Prepared for BillionToOne · May 2026
Corporate Real Estate Advisory · Austin, Texas
Welcome to the great state of Texas, where innovation, culture, and opportunity come together in one of the nation's most dynamic regions. From the energy of Austin's urban core to the rapidly growing communities of Georgetown, Hutto, North Austin, and East Austin, Central Texas offers a diverse lifestyle shaped by growth, creativity, and connection.
Each area throughout the region offers its own unique character and appeal. Influences from around the world have helped shape a vibrant cultural landscape rich in cuisine, music, business innovation, and community spirit — creating an environment that continues to attract talent, entrepreneurs, and companies from across the globe.
Whether you're drawn to Austin's renowned entertainment and technology scene, the family-friendly communities surrounding the city, or the exciting expansion happening throughout the northeast growth corridor, there is truly something here for everyone. With decades of expertise in the Central Texas luxury real estate market, Karen and Brian are dedicated to providing exceptional service tailored to your individual needs.
Welcome to Texas — let Karen and Brian be your trusted guides as you make this remarkable region your home.
A dynamic and globally recognized city known for its live music, culinary scene, outdoor lifestyle, and thriving technology sector. Austin continues to attract innovators, entrepreneurs, and creatives from around the world while maintaining its distinctive energy and character.
Among the fastest-growing areas in the region, North and East Austin have become hubs for technology, innovation, and new development. With close proximity to major employers, expanding infrastructure, entertainment districts, and emerging neighborhoods, these areas offer an exciting blend of urban convenience and long-term growth potential.
Located just north and northeast of Austin, Georgetown and Hutto have quickly become sought-after communities offering a balance of space, convenience, and quality of life. Georgetown is celebrated for its historic charm and scenic beauty, while Hutto continues to attract growth with new residential communities, schools, and expanding business opportunities.
Rolling hills, lake lifestyles, wineries, golf courses, and charming communities define this iconic region of Texas. From Lakeway to Marble Falls, the Hill Country offers a scenic retreat with convenient access to Austin's urban amenities.
Your Advisory Team
Two of Austin's most accomplished real estate professionals, dedicated to guiding BillionToOne through every step of the relocation process.
A long-time Austin resident, Karen has an in-depth knowledge of the area, marketing savvy, dedication to her clients' discriminating needs and taste, contagious enthusiasm, and a professional support team — giving her a distinct edge.
Returning to Austin after 11 years in Southern California, where she worked for a company whose very reputation was based upon unique and exclusive properties, she comes back to her roots with a broad understanding and a great ear and eye for pairing clientele with their distinctive real estate needs and wants.
The last 15 years have been spent researching, investigating, building, and remodeling properties in the Austin area, as well as staging and redesigning space. Her passion for all things real estate brings her clients experience and enjoyment in their searches for the perfect primary or secondary residence.
Karen is also extremely involved in charitable and philanthropic endeavors in the Austin area. Her finger is on the pulse of the community and she has a deep commitment to her city and a keen knowledge of what areas would be a fit for her clientele.
For those who value the unique, Brian Langlois offers creative beauty in real estate marketing. Brian has been an Austin resident and Global Real Estate Advisor since 2001. Native to Louisiana, he acquired a passion for the Texas Hill Country and crystal clear waters of the Highland Lakes from summers spent at his second home in Lakeway.
Brian attended the University of Louisiana and has furthered his knowledge in real estate with continuing education from Texas Tech and Texas A&M. He specializes in current market trends and conditions of the luxury real estate market in the Texas Hill Country, utilizing cutting-edge local and international marketing with state-of-the-art technology to ensure his clients' properties receive the exposure they deserve.
Brian's talent spans downtown high-rises, landmark estates, neighborhood gems, and Texas Hill Country ranches. For any property wanting extended exposure, his ambition is not only to reach a local market — he wants to reach the world.
Where to Live
Austin, Texas has evolved into a remarkable city with a rich history and vibrant culture. Austin's allure lies in its blend of urban excitement and rural tranquility. The city encourages a healthy outdoor lifestyle with its warm climate and stunning natural landscapes, with popular destinations such as Lady Bird Lake and Mount Bonnell attracting families, nature lovers, and exercise enthusiasts alike.
Whether you are a newcomer or a long-time resident, there is always something new to discover in this dynamic city. Here are some of the top communities that continue to attract homebuyers and investors year after year.
Austin
Extremely sought after and desirable, Downtown Austin is THE place to live for those who seek nonstop entertainment and recreational options. A highly urban area, Downtown residents primarily live in architecturally stunning and tastefully designed high-rise apartments and condos. Abound with convenience, residents are able to work, live, and play all within their neighborhood. Famous for its nightlife, Downtown Austin offers restaurants, bars, theaters, galleries, and live show venues. Although highly urbanized and fast-paced, nearby Zilker Park, the Texas State Capitol, and Lady Bird Lake give residents the opportunity to slow down and appreciate all of the beauty that Downtown has to offer.
Tarrytown is a beautiful and affluent neighborhood nestled along the shores of scenic Lake Austin, conveniently located near the exciting entertainment of Downtown, the Texas State Capitol, and the University of Texas at Austin (UT Austin). Rich with history and beautifully consumed by lush greenery, this area is great for those who love both the outdoors and an elegant lifestyle. This historic neighborhood features wonderfully maintained and thoughtfully restored homes that vary from modest cottages to grand mansions. The residents of Tarrytown are a tight-knit and friendly community that experiences luxury while still being laid-back.
Nestled in the sprawling and idyllic Texas Hill Country, Westlake Hills is a luxurious city west of Austin. Incorporated in 1953 as a small village, Westlake has developed into one of the most desirable areas in Austin, as well as the state. Affluency knows no limits here, as seen in the properties that grace the green hills of this community. Homes are comprised of striking and impressive mansions and estates with large lots and stately architecture. Residents pride themselves in the rural, natural beauty of their community. Abundant in trees, the area has numerous green spaces, walking and biking trails, large wooded areas, and is within close proximity to Lake Austin. Westlake Hills is conveniently located close to large thoroughfares leading to Downtown Austin and several shopping, dining, and entertainment options.
Gracefully situated deep in the Texas Hill Country, Northwest Hills is a striking neighborhood in far West Austin. With views for miles in every direction, this close-knit community enjoys plenty of opportunities to appreciate the beautiful outdoor surroundings. Bull Creek District Park, the Bull Creek Greenbelt, and Covert Park are located within the neighborhood limits. Residences in Northwest Hills are luxurious and impressive, many being large, hillside estates overlooking Lake Austin. Located in close proximity to prominent thoroughfares, inhabitants enjoy the great convenience of having local restaurants, bars, shopping centers, and other outdoor activities close by.
One of Austin's largest and most exclusive neighborhoods, Barton Creek provides its residents exceptional views and easy access to an abundance of green spaces offering a myriad of recreational activities. Only 15 to 20 minutes away from downtown Austin, this neighborhood in the state's Hill Country is surrounded by the Barton Creek Greenbelt and Zilker Park, one of Austin's most loved parks. While some homes in this historic neighborhood date back to the early 1900s, many are modern and custom-built. This quiet suburban community appeals to those who appreciate the tranquility of natural landscapes yet desire proximity to luxury stores, fine dining establishments, and major thoroughfares.
Mueller is one of Austin's most beloved master-planned communities, developed on the former site of the Robert Mueller Municipal Airport. Located just minutes from downtown, Mueller blends urban convenience with a strong neighborhood identity. Tree-lined streets, parks, and a central town square create a walkable, community-focused environment. Residents enjoy easy access to the Austin FC Stadium, Dell Children's Medical Center, and an array of local shops, restaurants, and the popular Mueller Farmer's Market. With a mix of single-family homes, townhomes, and apartments, Mueller appeals to a wide range of buyers and renters seeking modern living with a neighborhood feel.
Austin's "second downtown," The Domain is a premier mixed-use destination in North Austin that has evolved into a thriving live-work-play community. Home to luxury apartments, upscale retail, world-class dining, and a vibrant nightlife scene, The Domain attracts young professionals and executives seeking a sophisticated urban lifestyle outside of downtown. The corridor is anchored by major tech employers including Apple's campus, Amazon, Facebook, and Indeed, making it one of the most strategically located neighborhoods for BillionToOne employees. With a walkable layout, frequent community events, and proximity to major thoroughfares, The Domain offers a dynamic and convenient Austin experience.
Celebrated as one of Texas's most charming cities, Georgetown sits just 30 miles north of Austin and has become one of the region's most desirable places to call home. Its beautifully preserved Victorian-era courthouse square, vibrant local dining scene, and scenic San Gabriel River give Georgetown a distinctive character unlike any other Austin-area community. Georgetown consistently ranks among the fastest-growing cities in the United States, offering a broad range of new home communities, top-rated schools, and expanding retail and entertainment options — all while maintaining its celebrated small-town charm and quality of life.
Once a quiet agricultural community, Hutto has transformed into one of Central Texas's most exciting growth stories. Strategically located northeast of Austin near the SH-130 toll corridor, Hutto offers affordable new home communities, excellent Hutto ISD schools, and rapidly expanding commercial development. Its proximity to major employers in the northeast tech corridor — including Samsung's Taylor campus and the East Village innovation district — makes Hutto an increasingly attractive option for BillionToOne employees seeking space, value, and convenience. With a strong sense of community identity and significant infrastructure investment underway, Hutto represents one of the region's best long-term value opportunities.
Round Rock and Pflugerville together form one of the most established and family-friendly suburban corridors in the Austin metro. Round Rock is home to Dell Technologies' global headquarters, a world-renowned sports complex, and an exceptional public school system that consistently earns top marks statewide. Pflugerville, directly northeast of Austin, has emerged as a family oriented community offering new home developments, excellent parks, and outstanding access to the tech corridor along US-183 and SH-130. Both cities offer a compelling combination of affordability, community amenities, and strategic proximity to BillionToOne's East Village campus — making them two of the most practical and rewarding relocation options for incoming team members.
East Village is Northeast Austin's fastest-growing mixed-use destination, anchored by the Lab 4.0 innovation campus and the EastVillage master-planned development along the US-183 corridor (78754). This emerging neighborhood is rapidly becoming one of Austin's most strategically important corridors, with BillionToOne joining major employers including Samsung, Dell, and a growing ecosystem of tech and life sciences companies. East Village offers a compelling blend of new residential developments, modern retail, dining, and green spaces designed with walkability in mind. For BillionToOne employees relocating to Austin, East Village and the surrounding 78754 zip code represent the most convenient and strategically positioned place to call home, with strong long-term value fundamentals driven by sustained corporate employment demand.
Living in Austin
Austin, Texas, founded by a diverse group of immigrants in the 1830s, has evolved into a remarkable city with a rich history and vibrant culture. Initially named Waterloo, the city quickly became the capital of the Republic of Texas, propelling its growth and development.
Austin's Real Estate Market
Austin's real estate market is booming, attracting thousands of newcomers seeking a desirable place to live. The city offers diverse housing options, from riverside ranch-style homes to modern downtown condos. With its favorable business climate, including low taxes and utility costs, Austin appeals to both workers and investors alike. The presence of over 20 colleges and universities fosters a vibrant and educated workforce, attracting high-tech, education, and healthcare industries. Whether you are looking to advance your career or start your own business, Austin provides fertile ground for economic growth.
Whether you are a newcomer or a long-time resident, there is always something new to discover in this dynamic city. Let us explore the essence of Austin, from its real estate market and business landscape to its outdoor activities and thriving entertainment scene.
Austin's allure lies in its blend of urban excitement and rural tranquility. Whether you are drawn to the vibrant city life or the peaceful countryside, Austin offers a lifestyle rich in culture, entertainment, and adventure. Come and experience all that Austin has to offer — you will be glad you did.
"Whether you are a newcomer or a long-time resident, there is always something new to discover in this dynamic city."
Austin encourages a healthy outdoor lifestyle with its warm climate and stunning natural landscapes. Explore scenic trails along Lady Bird Lake or venture to Mount Bonnell for breathtaking city skyline views. The Barton Creek Greenbelt offers picnicking and birdwatching opportunities, while ziplining adventures and bat-watching at South Congress Bridge provide unique experiences for nature enthusiasts.
Austin's cultural scene is vibrant and diverse, drawing visitors and residents to its various music venues, theaters, and festivals. Experience live music at renowned events like the South by Southwest Music Festival or catch local acts performing at bars and clubs throughout the city. Film festivals, museums, and sporting events further enrich Austin's cultural tapestry.
Austin has cemented itself as a global tech hub, attracting companies like Apple, Tesla, Samsung, Dell, and Google. With over 20 colleges and universities including UT Austin, the city fosters a vibrant, educated workforce. Low taxes, a business-friendly climate, and a culture of entrepreneurship make Austin one of the most desirable cities in the US for career growth.
Executive Summary
This briefing assists BillionToOne in advising relocating team members entering the Austin market, with a primary focus on the Northeast Austin corridor near Lab 4.0 / East Village (78754). It addresses rental demand, the condo market, value retention by submarket, and the rent-vs-buy decision.
All market data and statistics referenced in this briefing reflect conditions specific to the East Village / northeast Austin corridor (78754) unless otherwise indicated. Figures are not representative of the other featured neighborhoods highlighted for comparison purposes.
For a 2-year stay, renting is strongly favored. Transaction costs alone (buy-side 2–5% + sell-side 6%) require ~8% appreciation to break even.
Genuine long-term demand is supported by 1,000+ BillionToOne employees and the broader East Village tech corridor. The rental market is soft today but expected to tighten through 2026–2027 as supply absorption improves.
Median Austin condo price is ~$390,000 (down 6.5% YoY), presenting a potential buying opportunity. Suburban HOA fees near Lab 4.0 run $200–$350/month. Verify STR restrictions before any investment purchase.
Starting July 1, 2026, Austin begins platform-level enforcement of STR licenses. Properties without a valid license will be auto-delisted from Airbnb and VRBO. Any client exploring STR investment must act immediately.
Recommendation Matrix
| Scenario | Recommendation | Key Consideration | Risk Level |
|---|---|---|---|
| Relocating exec, 1–2 yr stay | RENT | Transaction costs make buying uneconomical | LOW |
| Buying near Lab 4.0 | BUY (3–5+ yr) | Strong employment anchor; current buyer's market | MEDIUM |
| Buy & flip in 2 yrs | CAUTION | Need ~8% appreciation to break even | HIGH |
| STR investment (East Austin) | CAUTION | July 2026 enforcement; verify Type 2 license first | HIGH (Regulatory) |
| Condo near Lab 4.0 | BUY if 3–5+ yrs | HOA $200–$350/mo; verify STR restrictions | MEDIUM |
Financial Analysis
For a short two-year horizon in Austin's 2026 market, the math favors renting. The typical break-even point hits between 3 and 7 years.
All market data and statistics referenced in this briefing reflect conditions specific to the East Village / northeast Austin corridor (78754) unless otherwise indicated. Figures are not representative of the other featured neighborhoods highlighted for comparison purposes.
Buying costs run 2–5% of purchase price at closing. Selling costs add another 6% in commissions. On a $500,000 home, that's $40,000+ in fees — requiring ~8% appreciation to break even.
Austin is in a rent-heavy cycle with massive apartment oversupply. Landlord concessions of 6–12 weeks free rent are common.
NE Austin / Lab 4.0 (78754): Single-family rentals run $1,800–$2,400/month
Cost to own at 6.8% rates with Texas property taxes and insurance: $3,400–$3,800/month
Renting saves ~$1,000/month — that's $24,000 over 24 months.
Austin prices have mostly stabilized but are not forecast to return to the 20% annual gains of the early 2020s.
Forecast: Most local analysts project modest 2–4% annual appreciation starting late 2026/2027.
Homestead Risk: Purchasing as primary residence then converting to rental forfeits the Texas Homestead Exemption — worth ~$938/year in tax savings.
Investment Analysis
Austin's STR market is highly segmented by neighborhood and seasonal events. As of May 2026, the citywide Average Daily Rate is approximately $195–$215, with median occupancy hovering at 40–50%.
High-demand master-planned community near Dell Children's Hospital and downtown. Attracts business travelers and families but faces stiff competition from nearby hotel supply.
Austin's gold standard for STRs. Rates spike to $600+/night during peak events. Year-round consistent demand. Units sleeping 6+ guests command a significant premium from group travel.
Mix of industrial-chic new builds and older homes. ADUs and "tiny homes" are popular on Airbnb. Lower ADR than Holly but often better ROI due to lower acquisition costs.
Quieter neighbor to East Cesar Chavez. Modern ADUs popular with mid-sized groups (4–6 guests). Benefits from significant SXSW and ACL overflow demand within the 78702 zip code.
Popular for mid-sized groups. The 1,000-ft spacing rule helps stabilize ADRs by limiting saturation. Grandfathered STRs are not required to relocate — only new applicants face this restriction.
Historic bungalows near UT. Attracts visiting professors, UT parents, and older tourists with longer average stays. Caution: Summer months (May–Aug) occupancy drops to 30–35% — model carefully when underwriting.
The 78754 corridor is not a traditional STR tourism market. The investment thesis here is corporate/business travel. With EastVillage campus bringing BillionToOne (1,000+ employees), Samsung, Dell, and other tech employers, demand for medium-term furnished rentals is growing — but this market operates very differently from East Austin.
Type 2 License Alert: 78754 is a primarily residential zone where new Type 2 (non-owner-occupied) STR licenses are capped or unavailable in many blocks. Must be verified before any purchase.
Better Platforms: Furnished Finder, CHBO, and 30+-day Airbnb listings are more appropriate than short-stay Airbnb. Monthly furnished rental rates of $2,500–$3,500 may be achievable for quality units near EastVillage.
| Neighborhood | Est. Nightly Rate | Est. Occupancy | Top Driver | Avg Monthly Rev |
|---|---|---|---|---|
| Mueller (78723) | ~$205 | 48% | Medical & Business | $2,400–$3,200 |
| Holly / Cesar Chavez (78702) | ~$255 | 55% | Nightlife & Tourism | $3,500–$4,800 |
| Govalle / Tillery (78702) | ~$220 | 46% | Unique Stays & Groups | $2,800–$3,900 |
| Rosewood (78702) | ~$207 | 47% | Festival-goers / Groups | $2,600–$3,500 |
| Hyde Park (78751) | ~$187 | 41% | Academic / Families | $2,100–$2,800 |
| ⭐ NE Austin / Lab 4.0 (78754) | $130–$175 | 35–45% | Corporate / Business Travel | $1,500–$2,200 |
July 1, 2026 platform enforcement · Type 2 License caps in 78754 · ~70% increase in active listings causing revenue softening · Seasonality swings (SXSW/ACL are make-or-break months)
BillionToOne employee base (1,000+) creates sustained corporate housing demand · Monthly furnished rentals $2,500–$3,500 in 78754 · Holly/Cesar Chavez remains Austin's top-performing STR submarket
Market Intelligence
Median Austin condo price is ~$390,000 (down 6.5% year-over-year), presenting a potential buyer's market opportunity for those with a 3–5+ year investment horizon in the northeast Austin corridor.
Down 6.5% year-over-year as of May 2026, creating buying opportunities for long-term holders. Verify STR restrictions through HOA documents before any investment purchase.
Monthly HOA fees for suburban condos near the Lab 4.0/East Village corridor. Factor these into cash flow projections alongside Texas property taxes (~2.2% effective rate).
Most local analysts project modest appreciation starting late 2026/early 2027 as Austin's supply absorption improves — far below the 20% annual gains of the early 2020s boom.
Best Value Retention — NE Austin
Strongest structural support anchored by BillionToOne, Samsung, Dell, and the broader EastVillage tech campus. Primary area of focus for corporate relocation.
Established neighborhood with strong suburban fundamentals. Good proximity to Tech Ridge employers and access to major corridors including US-183.
Strongest long-term value retention with lower entry costs, growing community infrastructure, and easy access to the Lab 4.0 / EastVillage corridor.
Important Notice
All rental rates, occupancy figures, home price estimates, closing cost ranges, HOA fees, property tax rates, and STR revenue projections are estimates based on publicly available market data and local market intelligence as of May 2026. Actual figures for any specific property will vary and should be independently verified.
Short-term rental regulations in Austin are subject to frequent change. Regulatory information herein reflects the authors' understanding as of May 2026. Clients should independently confirm current licensing availability, zoning classifications, Type 1/Type 2 license caps, platform enforcement deadlines, and HOA restrictions for any specific property before making an investment decision.
Nothing in this document constitutes a recommendation to buy, sell, rent, or invest in any specific property or real estate asset. All investment decisions involve risk, including the risk of loss of principal. Past performance of any Austin-area submarket is not indicative of future results.
The Austin real estate market is dynamic. This analysis reflects conditions as of May 2026 and should be refreshed before any decision is made more than 60 days after this date.
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