The Austin–Round Rock–San Marcos metro has 2.4M residents (per 2024 ACS 5-year Estimates ), a 2024 median household income of $100K, median home value of $465K, median age of 36, and a 51% bachelor's-degree share among adults 25 and older. The analysis below clusters neighborhoods within the metro's urbanized areas, covering 1.5M of those 2.4M residents. A wedge west of the city — running through Westlake and into the hills around Lakeway — leads on all four metrics at once, while the lowest values sit in a band from south Austin through Kyle to San Marcos .
Median home value
The area west of Austin leads at $1.5M, roughly 3.2× the metro median, followed by a west-Austin cluster at $1.4M that covers the Tarrytown side of the city. A south-Austin cluster sits at $920K, a second west-Austin cluster at $829K, and the area west of Lakeway at $777K. At the bottom, a South Round Rock cluster reports $288K, a south-Austin cluster reports $307K, the area north of San Marcos reports $316K, the area south of Round Rock reports $317K, and the area east of Kyle reports $327K. Most of the metro sits in the $400K–$600K band; the ≥$1.0M tier is confined to the western hill-country wedge.
Median household income
The area west of Austin tops incomes at $215K, followed by the area east of Cedar Park at $203K, the west-Austin cluster at $170K, the area west of Lakeway at $161K, and the area west of Round Rock at $179K. The lowest incomes are in a band that runs from the urban core south through San Marcos: the area north of San Marcos at $47K, a south-Austin cluster at $63K, a north-Austin cluster at $64K, a second north-Austin cluster at $69K, and the South Round Rock cluster at $69K. The ≥$160K tier overlaps the western wedge and a pair of north-suburban pockets near Cedar Park; the under-$80K tier wraps the urban core and reaches down to San Marcos.
Median age
The metro's oldest neighborhood is the area north of Georgetown at 63, anchored by the Sun City Texas age-restricted community. The area north of Austin follows at 47, the area west of Lakeway at 47, and the area south of Georgetown at 43. The youngest neighborhoods are an east-Austin cluster at 28 — adjacent to the University of Texas at Austin campus — and a North San Marcos cluster at 25, anchored by Texas State University . The area east of Austin sits at 30, with two more clusters in south and east Austin at 31 and 32. Most of the metro sits in the 30–40 band; the ≥45 tier is confined to a handful of established pockets in the western hills and the Georgetown area.
Adults with a bachelor's degree
Education tracks home values closely on the high end. The west-Austin cluster leads at 86%, with the area west of Austin at 83%, a south-Austin cluster at 81%, the east-Austin cluster near the University of Texas at 78%, and a north-Austin cluster at 76%. The lowest shares run through the same southern band as low home values: a south-Austin cluster at 17%, a second south-Austin cluster at 26%, the South Round Rock cluster at 32%, the area east of Kyle at 33%, and the area south of Pflugerville at 31%. The ≥70% tier follows the western wedge and reaches a few pockets just east of downtown; the under-30% tier wraps the southern and eastern edges of the urbanized footprint.
Where the metrics overlap
The area west of Austin sits at the top of all four metrics simultaneously — home value, income, age, and education — and the adjacent west-Austin and west-of-Lakeway clusters repeat most of that pattern. The South Round Rock cluster sits at the bottom on home value, income, and education together. Age cuts across the wealth gradient differently from the other three: the metro's oldest neighborhood is the Sun City retirement enclave north of Georgetown, while its youngest pair are the university-anchored clusters in east Austin and north San Marcos — east Austin in particular pairs a young median age with one of the metro's highest bachelor's shares.
Key Takeaways
- The area west of Austin leads the metro on home value ($1.5M), income ($215K), age (46), and bachelor's share (83%) at once.
- A west-Austin cluster tops bachelor's share at 86% and home value at $1.4M.
- The South Round Rock cluster sits at the bottom on home value ($288K), income ($69K), and bachelor's share (32%) simultaneously.
- The area north of Georgetown — anchored by Sun City Texas — is the metro's oldest neighborhood at 63 years.
- The North San Marcos cluster, anchored by Texas State University, is the metro's youngest at 25 years, and an east-Austin cluster near UT-Austin follows at 28.