bringing net effective rents down — 12 weeks free applies roughly a 0.77 multiplier — this represents solid value for renters prioritizing build quality and location over resort-level extras.

💰 Value Tier

The Sarah by ARIUM

[Photo: Community entrance with established landscaping]

Pros

• Most affordable option in Leander ($947–$2,514)
• 2019 construction still current
• Ronald Reagan Boulevard location (good connectivity)
• Range of floor plans for various needs
• Strong concessions (2.5 months free on 13-month lease terms)
• Flexible screening criteria

Cons

• Basic amenity package compared to newer properties
• Some units beginning to show wear from initial lease-up
• Standard finishes

Overall Thoughts

The Sarah by ARIUM provides accessible pricing in Leander’s market while maintaining reasonable quality. The 2019 construction gives you current layouts and systems, and the Ronald Reagan location connects you to employment centers and MetroRail service. I recommend this for renters who need a Leander address at budget pricing, or those with screening challenges who still want reasonable build quality. The 2.5-month concession on a 13-month lease uses the 0.8076 multiplier — run the numbers on your target unit and you’ll see real savings.

Hutto: Newest Growth & Emerging Market

Hutto represents the newest suburban growth north of Austin, with rapid development along Highway 79. New construction communities target families and young professionals seeking affordable alternatives to more established suburbs.

🏆 Class A — Newer Construction

Hutto Station

[Photo: Modern transit-oriented development]

Pros

• 2024 construction with smart home technology
• Exchange Boulevard location (convenient to major roads)
• Full amenity package: pool, fitness center, co-working space
• Range of floor plans including 3-bedrooms up to 1,903 sqft
• Look-and-lease specials with application and admin fee waivers
• Transit-oriented development concept

Cons

• Higher pricing in a developing market ($1,175–$2,860)
• Limited established dining and shopping nearby
• New community without established resident culture

Overall Thoughts

Hutto Station is the Class A option in Hutto’s rapidly developing market. The 2024 construction means current apartment tech and efficiency, and the Exchange Boulevard location positions you for future growth in the area. I recommend this for renters comfortable being early adopters — you’re trading limited walkable restaurants for new construction quality and pricing that undercuts more established suburbs. The look-and-lease specials keep move-in costs manageable, which matters when you’re budgeting for a new place.

⚖️ Mid-Range — Solid Value

The Emory

Pros

• 2022 construction at competitive pricing
• Carl Stern Drive location (residential area)
• Good amenity package including family features
• Range of floor plans for different needs
• Current concessions (look-and-lease specials)
• Hutto ISD school access

Cons

• Limited floor plan variety compared to larger communities
• Basic finishes — not high-spec
• Smaller community size (fewer social opportunities)

Overall Thoughts

The Emory offers good value in Hutto’s developing market — 2022 construction quality at accessible pricing. The residential location gives you a neighborhood feel while still providing pool and fitness access. I recommend this for families who prioritize school district access and a safe, quiet setting over extensive amenity packages. The look-and-lease incentives are worth taking advantage of if you can tour and decide quickly.

Living in the North Suburbs

Food & Drink

The north suburbs mix chain favorites with local standouts across each market. In Round Rock, downtown’s Main Street features Lone Star Grillhouse for steaks and Kerbey Lane Cafe for Austin classics. Georgetown’s historic square anchors the region’s best dining scene — Wildfire handles steaks and craft cocktails and Monument Cafe is known for legendary pies and comfort food.

Cedar Park’s dining clusters along the 183A corridor. Salt Traders Coastal Cooking brings Gulf Coast flavors and Brewery Rickshaw offers craft beer with casual dining. Pflugerville’s lake area has Two Brothers BBQ Market for authentic barbecue and Hanabi Ramen Bar for Japanese comfort food.

Leander and Hutto are still developing their dining scenes. Leander’s downtown features Smokin’ Beauty BBQ and DB Alehouse, while Hutto remains chain-dominated — though local concepts are starting to emerge along the Highway 79 corridor.

Parks & Outdoor

Each suburb offers distinct outdoor recreation. Round Rock centers around Old Settlers Park, a 645-acre complex with softball fields, disc golf, and event venues. The Brushy Creek Regional Trail connects Round Rock to Cedar Park through 18 miles of hike-and-bike trails.

Pflugerville’s crown jewel is Lake Pflugerville — swimming, fishing, and 3 miles of concrete trails around the water. No other suburban market north of Austin offers that kind of lake recreation.

Georgetown features Blue Hole Park for swimming in the San Gabriel River and San Gabriel Park for more traditional recreation. Cedar Park connects to Brushy Creek Lake Park and the regional trail system.

Leander provides access to Devine Lake Park and Crystal Falls Golf Course, while Hutto’s outdoor amenities are still developing as the city grows.

Commute Realities

Traffic reality: Morning rush (7:30–9:30 AM) hammers southbound routes toward Austin. Evening rush (5:00–7:00 PM) stacks up northbound. I-35 through Round Rock can add 15+ minutes during peak periods. The 183A toll road provides faster — but pricier — commutes for Cedar Park and Leander residents.

MetroRail note: Leander offers Red Line service to downtown Austin with stops at Lakeline (Cedar Park area), Northwest Plaza, and points south. The train runs limited schedules primarily during commuter hours. It’s useful if you work downtown on a regular schedule. Not so useful for flexible hours or evening plans.

Frequently Asked Questions

Which north suburb offers the best value for families?

Pflugerville right now. The combination of school quality (PISD), recreational amenities (Lake Pflugerville), and housing costs is hard to beat. You’ll find new construction in the $1,200–$1,800 range with solid concession packages, plus lake access that other suburbs can’t match. Round Rock East (78665) also provides strong family value with RRISD schools and newer construction at competitive pricing.

How do school districts compare across the north suburbs?

Round Rock ISD and Leander ISD consistently rank highest, with Georgetown ISD also performing well. Pflugerville ISD offers solid performance at more affordable housing costs. Hutto ISD is newer and still establishing its reputation, but early indicators are positive. For families where schools are the deciding factor, focus on Round Rock or Cedar Park (Leander ISD) areas.

Which suburbs have the best concession deals right now?

Georgetown and Pflugerville are running the most aggressive concessions, with many properties offering 8–12 weeks free on 12+ month lease terms. New construction across all suburbs typically offers 2+ months free, while established communities (2015–2019 construction) often provide 4–8 weeks free plus move-in incentives like gift cards or waived fees.

What’s the difference between advertised rent and actual monthly cost?

Net effective rent accounts for concessions and typically runs 10–20% below advertised rates in the current market. For example, a $1,400 advertised rent with 8 weeks free on a 12-month lease — that’s 56 free days against 365 lease days — works out to $1,185 net effective, a $215 monthly difference. But always ask about total monthly costs including mandatory fees, which can add $75–$200 for items like valet trash, pest control, and utility packages.

Which suburb is best for young professionals working downtown?

Pflugerville offers the strongest combination of commute time (20–30 minutes), current amenities, and nightlife access. Round Rock provides slightly shorter commutes but fewer entertainment options. Cedar Park works if you’re willing to pay 183A toll road costs for a faster commute. I’d skip Leander or Hutto unless you’re using MetroRail or genuinely don’t mind 45+ minute commutes.

How flexible is screening across these suburban communities?

Class A properties (built 2020+) typically require 650+ credit scores and 3x income. Class B properties (2010–2019) often accept 600+ credit with 2.5–3x income. The most flexible screening shows up in older Round Rock and Pflugerville properties — some accept 550+ credit with additional deposits or guarantors. Georgetown properties tend toward stricter screening given the area’s demand. If you need second-chance apartments with flexible screening, I can help you identify which specific communities work with your situation.

Do any suburbs offer public transportation besides MetroRail?

Besides Leander’s MetroRail service, public transit is limited. Capital Metro runs some bus service along major corridors (I-35, 183), but frequencies are low and coverage is thin. Plan on owning a car for suburban living. The 183A toll road provides faster commuting for Cedar Park and Leander residents willing to pay $3–$5 daily for the speed.

Which areas have the most new construction coming online?

Hutto leads in new development volume, with multiple communities completing construction through 2026. Georgetown’s Wolf Ranch area continues expanding. Round Rock’s eastern corridor (78665) sees steady new construction. Cedar Park’s growth is more limited by geography and established development patterns — less open land to build on.

Are there furnished apartment options in the north suburbs?

Limited furnished options exist, mainly in newer Class A properties. Most suburbs offer corporate housing services, but expect to pay 30–50% markups over unfurnished rates. For shorter-term furnished needs, extended-stay hotels or Airbnb options may be more cost-effective than furnished apartment units.

The Hutto Area is Up and Coming

The north suburbs are Austin’s suburban evolution — former small towns that have become full-service communities with amenities, schools, and new construction that rival anything inside city limits. Each suburb serves different priorities: Round Rock for corporate proximity, Pflugerville for lake recreation, Georgetown for historic charm, Cedar Park for school excellence, Leander for MetroRail access, and Hutto for emerging value.

The concession environment right now heavily favors renters. Net effective rent calculations show 15–25% savings below advertised rates across most properties. Understanding Property Class matters here — Class A (built 2020+) commands higher listed rents but offers current amenities and tech, Class B (2010–2019) provides solid living at more accessible pricing, and the limited Class C inventory offers budget options for renters with screening challenges.

The mistake I see renters make? Choosing based on advertised rent without calculating net effective costs or understanding screening requirements by Property Class. A $1,600 Class A property with 10 weeks free can cost around $1,293 net effective per month — less than a $1,400 Class B property with minimal concessions, and you’re getting a newer build with better amenities.

Ready to narrow down your options? Text me at 512-865-4672 or call 512-320-4599. I know the current concession landscape, screening requirements, and which properties offer the best value for different situations. You can also get started here — my service is free to renters, and I’ll help you navigate the application process and negotiate the best deal.