Where to live in Austin Texas if you want more space, a newer home and amenities you’ll actually use? For a lot of my buyers, the answer is just south of the city in Buda. As an Austin real estate agent, I tour new construction all the time, and the lazy river at Sunfield honestly has to be seen to be believed. In this tour I walk through the South Fork model, point out what’s an upgrade versus standard, and give you my honest take on the floor plan, the lot and that amenity center.
Watch the full tour:
Key takeaways
- Deciding where to live in Austin Texas comes down to your commute, your budget and how much space you want.
- Communities just south of the city, like Sunfield in Buda, can get you more house for your money.
- Model homes show every upgrade: accent walls, glass cabinet doors and many fixtures don’t come standard.
- Cheap fixes like a framed mirror or new hardware can change a room for about $100.
- The Sunfield amenity center has a lazy river, a pavilion and plenty of space to spread out.
Where to live in Austin Texas: close in or a little farther out?
Austin Texas real estate covers a lot of ground, and the right answer depends on how you want to live. Here’s how I break it down for my clients:
- Close-in Austin Texas neighborhoods like Hyde Park, Crestview, Zilker and Travis Heights give you character, walkability and a shorter drive downtown. Lots are usually smaller, and new construction is harder to find.
- Suburbs and master-planned communities like Round Rock, Cedar Park, Leander, Pflugerville and Buda tend to give you newer homes, bigger floor plans and amenities like pools, trails and, in Sunfield’s case, a lazy river.
- Hill Country towns like Dripping Springs and Driftwood give you more land and quieter roads, with a longer drive into the city.
There’s no one right answer for everyone. That’s the part I help with. Which one sounds like you?
What is the South Fork model like?
This one is all about space for your money. The builder is a construction company first, and you can feel it in how the house is put together. The model has a moody, Arizona-meets-Texas vibe with terracotta tile and a lot of black accents. Some of it I loved, some of it I’d paint over. What do y’all think of all the black?
Right off the entry there’s an office with a black accent wall. Quick reality check: accent walls like that are added in models to make them feel homey, and they typically don’t come with the house. The good news? I have a handyman who could do that wall in about two hours.
What’s standard and what’s an upgrade?
This is the most important thing to know when you tour a model. Builders show you what the house could be if you spent all the money. Upgrades add up super fast, so here’s what I spotted:
- Glass cabinet doors in the kitchen: always an upgrade. Skip them if you don’t have pretty dishes you want on display.
- Laundry room cabinets: often an add-on of around $1,500. Honestly, it’s a laundry room. IKEA works great.
- Ceiling details and shelving in the bath: upgrades you can add later with a handyman.
- Tile running to the ceiling in the shower: worth it. It makes the bathroom feel taller and so much more luxe.
My rule: spend on the things that are hard to change later, like layout, ceiling height and tile. Skip the things you can swap for a couple hundred bucks.
What about the kitchen and living areas?
The kitchen has cabinets that run to the ceiling, which I love, plus quartz counters with a warm marble look and a farmhouse sink. The finishes here lean darker and more traditional than the last house I toured. The pantry is pretty, but if you’re anything like me, it won’t stay organized for long.
The dining area works as a formal dining room or a flex space. If you’d rather use it as a sitting area or a spot for a record player, skip the long pendant light. The living room is on the smaller side, but there’s plenty of room elsewhere in the house.
How is the primary suite?
The primary bedroom has uplighting all around the ceiling and a dark, moody look that I’m obsessed with. (My own bedroom is dark green with black accents. I like to sleep in a cave.) There are two walk-in closets, which is a big win.
The bathroom has a double vanity with the sinks right next to each other, a smaller one-person tub, and a separate toilet room. If you’d rather have separate vanities, the other floor plan I toured has them, so compare the two before you decide.
Small upgrade tip: builder-grade sinks and plain mirrors are an easy swap. A framed mirror is about 100 bucks and changes the whole look.
What’s upstairs?
Upstairs has a second living area, two more bedrooms, and two bathrooms with double sinks. One bedroom has a walk-in closet big enough to double as storage, so the room itself stays open.
One thing I always point out: the staircase railing runs horizontally. It looks great, but horizontal railings are easy to climb, so it’s worth asking the builder about a vertical baluster option if that matters to you.
What’s the lot and backyard like?
This lot is smaller than the other model I toured, with a sloped side yard you can’t use the same way. That’s not a deal breaker, but it’s why I always tell you to look at the lot as closely as the house. A great floor plan on the wrong lot isn’t a great deal.
Is the Sunfield amenity center worth it?
Ok, the lazy river. It’s huge, it just keeps going, and on a 100-degree day I wanted to jump right in. There’s a big pavilion, lots of space, and it’s the kind of amenity you just don’t find in most neighborhoods.
Would you want a house right across the street from it? Some people love being close to the action, others want quiet. Tell me which one you are.
How far is Sunfield from Austin?
Sunfield is in Buda, about a 20-minute drive to downtown Austin depending on traffic. When people ask me where to live in Austin Texas, the commute is the deal breaker I see most, so drive it at rush hour before you buy. That’s my rule for every client. Buda itself has a cute little Main Street with some of my favorite local spots (Main Street Pizza, I see you).
My honest take
I love the space you get here for the price, and that amenity center is a real selling point. I’d skip some of the model’s darker finishes and put that money toward tile and layout instead. And because it’s the end of the year, builders tend to get more aggressive on pricing, which makes now a smart time to look.
If you’re comparing Austin Texas neighborhoods and suburbs, Sunfield belongs on your list. That’s your call, of course. I’ll just give you the pros and cons and what helps resale.
FAQ
Where should I live in Austin Texas if I want new construction?
Look at master-planned communities just outside the city, like Sunfield in Buda, where you can get a newer home, more space and big amenities. Drive the commute at rush hour before you decide.
Which Austin Texas neighborhoods have the most new construction?
Most new construction is in the suburbs around Austin, including Buda, Leander, Liberty Hill, Georgetown, Hutto, Manor and Pflugerville. Close-in Austin neighborhoods have fewer new homes and smaller lots.
Where is Sunfield?
Sunfield is a master-planned community in Buda, Texas, in Hays County, south of Austin.
Does Sunfield have a lazy river?
Yes. The amenity center features a large lazy river along with a pavilion and open space.
Do model home upgrades come with the house?
Usually not. Accent walls, glass cabinet doors and many fixtures in a model are upgrades or decor. Ask the builder for the list of standard features before you decide.
Is the end of the year a good time to buy new construction?
Often, yes. Builders tend to get more aggressive on pricing near year-end because they want to close homes before the new year.
Do I need an Austin real estate agent for new construction?
Yes. The builder’s sales rep works for the builder. Many builders require you to register your agent on your very first visit, so bring your Austin real estate agent from day one.
Not sure where to live in Austin?
Want floor plans and current builder incentives in Sunfield, or help narrowing down Austin Texas neighborhoods? Text me at 563.650.0452. I actually answer! Or book a call.
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Sarah Maddali, REALTOR® | Serendipity Realty Group at Compass | 563.650.0452 Serendipity Realty Group is a real estate team affiliated with Compass. Equal Housing Opportunity.