Circle C Ranch
Southwest Austin's big, green, school-first neighborhood: miles of greenbelt, a 3-mile bike loop, several pools and some of the best-rated public schools in Austin ISD, about 12 miles from downtown.
Photos via Wikimedia Commons: Larry D. Moore (CC BY 4.0), Dcrjsr (CC BY 3.0), 8bit12man (CC BY 4.0).
Where it is & what it feels like
Circle C Ranch is a master-planned community of 18 sub-neighborhoods, built from the late 1980s into the 2010s. It's bounded roughly by Slaughter Lane to the north, MoPac to the east, SH-45 to the south and FM 1826 to the west, with the Lady Bird Johnson Wildflower Center right at its edge.
It feels green and quiet: winding streets, lots of trees, homes that back to the greenbelt, and people out on bikes or walking dogs at all hours. It's large enough that each section has its own personality, from starter homes near Slaughter to big homes on the golf course.
What you'll find here
The housing stock
Mostly brick and stone single-family homes: 3–4 bed one-stories in the older 1990s sections, and larger two-story 4–5 bed homes with game rooms in the newer ones. Greenbelt- and golf-backing lots carry a premium.
Builders include David Weekley, Newmark, Standard Pacific, Meritage, Wilshire, DR Horton and KB Home.
Typical home
- Price range
- $500K – $900K+
- Size
- ~2,800 sq ft
- Beds / baths
- 4 bd / 3 ba
- Built
- 1988 – 2010s
- Lots
- Greenbelt & golf options
Kien's tip: 1990s homes are often priced lower because of original kitchens, windows and HVAC. I'll help you price in the updates before you offer.
Market snapshot
Snapshot as of September 2026 from public sources (Homes.com, Redfin). Estimates, not MLS figures.
Want the actual sold comps, with photos, for the section you like?
Schools
Austin ISD. Which school you get depends on the section, so check the exact address.
| Level | School(s) | Note |
|---|---|---|
| Elementary | Kiker, Clayton, Mills, Baranoff | Varies by section |
| Middle | Gorzycki or Bailey | Depends on section |
| High | James Bowie High | Zoned high school |
Circle C's schools are consistently among Austin ISD's most in-demand. Ratings and boundaries change, so verify with the AISD school finder and GreatSchools.
What would I pay each month?
Taxes and HOA are already filled in for Circle C. Change anything.
Estimate only. Rate default reflects the ~7% national 30-yr average (Freddie Mac, Sept 2026). Tax rate is the 2025 combined rate reported for Circle C (Austin ISD area). Homestead exemptions can lower it. Excludes PMI and MUD/sub-HOA fees.
Parks, pools & weekends
Outdoors
Pools & clubs
Errands & food
Getting around
Car-dependent. Access is via MoPac, SH-45 and FM 1826.
Approximate drive times: bright bar = off-peak, faded bar = weekday rush hour. MoPac express toll lanes can cut peak time.
The honest pros & cons
Why buyers love it
- Strong schoolsKiker, Gorzycki and Bowie feed the neighborhood; see the ratings above
- Outdoor life at the doorGreenbelt, Veloway, pools and the metro park
- Resale demandSteady buyer demand in this area supports values
- Established and built outMature trees and no surprise construction next door
What to weigh
- MoPac at rush hourDowntown can take 35–45 minutes at peak
- You'll drive for most thingsWalkability is limited outside Escarpment Village
- Older homes need updatesBudget for roofs, HVAC and windows on 1990s builds
- Taxes around 2%Plus a second HOA in some gated sections
Common questions
How much does a home in Circle C Ranch cost?
Most homes sell between about $500K and $900K, with larger greenbelt and golf-course homes going above $1M. Public data put the median around $785K as of September 2026.
What schools serve Circle C Ranch?
Austin ISD. Depending on the section, homes feed into Kiker, Clayton, Mills or Baranoff Elementary, Gorzycki or Bailey Middle, and Bowie High. Always verify the exact address.
What are the HOA dues?
The master Circle C HOA has been reported at about $529 twice a year (~$88/month). Some gated or sub-communities add a second HOA. Confirm current dues before you make an offer.
How far is it from downtown Austin?
About 12–15 miles: roughly 20–25 minutes off-peak via MoPac and 35–45 minutes at rush hour.
Circle C or Shady Hollow?
Shady Hollow is smaller, quieter and usually a bit cheaper, and it shares many of the same schools. Circle C has more amenities, pools and newer homes. I'm happy to tour both with you in one afternoon.
Nearby neighborhoods
Let's find the right street, not just the right house.
I'll tell you which sections back to the greenbelt, which feed into which schools, and what homes actually sold for, in English or Vietnamese.
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.
See homes for sale
Tell me where to send new listings and I'll open everything for sale in Circle C right now. I'll also flag the ones worth seeing (and the ones to skip).
Thanks!
Your search is ready. I'll reach out personally within a day. If a home catches your eye, text me the address and I'll get you in.
Open Circle C homes for sale ↗ Call/Text Kien · 737-202-7766