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Neighborhoods  /  South Austin  /  Buda
South of Austin · Hays County · 78610

Buda

A small town with a real Main Street, 15 minutes past the Austin city line on I-35. Buda gives you newer homes, bigger yards and lower prices than South Austin, and you can still get downtown for dinner.

What would I pay monthly?
~$400KMedian sale price
78610ZIP code
Hays CISDSchool district
~20 minTo downtown, off-peak
~16KPopulation
Main StHistoric downtown
Historic Main Street in downtown Buda
Historic Main Street in downtown Buda
The famous Buda Wiener Dog Races
The famous Buda Wiener Dog Races
Buda Mill & Grain, the town's historic mill turned shops and eats
Buda Mill & Grain, the town's historic mill turned shops and eats

Photos via Wikimedia Commons: Travis K. Witt (CC BY-SA 4.0), Liveon001 ©Travis Witt (CC BY-SA 3.0), Larry D. Moore (CC BY 4.0).

01 · Overview

Where it is & what it feels like

Buda sits on I-35 just south of Austin, between Onion Creek and the Hill Country edge. The old downtown along Main Street has antique shops, breweries and the restored Buda Mill & Grain, and the town still throws small-town events like the Wiener Dog Races and Budafest.

Most buyers here are Austin workers who want more house for the money. Master-planned communities like Sunfield and Garlic Creek fill the east and west sides of I-35, and acreage tracts like Ruby Ranch sit out toward the Hill Country. Hays County is one of the fastest-growing counties in Texas, so new roads, schools and shops keep arriving.

SunfieldGarlic CreekRuby RanchShadow CreekOld Town BudaBradfield Village
02 · Homes

What you'll find here

The housing stock

Mostly 2005-and-newer builder homes: 3–4 bedrooms, 1,700–2,800 sq ft, on 6,000–8,000 sq ft lots. Sunfield (lazy river, pools, trails) runs about $320K–$550K+.

If you want land, Ruby Ranch and the tracts west of FM 1626 offer 1–5 acre lots with custom homes, often on septic and wells. Downtown has a handful of older cottages.

Typical home

Price range
~$300K–$650K; acreage higher
Typical size
1,800–2,600 sq ft
Lot
6,000–8,000 sq ft; 1–5 ac in Ruby Ranch
Year built
Mostly 2005–2025
HOA
~$40–$90/mo; many have a MUD tax too

Kien's tip: Ask for the total tax rate on every address. Sunfield's MUD pushes the rate to roughly 2.7%, while older parts of town are closer to 1.9%. On a $400K house that difference is about $3,000 a year.

03 · Market

Market snapshot

~$400KMedian sale price
−5.6%Year over year
60–90Days on market
~96%Sale-to-list

Estimates from public market reports (Redfin, Zillow), mid-2026. The market changes monthly; ask me for this week's numbers.

Want the actual sold comps, with photos, for the street you like?

04 · Schools

Schools

Buda is served by Hays CISD, rated B (81) by the state. Feeder paths differ by subdivision, so check the exact address.

LevelSchool(s)Note
ElementaryBuda ES, Sunfield ES, Tom Green ES and othersDepends on subdivision
MiddleBarton, Chapa, McCormickBarton rated A
HighJack C. Hays HS or Moe & Gene Johnson HSJohnson rated B

Ratings: Texas Education Agency accountability. Boundaries change; confirm on the Hays CISD site before you buy.

05 · Cost of living here

What would I pay each month?

Taxes are the big variable in Buda. Many subdivisions add a MUD tax, so budget for 2.1%–2.8% total.

Estimated monthly payment
$0

Estimate only. Rate default reflects the ~7% national 30-yr average (Freddie Mac, Sept 2026). Tax default ~2.1%; MUD subdivisions like Sunfield run ~2.7%. Homestead exemptions can lower taxes. Excludes PMI.

06 · Local favorites

What locals love around Buda

Eat & drink

Buda Mill & GrainRestored mill with shops, eats and patios
Main Street BudaAntique shops, breweries and weekend live music
Cabela'sThe huge Buda flagship store right off I-35

Outdoors

Buda City Park & Onion CreekCreek access, trails and the town's events lawn
Stagecoach ParkNature trails and playscapes
Sunfield lazy riverOne of the big draws inside Sunfield

Traditions

Buda Wiener Dog RacesSpring festival that draws crowds from all over
BudafestHoliday parade and lighted downtown
Buda Country FairSmall-town fair tradition
07 · Commute

Getting around

I-35 is both the upside and the catch. Off-peak, downtown is about 20 minutes. At rush hour, plan on 35–45.

    Approximate drive times: bright bar = off-peak, faded bar = weekday rush hour.

    08 · Kien's take

    The honest pros & cons

    Why buyers love it

    • More house for the moneyNewer homes and bigger yards than South Austin at a lower price
    • Real small-town downtownMain Street, the mill and year-round events
    • Growth nearbyNew retail, roads and schools keep arriving
    • Two ways into AustinI-35 and the SH-45 / MoPac connection

    What to weigh

    • MUD taxesRates of 2.5%+ in several subdivisions
    • I-35 trafficRush hour to downtown can hit 45 minutes
    • Builder competitionNew homes with incentives compete with resales
    • Car-dependentFew errands are walkable outside downtown
    09 · FAQ

    Common questions

    Is Buda a good place to live?

    For buyers who want newer homes, a small-town feel and a 20–45 minute drive to Austin, yes. The trade-offs are I-35 traffic and higher property taxes in MUD subdivisions.

    What school district is Buda in?

    Buda is in Hays Consolidated ISD, rated B (81) by the Texas Education Agency. Feeder schools vary by subdivision.

    How much do homes cost in Buda, TX?

    The median sale price is about $400K in 2026. Builder homes in Sunfield and Garlic Creek run roughly $320K–$550K+, and acreage in Ruby Ranch costs more.

    What is the property tax rate in Buda?

    About 1.9% outside MUDs, and roughly 2.5%–2.8% in MUD subdivisions such as Sunfield. Always check the exact address.

    How far is Buda from downtown Austin?

    About 16 miles: roughly 20 minutes off-peak and 35–45 minutes at rush hour on I-35.

    10 · Also consider

    Nearby neighborhoods

    KyleNext town south, even lower prices Shady HollowEstablished, big trees, Austin ISD Circle C RanchTop-rated schools, greenbelt living
    Buying or selling in Buda?

    Want to see what $400K buys in Buda?

    I'll send you the homes that fit your budget, the tax rate on each one, and the sold comps next door.

    Call/Text 737-202-7766

    New to Austin? Read the Moving to Austin relocation guide: commutes to Tesla, Samsung and Downtown, budgets, school districts and Texas property taxes.

    Information is gathered from public sources and is deemed reliable but not guaranteed. Prices, HOA dues, tax rates, school assignments and ratings change; verify independently before making decisions. Listing links open a third-party site (Zillow), whose inventory is not controlled by KienWithKeys.