Austin has topped “best places to live” lists for years. It’s a city with live music on every corner, tacos worth waiting in line for, a booming job market, and trails that cut through the middle of downtown. It’s no wonder people fall in love on their first visit.
But living here is more than breakfast tacos and Barton Springs. The city has grown rapidly, and with that growth comes quirks, challenges, and realities that don’t always make it onto glossy relocation guides. If you’re planning a move to Austin—or just wondering what life here is really like—here are the things we wish people really knew before they unpacked their boxes.
1. Austin Feels Big, But It Still Lives Like a Small City
On paper, Austin is closing in on a million residents. The skyline looks like a mini-Manhattan, and tech giants like Apple, Tesla, and Google have put major roots here. But day-to-day life still has the intimacy of a small town.
You’ll run into people you know at H-E-B, at yoga, or waiting for coffee at Radio. Once you’ve lived here a while, it’s common to bump into friends-of-friends across town and realize that Austin’s social circles are smaller than they look. For many, this is part of the charm—it’s possible to build a network and feel like part of the city in months, not years. But it also means your reputation carries more weight here than in sprawling metros like Los Angeles or New York.
2. Austin’s Real Estate Market Is Unlike Other Texas Cities
Unlike Dallas or Houston, Austin has a thriving private real estate market—and it changes everything. A huge share of the homes here, especially new construction and luxury builds, never make it to the MLS. Some studies estimate that figure being approx. 25% of listings overall.
For example, in neighborhoods like Bouldin, at least 50% of the new construction inventory is off-market– if not more. That means if you’re only looking at Zillow or Redfin, you’re seeing half the picture.
This is why working with the right real estate agent isn’t just helpful—it’s essential. The value of an experienced, well-connected agent in Austin is their access to this shadow inventory. Agents who are plugged into builder relationships, private exclusives, and agent-to-agent networks can open doors (literally) that you wouldn’t even know exist.
In a market this competitive, access is everything. If you’re serious about buying in Austin, this might be the single most important thing to know.
3. Property Taxes and Hidden Costs Matter
Everyone loves to mention Texas’s lack of state income tax. But what newcomers don’t always realize is how high property taxes can be in Austin.
In Central and South Austin, average property tax rates are closer to 2%-2.2%. If you go west into the Hill Country, those rates often drop to around 1.4%–1.6%, but that usually means taking on additional costs like well water, septic systems, or propane.
For buyers relocating from California or New York, property taxes may feel like a surprise—but they’re central to how Austin funds its schools and infrastructure. If you’re budgeting for a home here, don’t stop at your mortgage payment. Factor in property taxes, insurance, and the reality that Austin’s aging housing stock can come with renovation and maintenance expenses.
4. Pick Your Home Based on Lifestyle—Because the Roads Will Shape Your Daily Life
One of the quickest lessons locals will tell you: Austin traffic isn’t about distance, it’s about the route. Mopac (Loop 1) and I-35 both run north-south, but they couldn’t feel more different.
I-35 is a gauntlet of 18-wheelers, constant congestion, and perpetual construction. Mopac is no paradise, but it’s generally calmer and less industrial. With a massive I-35 expansion project expected to create years of disruption, this choice matters even more.
That’s why it’s so important to choose your home based on lifestyle. Do you want to walk to your favorite coffee shop or workout studio? Do you need to be close to your office or the airport? Do you want easy access to dining and nightlife, or space and quiet? Where you live in Austin determines whether your daily rhythm feels effortless—or exhausting. If you choose where you live strategically, you could find yourself rarely complaining about traffic.
5. The Food Scene Moves Faster Than You Can Keep Up
If you’re moving here, know that exploring Austin’s food culture is practically a full-time hobby. You’ll never check every spot off your list—and that’s part of what makes the city so fun.
New restaurants debut on the East Side and all over every month. Even to us who have all been here for over 20 years -- the food scene is sometimes impossible to fully track. Food trucks evolve into brick-and-mortars, while old favorites like Veracruz Tacos or Franklin Barbecue hold their ground.
Here’s the thing: there’s practically a food truck on every corner. Many of them are run by local, small business owners who bring creativity and uniqueness to Austin’s culture. Supporting them matters. Since COVID, many beloved Austin institutions have closed their doors for good, which makes it even more important to champion the places that give Austin its flavor—literally.
6. The Culture Conversation Matters
Ask longtime Austinites and you’ll hear a mix of pride and concern. Austin has changed. The skyline is taller, the neighborhoods more expensive, and the influx of new residents has shifted the city’s identity.
That doesn’t mean the culture is gone—it means it’s evolving. The music, the food trucks, the art, the outdoor spaces, and the small businesses are still here. But moving to Austin comes with a responsibility: to understand and honor the culture that drew people here in the first place.
Supporting local restaurants, going to live shows, buying from Austin-based shops, and getting involved in the community are all ways to be part of preserving the city’s spirit. If you’re moving here, come ready to contribute—not just consume.
Final Thoughts
Austin is an amazing place to live, but it’s not for everyone—and that’s exactly why it matters to be honest about what life here looks like. Pro tip: Visit Austin int he hottest month of the year (August) before pulling the trigger. It's not for the weak, but we think you will be surprised at how many people you will see enjoying Austin's plethora of outdoor activities in all hours of the day -- even when temperatures are hovering around 100°F.
It’s still a small city in disguise, where who you know shapes your world. It’s a city where your highway matters as much as your neighborhood, where property taxes can surprise you, and where the real estate market operates on layers you won’t find online.
And perhaps most importantly, it’s a city in the middle of a cultural conversation: one that asks newcomers and natives alike to consider how we can grow without losing what makes Austin special.
If you’re moving to Austin, come ready to embrace its quirks, support its local culture, and write your own chapter in a city that’s still defining what it wants to be.
We're here to help guide you at every step...Shoot us an email if you're ready to make the move!
~Trigaci Stiles Group
