Moving to Bastrop, Texas

Why people move to Bastrop

Most people who call us want the same few things: more house and more land for the money than Austin offers, a town that still feels like a town, and trees. Bastrop delivers on all three.

• The Lost Pines. Bastrop sits inside a 13-mile belt of loblolly pines at the far western edge of the species' range. It looks more like East Texas than the Hill Country.
• A real downtown. Main Street is lined with 1800s buildings, local restaurants, a brewery, coffee shops and the Colorado River a block away.
• Room to grow. You can find brand-new homes in master-planned communities, older homes on big wooded lots and acreage within 20 minutes of town.
• New jobs. Starlink and The Boring Company have built major facilities in Bastrop, and the Tesla Gigafactory is about 25 minutes up Highway 71.

The trade-offs are real too. Traffic on Highway 71 has grown with the town, some services that Austin takes for granted are a drive away, and the growth itself means a lot of construction. We would rather you hear that from us now.

Cost of living and home prices

Housing is where Bastrop saves people the most money compared with Austin. As of fall 2026, new construction in Bastrop starts in the mid $200,000s, with D.R. Horton's Valverde community listing homes from about $251,000 and Empire Homes in Adelton from about $270,000. Resale homes in established neighborhoods often start in the high $200s to low $300s, and acreage and custom-home communities run from the $500,000s up.

Builder incentives are a big part of the math right now. Several Bastrop builders are offering reduced interest rates, paid closing costs or price reductions on specific homes. Those offers change month to month, so ask us for the current numbers before you compare a new build with a resale.

Groceries, gas and everyday costs are similar to the rest of Central Texas. The town has an H-E-B, Walmart, Home Depot and Lowe's, and a Buc-ee's sits right on Highway 71.

Compare Bastrop neighborhoods and price ranges

Property taxes and the homestead exemption

Texas has no state income tax, so property taxes do more of the work. Your total rate depends on the exact address. It is the sum of several taxing units:

• Bastrop County, which every property pays
• Your school district. Bastrop ISD's 2025-26 rate was $1.0679 per $100 of value. For 2026-27, state compression lowers the district's maintenance and operations rate by 1.7 cents, and voters decide on a 1.3-cent increase in a Nov. 3, 2026 election.
• The City of Bastrop, only if you are inside city limits
• Emergency services districts, plus any MUD or PID that funds a newer neighborhood's roads, water and amenities

That last item is where new-build neighborhoods differ the most. Two homes at the same price can have very different tax bills if one sits in a MUD or PID. We always pull the exact rates for any home you are considering. You can also look up any property on the Bastrop Central Appraisal District website.

Homestead exemption: once you own and live in your home, apply for the homestead exemption through the Bastrop CAD. After voters passed Proposition 13 in November 2025, it takes $140,000 off your home's value for school taxes. Homeowners 65 and older or with a disability get an additional $60,000 school exemption. It also caps how much your taxable value can rise each year.

The commute and getting around

Drive times are typical weekday estimates and can run longer at rush hour or during construction.

Without a car: the Capital Area Rural Transportation System (CARTS) added weekday Interurban Coach Express commuter routes in March 2026, with park-and-ride service from Bastrop into central and downtown Austin. It also runs CARTS Now on-demand rides inside the city. Uber and Lyft work in Bastrop, but wait times are longer than in Austin, so schedule airport rides ahead.

Setting up utilities

Who provides your utilities depends on whether you are inside Bastrop city limits and which neighborhood you choose. Ask us or the seller for the providers on any specific address.

• Electricity: the City of Bastrop runs its own electric utility inside much of the city. Most of the surrounding county is served by Bluebonnet Electric Cooperative.
• Water and wastewater: the City of Bastrop inside city limits. Outside the city, Aqua Water Supply Corporation and neighborhood MUDs are common. Some rural properties use private wells and septic systems.
• Gas: natural gas is available in some neighborhoods. Many rural homes use propane or are all-electric.
• Internet: cable and fiber are available in town and in most newer neighborhoods. On acreage, check availability before you buy. Starlink is a popular backup.
• Trash: city service inside city limits, private haulers or HOA contracts outside.

New to Texas? You have 30 days after moving to register your vehicle in Texas, and 90 days to get a Texas driver license. Vehicle registration is handled by the Bastrop County Tax Assessor-Collector.

Weather, flood and fire

Summers are long and hot, with highs in the upper 90s and regular 100-degree days in July and August. Winters are mild with a few hard freezes most years. Spring and fall are the reason people love it here.

Two things to check on any property: flood zones along the Colorado River and local creeks, and wildfire risk in heavily wooded areas. The Lost Pines burned in 2011 and the forest has been regrowing since. Neither one is a reason to avoid Bastrop, but both affect insurance costs, so get quotes early.

Your move, step by step

1. Talk to a lender. Get pre-approved so you know your budget. We are happy to introduce you to local lenders we trust.
2. Plan your search. Tell us how you live, where you work and what matters most. We will set up a search that sends new listings straight to your inbox.
3. Tour and choose. Visit in person or by video. We will tell you what we know about each neighborhood, including the things listing photos do not show.
4. Make an offer and go under contract. In Texas you can often close in about 30 days.
5. Use your option period. This is usually about 7 days for inspections and negotiating any repairs.
6. Close and get your keys. Then file your homestead exemption and welcome to Bastrop.

Not ready to buy? Renting first is a smart way to learn the area, and in most cases our rental help costs you nothing.

Common questions

How far is Bastrop from Austin?

Downtown Bastrop is about 30 miles southeast of downtown Austin on Highway 71. The drive usually takes 35 to 50 minutes depending on traffic. Austin-Bergstrom International Airport is about 20 miles away, usually 25 to 30 minutes.

Are property taxes high in Bastrop?

Texas has no state income tax, so local property taxes carry more of the load. Your total rate depends on the exact address, because it combines Bastrop County, your school district, the city if you are inside city limits, and any emergency services, MUD or PID district. Bastrop ISD's 2025-26 rate was $1.0679 per $100 of value. For 2026-27, state compression lowers the district's maintenance and operations rate by 1.7 cents, and voters decide on a 1.3-cent increase in a Nov. 3, 2026 election. Check the Bastrop Central Appraisal District for the exact rates on any property.

How much is the Texas homestead exemption?

After voters approved Proposition 13 in November 2025, the homestead exemption for school district taxes is $140,000 of your home's value. Homeowners 65 and older or with a disability receive an additional $60,000 school exemption after Proposition 11. Apply through the Bastrop Central Appraisal District once you own and live in the home.

Is Bastrop a good place to live if I work in Austin?

Many Bastrop residents commute to east and southeast Austin, the airport area and the Tesla Gigafactory. Highway 71 is a direct route, and CARTS runs weekday commuter buses from Bastrop into central Austin. If your job is in north or west Austin, test the drive at rush hour before you decide.

Does Bastrop flood or have wildfires?

Parts of Bastrop County are in FEMA flood zones near the Colorado River and creeks, and the Lost Pines has a history of wildfire, most notably the 2011 Bastrop County Complex fire. Check the FEMA flood map for any address, ask about insurance quotes early, and ask us about a specific property.