Brushy Creek, Austin

Broker’s Notes

What I tell people about Brushy Creek

Brushy Creek is one of the most misunderstood areas in North Austin. It shows up on neighborhood “best of” lists, but until you actually walk these trails and see how the parks connect, the appeal is hard to communicate. The corridor sits between Cedar Park and Round Rock, technically outside Austin city limits. With quick access to 183, 45, I-35, and Mopac, you’re 20 minutes from downtown, the Domain, and most of the North Austin tech hubs.

The Brushy Creek corridor covers a real range of neighborhoods. Meadows of Brushy Creek on the Round Rock side is currently trading in the mid-$500s to mid-$600s, with established mature trees, wide streets, and well-cared-for homes. Cat Hollow is the convenience play: minutes from HEB, Starbucks, and historic downtown Round Rock, with that signature cat-themed branding running through the streets and signage. Then there’s the older section: Great Oaks and Brushy Bend Park, where the lots are noticeably larger, the trees are taller, and the mix runs from original 1980s homes to renovated properties and new builds. That last area is where you find real opportunity if you’re willing to renovate or build new on a great piece of land.

Here’s what most listings won’t spell out. Much of what makes Brushy Creek work (the trail system, Brushy Creek Lake Park, the community center with the gym and rentable pavilion, the pools and tennis courts) is funded by the Brushy Creek MUD, which shows up in property taxes. That’s also why the infrastructure stays this well-maintained, and a big part of why values here tend to hold up better than comparable inventory elsewhere in North Austin. If you’re considering Brushy Creek, the conversation I’d want to have with you is which side of the corridor fits your priorities: established and convenient (Cat Hollow, Meadows of Brushy Creek), or quieter with bigger lots and renovation upside (Great Oaks, Brushy Bend Park).