Live in Avery Ranch
A golf course subdivision inside the City of Austin but wholly in Williamson County, where Parmer Lane roughly divides Leander ISD from Round Rock ISD and the school district decides both the schools and a homestead tax bill that runs from about 1.60% to 1.75% of value.
Avery Ranch is the area the Avery Ranch Homeowners Association filed with the City of Austin's Community Registry: about 1,654 acres between the 183A toll road and Pearson Ranch Road along South Brushy Creek, which the City annexed for limited purposes in April 2000 and then for full purposes section by section until 2007. The City's permit records date 3,353 new houses to the years from 2001 to 2020, 77% of them by the end of 2006, around a public golf course and a 60-acre lake. The 2020 census counted 12,084 residents in 3,969 homes, all in Williamson County, against 8,907 in 3,092 in 2010, and 827 of the 3,831 occupied homes were rented. Zillow publishes no Avery Ranch figure; for ZIP code 78717, where all of its residents live and which is three times as populous, the typical single-family value was $576,132 in August 2026.
Inside Austin, taxed by Williamson County, and split between two school districts
The boundary the Avery Ranch Homeowners Association filed with the City of Austin's Community Registry (registry id 690, active), as the City's map service draws it: about 1,654 acres, all of it in Williamson County and 99.6% of it inside the City of Austin, with a sliver in Cedar Park. South Brushy Creek follows much of the northern edge, with Brushy Creek Road beyond it; Pearson Ranch Road runs along the east; the 183A toll road touches the western tip; and on the south the line follows lot lines north of Neenah Avenue. Parmer Lane crosses the middle and Avery Ranch Boulevard runs through it. The association describes an 1,800-acre community of almost 4,000 homes, larger than the registry polygon.
Avery Ranch is the area the Avery Ranch Homeowners Association filed with the City's Community Registry: about 1,654 acres along South Brushy Creek between the 183A toll road and Pearson Ranch Road, every acre of it in Williamson County. The City annexed it for limited purposes in April 2000, which extended its development rules but not its tax, and then took it in for full purposes section by section, from Avery Ranch West Phase One at the end of 2000 to a last large piece in July 2007. The building followed the same curve: the City's permit records show 3,353 new houses, the first in 2001, 77% of them by the end of 2006 and the last four in 2020. Nearly all the zoned land, 97.8%, is a planned unit development, laid out around a public golf course with a 60-acre lake beside its 18th hole.
The tax bill is not the one on the Austin page. The Austin page works out five units for a Travis County address in Austin ISD. Here the appraisal district is Williamson Central and the county is Williamson, which takes 5% off a homestead rather than Travis County's 20% and adds a farm-to-market and road levy with a $3,000 exemption. There is no Central Health, but there is the Upper Brushy Creek water district at 0.017 per $100, and the school district is Leander or Round Rock. On the 2025 rates and the city's $560,000 median, a homestead in the Leander ISD part owes about $9,792, 1.75% of value, against $9,019, or 1.61%, at the Travis County address; one in the Round Rock ISD part owes about $8,978, 1.60%. The gap is mostly the school rate: Leander's was 1.0869 per $100 and Round Rock's 0.8931, against Austin ISD's 0.9252. Both districts put a higher 2026 rate to voters on 3 November. The appraisal roll still lists the Avery Ranch Road District on nearly every home, but the county's 2025 rate table gives it no rate.
Parmer Lane is roughly the line. The Census Bureau puts 7,432 of the 12,084 residents in Leander ISD and 4,652 in Round Rock ISD. On the appraisal roll every home west of Parmer that lists a district is in Leander; east of it, 1,383 are in Round Rock and 464 in Leander, so east of Parmer the district is a question for each address.
Big houses on ordinary lots. The appraisal district's parcel layer counts 3,487 houses with a median lot of 8,047 square feet and a median of 2,521 square feet of living space, plus 433 condominium units in five regimes. Homestead exemptions stand on 2,416 of the houses, and the census found the rented share of occupied homes doubling, from 330 of 2,992 in 2010 to 827 of 3,831 in 2020. The layer carries no year built and labels its values tax year 2027 in data dated July 2026, so this guide gives no appraised values. Zillow publishes no Avery Ranch figure; its typical single-family value for ZIP code 78717, three times as populous, was $576,132 in August 2026, lower than a year earlier and 24% below the June 2022 peak, and at that price the Leander ISD homestead bill is about $10,118. HOME's three-homes rule is written for SF-1 to SF-3 lots; here the PUD and the association's covenants are the rules to read.
The car does the work. In CapMetro's January 2026 route data no local bus crosses the boundary. The Red Line runs across the western part without stopping; Lakeline station, about 3 km away by road, has a 500-space park and ride and trains every 15 to 30 minutes, none after 8 p.m. from Monday to Thursday or on Sunday. The 183A toll road touches the western tip, $0.87 at the Lakeline plaza with a tag and $1.31 by mail since January 2026, and the Domain is about 16 km down Parmer Lane and MoPac. The City's 25-year and 100-year floodplains cover about 5.4% of the land, along South Brushy Creek, and no house's representative point falls in them.
- Look the address up on the Williamson Central Appraisal District's roll: Parmer Lane divides the districts only roughly
- Work the tax out with Williamson County's exemptions, 5% for the county rather than Travis County's 20%
- Ask the association for its assessment and covenants: its website publishes no fee
- Follow the school tax elections of 3 November 2026, which set next year's school rate on both sides of Parmer
How Avery Ranch got here
- 2000On 24 April the City of Austin annexes Avery Ranch for limited purposes, which extends its land development and environmental rules but collects no City tax. On 31 December the first full-purpose annexation takes in Avery Ranch West Phase One.
- 2001The City issues its first permits here for new houses: 254 that year that went on to pass final inspection.
- 2002The City annexes the golf club for full purposes on 20 May. The club, designed by the former Nicklaus architect Andy Raugust, finishes beside a 60-acre lake.
- 2005The busiest building year: 520 new houses permitted, after 513 in 2003 and 440 in 2004. By the end of 2006, 77% of the 3,353 houses in the permit record have been permitted.
- 2007The first section of the 183A toll road opens in March between RM 620 and RM 1431. On 2 July the last large full-purpose annexation, Avery Ranch Areas Group 3, brings 99.5% of the registry boundary into the full-purpose city.
- 2010Lakeline station opens on 22 March with the Red Line, about 3 km south by road. The census counts 8,907 residents in 3,092 homes, 330 of the 2,992 occupied homes rented.
- 2019The Avery Ranch Road District No. 1, which paid for roads with its own property tax, refinances its bonds; the Series 2019 refunding is its only debt on the 2024 notice.
- 2020The census counts 12,084 residents in 3,969 homes, and 827 of the 3,831 occupied homes are rented. The last four new houses in the permit record are issued.
- 2022Zillow's typical single-family value for ZIP code 78717 peaks at $761,597 in June.
- 2024The road district's 2024 notice shows $710,000 of principal and $28,400 of interest due on the 2019 bonds. Williamson County's 2025 rate table lists no rate for it, though the appraisal district's parcels still carry its code.
- 2025The third phase of 183A opens on 9 April. On the 2025 rates a homestead at $560,000 owes about $9,792 in the Leander ISD part and $8,978 in the Round Rock ISD part.
- 2026On 1 January the Mobility Authority raises tolls; the Lakeline mainline plaza on 183A becomes $0.87 with a tag. In August both school districts set rates above their voter-approval rates and call elections on them for 3 November. Zillow's typical single-family value for 78717 stands at $576,132 in August, against $600,573 a year earlier.
The golf course, the South Brushy Creek greenbelt and the county's trail
The largest open space is private but open to the paying public: the Avery Ranch Golf Club, a daily-fee course the association puts at 226 acres, with its 60-acre lake. The City's land is the Brushy Creek Greenbelt, 51 acres along South Brushy Creek acquired in 2002, most of it inside the northern edge, and Davis Spring Special Park, 14.5 acres just south on Neenah Avenue. North of the neighborhood, Williamson County's Brushy Creek Regional Trail runs about 7.75 miles of mostly concrete path along the main creek to Twin Lakes Park in Cedar Park.
What the map does not show: the association's own pools, parks and trails are for residents and are not on the City's parks layer, and the association calls the county trail 8.5 miles long where the county says about 7.75.
Elsewhere in Austin, not Avery Ranch
29 places, with real drive times
Road-adjusted distance and drive time from the centre of the community to each destination, nearest first. Filter by category.
Showing 1–12 of 29 places, nearest first.
Method: distances and drive times are computed from the OpenStreetMap place node for Avery Ranch, using straight-line distance multiplied by a road factor and a tiered speed model: honest ranges, not routed times.
Every gym within reach
There is no City recreation center or City pool inside Avery Ranch. The association runs pools for residents, and two YMCAs are a short drive away: the Twin Lakes Family YMCA in Cedar Park, with indoor and outdoor pools and a warm-water therapy pool, and the YMCA of Austin's Northwest Family YMCA on McNeil Drive, with a six-lane indoor pool and a gymnasium.
- Association pools: residents only, with a signed waiver
- Twin Lakes Family YMCA, 204 East Little Elm Trail, Cedar Park: indoor and outdoor pools
- Northwest Family YMCA, 5807 McNeil Drive: six-lane indoor pool
| Facility | What it is | Drive |
|---|---|---|
| Twin Lakes Family YMCA open | The YMCA at 204 East Little Elm Trail in Cedar Park, beside Twin Lakes Park: an indoor pool, a seasonal outdoor pool, a warm-water therapy pool, a full gymnasium, a cycle studio and a fitness center, open from 5 a.m. on weekdays. Its own site names the YMCA of Central Texas; the county's park page names the YMCA of Greater Williamson County. | 9–14 min |
| Northwest Family YMCA open | The YMCA of Austin branch at 5807 McNeil Drive, with a six-lane, 25-yard indoor pool, an instructional pool, a seasonal outdoor pool, a gymnasium and a cycle studio, open from 5 a.m. on weekdays. | 10–15 min |
| Avery Ranch Golf Club open | The public course in the middle of the neighborhood, with memberships and demand-priced public tee times. | 3–5 min |
| Brushy Creek Regional Trail open | The free option: about 7.75 miles of mostly concrete trail along Brushy Creek, from Twin Lakes Park in Cedar Park east toward Round Rock. | 6–10 min |
The free option is the Brushy Creek Regional Trail north of the neighborhood, about 7.75 miles along Brushy Creek to Twin Lakes Park.
Rutledge, Henry and Vista Ridge on the Leander side; check the Round Rock side
Two districts serve Avery Ranch, and neither is Austin ISD. Leander ISD's zone finder sends every one of its blocks here, 7,500 of the 2020 residents by its own lines, to Rutledge Elementary on Staked Plains Drive, inside the neighborhood, then Henry Middle and Vista Ridge High in Cedar Park. Round Rock ISD has Sommer Elementary inside the boundary on Avery Ranch Boulevard and Pearson Ranch Middle beside its eastern edge, one of four middle schools that feed McNeil High. The Texas Education Agency rated all six A for 2025.
| School | Board | Note |
|---|---|---|
| Rutledge Elementary School | Leander Independent School District | 11501 Staked Plains Drive, inside the boundary, for early education to fifth grade. On the district's attendance zone finder it is the elementary for every Leander ISD block in Avery Ranch, 7,500 of the 2020 residents by the district's own lines. Rated A for 2025. |
| Henry Middle School | Leander Independent School District | 100 North Vista Ridge Boulevard, Cedar Park: the zoned middle school for the same blocks. Rated A for 2025. |
| Vista Ridge High School | Leander Independent School District | 200 South Vista Ridge Boulevard, Cedar Park: the zoned high school for the same blocks. Rated A for 2025. |
| Sommer Elementary School | Round Rock Independent School District | 16200 Avery Ranch Boulevard, inside the boundary east of Parmer Lane. Rated A for 2025. Round Rock ISD's boundary map would not open for this guide, so which of its schools serve each Round Rock ISD street here is unconfirmed. |
| Pearson Ranch Middle School and McNeil High School | Round Rock Independent School District | Pearson Ranch Middle, 8901 Pearson Ranch Road, sits beside the eastern edge and is one of the four middle schools Wikipedia lists as feeding McNeil High, 5720 McNeil Road. Both rated A for 2025. Neither assignment is confirmed here for a given address. |
| Two districts, two tax rates | Leander ISD and Round Rock ISD | Leander ISD's 2025 rate was 1.0869 per $100 and Round Rock ISD's 0.8931, each after the state's $140,000 homestead exemption. Both districts put rates above their voter-approval rates to voters on 3 November 2026. |
Check the exact address with the district before you commit. Round Rock ISD's boundary map would not open for this guide, so no Round Rock ISD assignment is stated here, and Leander ISD's finder is labeled 2024-25 though the district links it for 2026-27. The association counts three public elementaries in the community; the City's school layer shows two inside the registry boundary.
Month by month, what living here looks like
Not a highlights reel: the actual annual rhythm, including the dates residents have to remember.
- The Williamson Central Appraisal District values every house as it stands on 1 January, and the 2026 county tax is due by 31 January 2027
- Tolls rose on 1 January 2026: the Lakeline mainline plaza on 183A is $0.87 with a tag and $1.31 by mail
- Highs near 17 °C and lows near 5 °C at Camp Mabry, about 20 km south, with about five nights at or below freezing on the 1991 to 2020 normal
- Williamson County tax unpaid on 1 February becomes delinquent, with 7% in penalty and interest
- 48 mm of rain on the normal, the driest month, and highs near 19 °C
- West of Parmer Lane the appraisal roll lists only Leander ISD; east of it, 1,383 homes are in Round Rock ISD and 464 in Leander ISD
- Lakeline station opened on 22 March 2010; Red Line trains still run no service on Sunday
- 183A's first section opened in March 2007, between RM 620 and RM 1431
- Highs near 23 °C and 73 mm of rain
- The City annexed Avery Ranch for limited purposes on 24 April 2000, before most of it was built
- 183A's third phase opened on 9 April 2025
- Highs near 27 °C and 61 mm of rain, with no nights at or below freezing on the normal
- 128 mm of rain on the normal, the wettest month, and about 11 days at or above 32 °C
- The City's 25-year and 100-year floodplains cover about 5.4% of the boundary, along South Brushy Creek, and FEMA's 1% annual chance zone about 4.1%; no house's representative point falls in either
- Leander ISD's school year ends on 27 May 2027
- The association's pools open to residents who sign its waiver, and Twin Lakes Park's pool and swimming beach are at the county trail's western end
- Highs near 34 °C, with about 24 days at or above 32 °C, and 93 mm of rain
- Zillow's typical single-family value for ZIP code 78717 peaked in June 2022, at $761,597
- Highs near 36 °C, with 9.5 days at or above 38 °C (100 °F) on the normal
- The last large full-purpose annexation took effect on 2 July 2007, bringing 99.5% of the boundary inside the full-purpose city
- 50 mm of rain, one of the drier months
- Leander ISD's year started on 12 August 2026; its blocks here go to Rutledge, Henry and Vista Ridge
- Round Rock ISD's board called a tax rate election on 13 August 2026, and Leander ISD announced its own on 17 August
- Highs near 37 °C and about 13 days at or above 38 °C at Camp Mabry
- Highs near 33 °C, about 20 days at or above 32 °C and 88 mm of rain
- The City's 2026 rate, 0.579948 per $100 against 0.524017 for 2025, applies here as it does in Travis County
- The Brushy Creek Regional Trail is mostly concrete, about 7.75 miles along the main creek north of the neighborhood
- Williamson County mails its 2026 tax statements the week of 20 October
- 99 mm of rain on the normal, the second-wettest month, and highs near 28 °C
- Leander ISD says its average 2026 home, $460,292, would pay $27.56 more a year in district tax than in 2025 if its election passes
- On 3 November 2026 Leander ISD asks voters for three cents above its voter-approval rate, for a 1.1169 rate, and Round Rock ISD for six, for 0.9484
- Highs near 22 °C and 74 mm of rain
- Less than one night at or below freezing on the normal
- The first full-purpose annexation, Avery Ranch West Phase One, took effect on 31 December 2000
- Leander ISD's calendar has two weeks of winter break
- Highs near 18 °C and about three nights at or below freezing
4 more photographs of Austin and the region
Drawn from the site's shared, freely licensed Austin photo library, not photographs of Avery Ranch itself. Filter by category.
Showing 1–4 of 4 photographs.
About these photographs. Openly licensed images from the site's shared Austin library, found on Wikimedia Commons and served from there with full attribution. None of them is presented as a photograph of Avery Ranch.