Round Rock East vs West: What Buyers Should Consider

Trying to choose between East and West Round Rock can feel like comparing two great options with very different strengths. You want the right mix of home style, price, commute, and everyday convenience, and you do not want surprises after you move in. In this guide, you will see how each side stacks up for 78664 buyers so you can align your budget and lifestyle with confidence. Let’s dive in.

How this guide defines East vs West

For this comparison, use I‑35 as the practical divider: homes east of I‑35 are “East Round Rock,” and homes west of I‑35 are “West Round Rock.” ZIP 78664 covers a large central and eastern area of Round Rock, while many popular west-side neighborhoods fall in nearby ZIPs like 78681. ZIP lines do not perfectly match informal neighborhood terms, so verify any street-level boundary for a specific address.

At a glance, ZIP 78664 has about 62,000 residents with a mean travel time to work of roughly 25.6 minutes and an ACS median value of owner-occupied homes near $358,200. You can review the ZIP profile and commuting stats on the 78664 summary from Census Reporter.

Housing on each side: what to expect

Homes across 78664 span older established streets and newer master-planned sections. ZIP-level data shows a large share of homes built between 2000 and 2019 along with earlier 1970s–1990s pockets, which explains why finish levels vary widely even within the same ZIP. See the year-built mix on the City‑Data 78664 profile.

East Round Rock: styles and price ranges

On the east side you will see newer master-planned communities, townhome pockets, and mixed single‑family neighborhoods, along with older streets near downtown Round Rock. Areas like Egger Acres offer larger lots and older homes, while Oak Bluff and Silver Leaf bring planned subdivisions or newer infill. Master-planned sections such as Forest Creek add amenities and a range of floor plans.

Price points on the east side often stretch from the mid‑$300Ks for entry resales and townhomes into the $600K–$900K range for larger or remodeled homes in amenity-rich subdivisions. Select luxury pockets can trend higher. Always confirm current values with live MLS sold comps for the exact address and school zone.

West Round Rock: styles and price ranges

The west side is known for established neighborhoods with larger lots and shaded streets, plus later master‑planned communities such as Walsh Ranch, Sendero Springs, and Preserve at Stone Oak. Many west-area neighborhoods are associated with ZIP 78681. Larger homes in these communities have commonly commanded higher medians in recent years, especially for newer builds with generous lots and neighborhood amenities. Use current MLS comps for precise pricing in each subdivision.

Market signals to watch in 2026

At the city level, Round Rock’s median sale price was about $387,450 in January 2026, down roughly 3.5 percent year over year. That softening suggests more negotiation room and slightly longer market times than in the 2021–2022 peak period. At the ZIP level, ACS estimates place 78664’s median owner value at about $358,200, while recent listing snapshots have shown medians around the upper $300Ks. Treat these as reference points and rely on address-specific MLS comps before you write an offer.

Commutes and daily travel

Getting around Round Rock comes down to a few key corridors. Your home’s distance and access to them will shape your day-to-day.

Key corridors that shape your drive

• I‑35: The central north–south spine and the common east–west divider. It is often the fastest route to Austin, with heavier peak congestion near major interchanges.
• SH‑45 and SH‑130 (toll): Eastern bypass options that can shorten cross‑metro trips depending on time and toll preference.
• 183A and RM‑1431: Useful to reach northwest Austin and Cedar Park from west-area neighborhoods.

In 78664, the mean commute time is about 25.6 minutes, but your actual travel varies by departure window and route. See commuting benchmarks in the Census Reporter ZIP profile.

Projects that may affect access

Round Rock continues to invest in roads and trails. Near-term projects such as Gattis School Road improvements, Chisholm Trail upgrades, and the Lake Creek Trail bridge can shift traffic flows and improve access as they deliver. You can explore current highlights in this overview of Round Rock trail and road projects.

Employers and anchors that matter

Round Rock’s housing demand ties closely to major employers and amenities:

• Dell Technologies has a longstanding Round Rock headquarters presence, which anchors weekday demand and attracts relocations.
• Health systems like Ascension Seton Williamson and St. David’s Round Rock Medical Center support steady professional hiring and nearby housing demand. See a facility profile for Seton Williamson on Turquoise Health.
• Round Rock Premium Outlets on I‑35 bring regional retail and jobs. Learn more about the center on the Premium Outlets site.
• Kalahari Resorts & Conventions on the east side is a large resort and convention anchor that generates hospitality employment and event traffic. See an overview on Wikipedia.

Homes with convenient access to these anchors can be easier to lease and resell. Always check the latest local business news for expansions or hiring changes.

Amenities and lifestyle highlights

• East side: Old Settlers Park, access to Brushy Creek trail segments, and family recreation near the Kalahari area offer broad outdoor and entertainment options. You can get a feel for the Brushy Creek corridor using this creek and trail map reference.
• West side: Larger-lot neighborhoods often include pocket parks, greenbelts, and community pools. Everyday shopping concentrates around La Frontera and nearby power centers. Explore the retail mix at La Frontera Village.

Schools and boundaries: what to verify

Round Rock ISD serves both sides of the city. Many west-side master-planned neighborhoods feed into campuses that are commonly reported as highly rated by third-party sites. East-side communities also show strong options, including Forest Creek Elementary in its attendance area. Ratings and assignments change, and boundaries can shift with rezoning. Always verify the current boundary and program offerings for your specific address before you decide.

Example context only. Verify all boundaries and ratings with current district resources:

For quick reference on a specific campus, you can view third‑party summaries like the Forest Creek Elementary overview on Realtor-owned platforms, then confirm with RRISD. Always rely on district maps and the school registrar for final confirmation.

Investor lens: rent, demand, and yields

ZIP-level reports show a roughly even tenure split, with about 53 to 54 percent owner-occupied and 44 to 46 percent renter households in 78664. That mix, plus the presence of multi‑family and single‑family rentals, supports diverse leasing demand. See the owner and renter shares on the 78664 ZIP summary.

Median gross rents at the ZIP level are commonly reported in the $1,600 to $1,900 range depending on the source and time period. Use that as a starting benchmark, then confirm current achievable rents, vacancy, and turns with live listings and a property manager. Proximity to Dell, medical campuses, and retail anchors often supports resilient weekday demand for well‑located rentals.

Buyer checklist for East vs West decisions

• Pull recent MLS sold comps from the last 6 to 12 months for the specific neighborhood and school zone.
• Verify school boundaries and program offerings for your exact address. Recheck if your closing timeline spans a new school year.
• Review HOA dues, rules, and amenity access, including pool access, parking rules, and architectural controls.
• Check FEMA flood maps and local drainage. Some older pockets have specific runoff patterns.
• Confirm property tax history and the current effective rate for the parcel. ZIP‑level summaries suggest bills around local county averages; some reports note effective payments near 1.6 percent, but verify by parcel and tax year.
• If investing for rent, confirm achievable rents and expected vacancy with live comps. Use ZIP medians only as context.
• Note planned public works and construction that may affect access or noise in the near term. See highlights in the Round Rock projects recap.

Which side fits your goals?

• Choose East Round Rock if you want a broad price spectrum, newer master‑planned options, and quick access to Old Settlers Park, Kalahari, and SH‑130 or SH‑45. You will find both entry and move‑up choices, with many homes built in the 2000s–2010s.
• Choose West Round Rock if you prioritize established neighborhoods with larger lots, later master‑planned communities, and proximity to La Frontera and northwest corridors like 183A. Expect higher medians in select newer subdivisions.

Either way, focus on the specific block and school zone, not just the side of I‑35. Homes that look similar on paper can trade very differently once you account for lot size, builder, finish level, and HOA or tax nuances.

Why local representation matters

Round Rock is a block‑by‑block market. A local buyer’s agent can pull the most relevant MLS comps, confirm school boundaries and HOA details, and time your offer to neighborhood demand patterns. That protects your budget and helps you secure the right home without overpaying or missing key due‑diligence items.

When you are ready to compare addresses side by side, request an address‑specific comp package and a school‑zone verification. If you prefer a one‑page checklist for showings and offers, ask for a sharable version of the list above.

Ready to map your East vs West short list, budget, and commute? Schedule a complimentary consultation with Shavonne Martin to get neighborhood‑specific guidance and live MLS comparables tailored to your goals.

FAQs

What is the main difference between East vs West Round Rock for 78664 buyers?

• East offers broader price bands and newer master-planned options near Old Settlers Park and SH‑130, while West emphasizes established neighborhoods and later master-planned communities with larger lots near La Frontera and northwest corridors.

How do home prices compare between East and West Round Rock in 2026?

• Citywide, the median sale price was about $387,450 in Jan 2026 with a modest year‑over‑year decline; east-side options often start in the mid‑$300Ks, while select west-side master‑planned neighborhoods commonly trade higher, so use live MLS comps for each subdivision.

Is 78664 mostly owner-occupied or rentals?

• It is a mixed‑tenure ZIP with roughly 53 to 54 percent owner‑occupied and about 44 to 46 percent renter households, indicating a meaningful rental market alongside owner stock.

What are typical commute times from 78664 to major employers like Dell?

• The ZIP’s mean commute time is about 25.6 minutes, but actual travel depends on your route, time of day, and toll choices such as SH‑45 or SH‑130; proximity to I‑35 on‑ramps matters.

How should I evaluate schools on each side of Round Rock?

• Use district maps to verify the current boundary for your address, review third‑party summaries for context, then confirm programs and assignments directly with RRISD since ratings and boundaries can change.