Avery Ranch

Overview

Avery Ranch is a master-planned community of 4,000+ homes across 26 sub-neighborhoods in Austin’s 78717 ZIP, Williamson County. It carries Austin city addresses and sits within Austin city limits, but borders Cedar Park — residents access Cedar Park retail, medical, and services daily, so for practical purposes it functions as both. The suburban Cedar Park vibe (family-oriented, active, green) dominates day-to-day life more than Austin proper.

The community spans homes built roughly 2001–2020, with a full range from condos and townhomes to luxury single-family. At a glance:

• Median sale price: $645K (full range $338K–$1.35M)
• Homes: 4,000+ across 26 sections at build-out
• Top school rating: 10/10 (Elsa England Elementary)
• Connected trails: 8.5 miles
• Amenity centers: 5
• Golf course: 226 acres, 18 holes
• Apple Campus: 8–12 minutes, no toll required

It is an established community with 25+ years of identity and a packed social calendar.

Real Estate Market

Sources: Orchard · Rocket Homes · Kopare Real Estate · 2024–2025.

Price tiers

• Condos & Townhomes — $338K–$410K: HOA-covered amenities · lowest entry point into the community
• Entry-Level Single Family — $458K–$550K: Pre-2010 builds · 1,500–2,200 sq ft · great first-home value
• Mid-Range Single Family — $550K–$750K (Most Active): Sweet spot · 2,200–3,500 sq ft · updated kitchens & open layouts
• Upper Range — $750K–$1.0M: Larger lots · premium finishes · golf or trail adjacency
• Luxury & Large SF — $1.0M–$1.35M: Custom builds · 4,000+ sq ft · rare on market

Market snapshot

• Median price: $645K
• Days on market: 24–57 days
• Sale-to-list: 98%
• Price reduced: ~50% of listings
• Property tax rate (2025): 2.17%

What commands a premium: England Elementary zone · trail or golf adjacency · updated kitchen + open layout · 3-car garage · 2015+ build · corner lot.

What may discount value: Power line easements · backing Parmer Ln or Avery Ranch Blvd · pre-2008 original kitchen/baths · south of Parmer (Leander ISD).

Dining & Entertainment

Community events

A neighborhood with 25+ years of identity and a packed social calendar.

• July 3rd Fireworks (Annual Tradition): Annual community fireworks show over the golf course — the neighborhood’s signature event. Hundreds of families gather at Lake Avery for the display.
• Redfish Swim Season (Summer): Avery Ranch’s competitive summer swim team competes in the North Austin Aquatics League. Home meets at the Junior Olympic pool are a neighborhood highlight.
• Spring Egg Hunt (Spring): Community-wide Easter egg hunt on the amenity grounds — a long-running family event organized by the HOA social committee.
• ARSC Year-Round Calendar: The Avery Ranch Social Committee (ARSC) runs year-round events: food truck nights, wine walks, holiday gatherings, and sports leagues for all ages.
• Golf Club Tournaments: Public tournaments, charity scrambles, and seasonal events at the 18-hole course. Sunset Grill patio hosts post-round gatherings overlooking Lake Avery.
• Leagues & Fitness: Tennis league play via Playtomic · Pickleball open courts · Adult swim programs · Basketball pickup games · Orangetheory group fitness in community.

Dining & social scene

In the neighborhood:

• Sunset Grill (Golf Club · Lakeside Patio): 10500 Avery Club Dr · Bar + restaurant overlooking Lake Avery · Popular for post-round drinks and date nights
• Summer Moon Coffee (Coffee · Walkable): 14900 Avery Ranch Blvd · Austin’s beloved wood-roasted coffee brand · walkable from much of the community
• Brooklyn Heights Pizzeria (NY Pizza · Plaza at Avery Ranch): Authentic New York-style slices · neighborhood staple · sports bar atmosphere
• Smokey Mo’s Bar-B-Q (Texas BBQ · 3 min): 10621 W. Parmer Ln · No-frills Central Texas brisket and ribs · consistently packed on weekends

5–10 minutes away:

• Moonshine Patio Bar & Grill (Comfort Food · Date Nights): 10525 W. Parmer Ln · Elevated Southern comfort food · large covered patio · popular for after-work gatherings
• Foxhole Culinary Tavern (Gastropub): N. US-183 · upscale-casual bar food and craft beers · local neighborhood bar feel
• 1890 Ranch (Entertainment District · 5–7 min): 80+ stores + Cinemark 12 theaters · Chick-fil-A, Buffalo Wild Wings, BJ’s Brewhouse, Academy, Burlington · the main social hub for the area
• The Domain (Upscale Shopping & Dining · 15–20 min): Austin’s “second downtown” — Alamo Drafthouse, Torchy’s, North Italia, Kendra Scott flagship, Whole Foods Market 365

The Honest Take

What to love — and what to know before you buy.

What buyers love:

• England Elementary — 10/10 GreatSchools, top 3% of all Texas elementary schools
• IB World School at McNeil High — 97% grad rate, avg SAT 1,270, 51% AP rate
• Championship golf in the neighborhood — 18 holes, public, no membership
• 5 amenity centers · junior Olympic pool · Redfish competitive swim team
• 8–12 min to Apple Campus with no toll road required
• Established community identity — July 3 fireworks, 25+ year neighborhood history
• Lakeline MetroRail: 45-min downtown ride, free parking, traffic-free
• 26 sub-neighborhoods · condos to luxury SF · something for every stage

What to know before buying:

• School district splits at Parmer Lane — verify your address before any offer
• 2.1721% property tax (2025) = ~$14,118/yr on $650K · MUD districts may add more
• Multiple HOA layers — master + sub-HOA; request full disclosure in escrow
• 183A toll road adds $150–$250/month for daily downtown commuters
• Pre-2008 homes often need kitchen/bath updates on top of purchase price
• Airport (AUS) is 45–55 min — not ideal for frequent flyers
• Golf course is public — some non-resident weekend traffic near course entrance
• Tesla Gigafactory and SE Austin employers are 45–60 min

FAQ

Is Avery Ranch in Austin or Cedar Park?

Avery Ranch carries Austin city addresses (78717) and sits within Austin city limits, but borders Cedar Park in Williamson County. Residents access Cedar Park retail, medical, and services daily — for practical purposes it functions as both. The suburban Cedar Park vibe (family-oriented, active, green) dominates day-to-day life more than Austin proper.

What school district is Avery Ranch in?

Most of Avery Ranch (north of Parmer Lane / FM 1431) is zoned to Round Rock ISD — home to England Elementary (10/10), Pearson Ranch Middle (8/10), and McNeil High (7/10, IB World School). Homes south of Parmer Lane are Leander ISD (also excellent — Vista Ridge High is 8/10). The boundary is not perfectly clean: individual street assignments can vary, so verify your specific address at roundrockisd.org before making an offer.

Is the Avery Ranch Golf Club private or public?

Avery Ranch Golf Club is a public daily-fee course — no membership required. Anyone can book tee times 7 days in advance at averyranch.com. The reference green fee is approximately $75 (dynamic pricing). HOA members and Player’s Club members can book 10 days out. Contact: 512-248-2442.

What are the HOA fees?

The master HOA is managed by Cira Management (855-947-2636, AveryR@CiraMail.com). The exact monthly assessment is not publicly published online — community estimates range $50–$150/month. Some sections carry an additional sub-HOA (example: Turnberry condos at $195/month). Always request the full HOA disclosure certificate during your transaction to confirm all fees before closing.

What is the property tax rate in Avery Ranch?

The 2025 property tax rate in Avery Ranch (78717, Williamson County) is 2.1721%. On a $650,000 home, that equals approximately $14,118 per year. Some sections may also fall within Municipal Utility Districts (MUDs) which can add $0.25–$1.00 per $100 valuation on top of the base rate — always verify the specific MUD situation for any property with the Williamson County Appraisal District (wilcotx.gov).

How competitive is the market right now?

The market has normalized from the 2021–2022 peak. Homes are averaging 24–57 days on market (up from under 10 days at the frenzy peak), the sale-to-list ratio is approximately 98%, and roughly 50% of listings have seen a price reduction. Buyers have more negotiation room than during the pandemic era — but well-priced homes in the England Elementary zone with updated interiors still attract strong, fast offers.

Can I rent out my home in Avery Ranch?

Long-term rentals are common in Avery Ranch with strong demand — typical SF rental rates run $2,800–$4,500/month depending on size and section. Short-term rentals (Airbnb/VRBO) require the City of Austin’s annual STR operating license plus 15% hotel occupancy tax. The HOA CC&Rs may also restrict or prohibit STRs — review the full governing documents at averyranchhoa.com/governing-documents before purchasing for STR purposes.

Does Avery Ranch flood?

Most interior Avery Ranch homes are not in a flood zone. However, Brushy Creek — which runs along the community’s northern edge — does have some flood-prone areas. Verify any specific property using FEMA’s Flood Map Service Center (msc.fema.gov) or the City of Austin’s FloodPro tool with the exact address. Sam recommends a flood zone check before every offer in this area.