Austin Property Taxes by City: Cedar Park vs Round Rock vs Leander vs Georgetown (2025–2026)

If you're relocating to the Austin metro, the difference between choosing Cedar Park, Round Rock, Leander, or Georgetown could mean $1,500–$2,500 more (or less) on your annual property tax bill — and almost no one puts those real numbers in one place. This guide does exactly that. All rates reflect adopted 2025 tax-year figures (billed in fall 2025, due January 31, 2026) sourced from official county tax rate tables and city budget notices.

Why Property Taxes Hit Hard in Texas (and How They Work)

Texas has no state income tax. That sounds great until you see your property tax bill. To fund schools, roads, emergency services, and local government, Texas relies almost entirely on local property taxes — and the amounts are significant. Your annual bill is not one flat rate. It is the combined total of every taxing jurisdiction your property sits in: typically a school district, a county, a city, and potentially a Municipal Utility District (MUD) or Emergency Services District (ESD).

Each entity sets its own rate annually, expressed as dollars per $100 of assessed value. Add them all up and you get your total combined rate — which is what actually determines your bill. Two homes at the same price on opposite sides of a city-limit line can carry meaningfully different tax burdens.

One more Texas-specific nuance: because the state has no income tax, appraisal districts tend to be aggressive about keeping assessed values close to market. Williamson County Assessment District (WCAD) reported an average assessment increase of 6.3% in 2025, with newer homes averaging 19.6%. That means even when cities lower their rates, rising values can still push bills higher.

The 2025 Comparison Table: 5 Cities, Real Numbers

The table below compares total combined property tax rates for a standard homeowner in each city — no MUD overlay, no special districts. All figures use 2025 adopted rates from Williamson County, Travis County, and official city budget documents. The "Annual Bill on $400K" column uses the full appraised value with no exemptions applied, so you can see the raw cost before any homestead reduction. The "After Homestead" column applies the $140,000 school-district exemption (Prop 13, effective 2026) plus each city's local homestead exemption.

Sources: Texas National Title 2025 Tax Rate Sheet (city and school district rates); Williamson County adopted 2025 rate of $0.413776 per $100 (raised from $0.333116 for flood recovery); Travis County adopted 2025 rate of $0.375845 per $100. "After Homestead" figures apply the $140,000 Prop 13 school exemption (effective 2026 tax year) plus each city's optional homestead exemption (Georgetown: 5% of value; Cedar Park/Leander: 1%; Round Rock: varies). All figures are estimates — your exact bill depends on your specific property, applicable exemptions, and any MUD or ESD overlays in your neighborhood. Verify with WCAD (Williamson County) or TCAD (Travis County).

The School District Is Everything

Look at the table and notice one pattern immediately: the school district rate drives more of the variation than anything else. Round Rock ISD at 0.8931% is by far the lowest among the major Austin-area ISDs — and that is the single biggest reason Round Rock homeowners pay notably less in total taxes than their Cedar Park or Leander counterparts, despite similar county and city rates.

Leander ISD at 1.2389% is the highest of the group compared here. Cedar Park sits within Leander ISD boundaries, which is why Cedar Park's combined rate (approximately 2.10%) looks nearly identical to Leander's (approximately 2.16%) despite Cedar Park having a lower city rate. If you're choosing between Cedar Park and Leander specifically, the difference is mostly the city rate — not the school district.

Georgetown ISD at 1.2093% is close to Leander ISD, but Georgetown's lower city rate (0.353%) and its 5% optional homestead exemption partially offset that. Georgetown ends up being the second most affordable on this list after Round Rock, particularly for homesteaders who file promptly.

How the Homestead Exemption Changes the Math

Texas's homestead exemption is one of the most powerful tools available to primary-residence owners — and one of the most under-utilized by people relocating from out of state. Here's how it stacks for 2025–2026:

• School District Exemption ($140,000): As of the 2026 tax year, Texas voters approved Proposition 13 in November 2025, raising the school homestead exemption from $100,000 to $140,000. On a $400K home in Leander ISD (rate 1.2389%), that exemption alone saves approximately $1,734 per year. This exemption applies only to the school district portion of your bill.
• Williamson County Optional Exemption (5%): Williamson County offers a 5% optional homestead exemption on its own portion of the tax bill, saving roughly $82/year on a $400K home at the county's current rate.
• Georgetown City Exemption (5% of value): Georgetown gives homesteaders a 5% city-level exemption — among the most generous of any Williamson County city. On a $400K home this saves approximately $706/year off the city portion.
• Cedar Park and Leander City Exemptions (1%): Cedar Park and Leander both offer only a 1% optional homestead exemption on city taxes — meaningful but modest at roughly $36–$42/year on a $400K home.
• 10% Annual Assessment Cap: Once you have a homestead exemption on file, your assessed value cannot increase by more than 10% per year — regardless of how fast the market moves. This is arguably the most valuable long-term protection in a fast-appreciating market.

The filing process is straightforward: submit Form 50-114 to the applicable appraisal district (WCAD for Williamson County, TCAD for Travis County/Austin) after you close and occupy the home. You only need to file once, and you can file up to two years late to reclaim missed years. The April 30 deadline applies for the current tax year.

What This Looks Like Month-to-Month

Lenders roll your estimated property taxes into your monthly escrow payment — which means your tax rate directly affects how much home you qualify for. A buyer approved for a $2,500/month total payment in Round Rock may find the same approval covers a smaller home in Leander, because the escrow contribution is higher. Here's what the annualized difference looks like broken into monthly estimates:

The spread between Round Rock and Leander on a $400K home — roughly $1,920/year before exemptions, or about $160/month — is real money. Over a 10-year hold that's nearly $20,000 in additional tax expense at Leander rates, assuming no rate changes. That's a factor worth knowing before you make a final decision.

The MUD Factor: What Isn't Shown in the Table

The rates above represent the typical homeowner without a Municipal Utility District (MUD) overlay. Many newer master-planned communities — particularly in fast-growing areas like Leander, Cedar Park, Georgetown, and Pflugerville — sit within MUD boundaries. MUD rates typically range from $0.05 to $0.50 per $100 of assessed value, and some newer developments carry MUD rates as high as $0.75–$1.00 per $100 while bond debt is being paid down. That can add $2,000–$4,000 per year to your bill on a $400K home in a new construction neighborhood.

This is one of the most common surprises for out-of-state buyers who are used to relatively simple tax structures. Before you go under contract on a new build or a home in a master-planned community, ask specifically: does this property sit within a MUD? What is the current MUD rate? When is the MUD debt expected to retire? A good buyer's agent will pull this from the property's tax certificate before you close.

How to Verify Your Actual Rate Before You Buy

The comparison tables here give you a reliable starting point, but your exact rate depends on the specific parcel — its precise taxing jurisdiction overlaps, any special district memberships, and the current assessed value versus your purchase price. Here's how to verify before you close:

• Williamson County properties (Cedar Park, Round Rock, Leander, Georgetown): Search by address at wcad.org to see all taxing entities, current rates, and existing exemptions on the property.
• Travis County properties (Austin city limits): Search at tcad.org for the same breakdown.
• Ask for the tax certificate: In Texas, sellers are required to provide a tax certificate at closing that shows current taxes owed. Review this and look for any delinquent amounts or MUD membership.
• Run the math on your target price: Take the total combined rate, multiply by the purchase price, divide by 12, and add that to your principal + interest payment. That's your real monthly housing cost.

Bottom Line: Which City Is the Best Deal on Taxes?

On property taxes alone, Round Rock wins — and it's not particularly close. The Round Rock ISD rate of 0.8931% is nearly 35 percentage points lower than Leander ISD's 1.2389%, which is why Round Rock's total combined rate of approximately 1.68% sits well below the other cities in this comparison. For a buyer purchasing at $400K, Round Rock saves approximately $1,700–$1,900 per year in taxes compared to Cedar Park or Leander, even after accounting for Williamson County's temporarily elevated 2025 flood recovery rate.

Georgetown is the second most tax-efficient option, particularly for homesteaders, thanks to its 5% city-level exemption and slightly lower school district rate. Cedar Park and Leander are essentially tied — Cedar Park has a slightly lower city rate, but both share Leander ISD. Austin city limits carry the highest rates of the group primarily because Travis County's rates are lower than Williamson County's 2025 flood-elevated rate, but the City of Austin's rate of 0.524% is the highest city rate on this list by a wide margin.

That said, taxes are one variable in a larger decision. Round Rock's lower tax burden is real — but so is Leander's access to the 183A toll corridor, Cedar Park's walkable retail corridor, and Georgetown's established historic square. The right city depends on your commute, your school preferences, your price point, and what your daily life looks like. Taxes belong in that conversation, but they shouldn't be the only variable.

Next Steps

If you're comparing cities and want to understand what specific neighborhoods within each area actually cost — taxes included — I'm happy to run the numbers for your target price range. I track this data because it's the kind of thing that changes your monthly payment by hundreds of dollars and rarely shows up clearly in a listing.

• Check the current Austin Metro Market Snapshot — inventory, days on market, and price trend data updated regularly.
• Browse homes for sale in Round Rock — the most tax-efficient suburb in this comparison.
• Browse homes for sale in Georgetown — strong exemption structure and lower city rate.
• Browse homes for sale in Cedar Park — great retail access, balanced lifestyle costs.
• Browse homes for sale in Leander — fastest-growing city in this group, premium schools.
• Read the Round Rock Neighborhood Guide for a full lifestyle and commute breakdown.
• Read the Georgetown Neighborhood Guide to understand what makes this city different from the rest.
• Read the Cedar Park Neighborhood Guide for school ratings, walkability, and what buyers typically prioritize here.
• Read the Leander Neighborhood Guide if you're considering this rapidly expanding corridor.
• Get a free home valuation if you already own in the area and want to know where you stand.
• Talk to Vlad directly — I'll walk you through the full tax picture on any property before you make a move.