Thinking about trading ocean breezes for Hill Country sunsets? If you live in Orange County and you are eyeing Austin’s 78738 corridor, you are not alone. It is a big move with real lifestyle shifts, from commute routes and school options to housing styles and property taxes. This guide gives you a clear, side-by-side way to think through 78738 so you can relocate with confidence. Let’s dive in.

Big picture: OC vs. 78738

You will feel the geography right away. Orange County is coastal with mature suburban hubs and beach access. The 78738 area sits in the Texas Hill Country with rolling views, limestone terrain, and lake-centric recreation around Lake Travis.

On taxes and cost of living, Texas has no state income tax, which impacts take-home pay for many earners. California does tax income at progressive rates. Texas property taxes often have higher effective rates, while many OC homes start with higher assessed values. For a true apples-to-apples view, compare your personal income picture with property tax estimates for target homes. The Tax Foundation’s state tax comparisons can help you frame the big pieces.

Housing types differ as well. Many OC suburbs offer smaller lots, more townhomes and condos, and dense retail nodes. In 78738 you tend to see newer single-family homes, larger lots, gated streets, and custom homes in select pockets. It is a premium corridor within the Austin region, so expect pricing above the Austin metro median depending on location and features.

Housing and neighborhoods in 78738

What 78738 includes

Zip code 78738 covers Austin’s western edge into the Hill Country. You will hear locals reference the Lake Travis corridor and the Bee Cave area, which feed into Austin job centers. Communities range from newer master-planned sections to lake-adjacent streets and hillside lots.

If you are used to OC’s master-planned communities and convenient retail, you will find familiar conveniences near Bee Cave and major arterials. As you head farther into the Hill Country, spacing increases and views open up.

Home types and lot sizes

The 78738 corridor leans single-family. Floor plans often sit on larger lots than many OC neighborhoods at a similar price. You will also see recent construction, ongoing remodeling, and gated enclaves. Condos and townhomes exist but are less common than in many OC cities.

If space and newer construction are priorities, this area can deliver options that feel expansive compared to OC coastal and older suburban parcels. If walkability to beaches or dense urban cores is your benchmark, you will trade that for lake access, trails, and open space.

Price posture and competition

Within the Austin metro, 78738 is a premium submarket. Well-presented homes, especially those near lake access or with strong view corridors, can draw competition. Inventory can tighten for waterfront or turnkey properties. For current pricing and days-on-market, use recent six to twelve month data by ZIP or neighborhood from sources like your MLS or public data centers, then weigh per-square-foot and lot-size differences.

A practical approach is to compare a few OC properties you know with several 78738 listings of the same size and age. Consider total annual costs, not just price per square foot.

Commutes and daily logistics

Most 78738 residents rely on cars. Primary routes include RM 620, Bee Cave Road, Loop 360, and other FM roads feeding downtown and west Austin employment centers. Peak congestion clusters on major arterials and at water crossings, which can expand travel times.

Expect wide commute variability. Some jobs nearby may be under 20 minutes. Longer or peak-hour commutes can stretch to 30 to 60 minutes or more. Austin’s transit network is evolving, but 78738 is still car-centric. You can review options on Capital Metro if you plan to mix in park-and-ride or bus service.

Tolls may influence your route selection. Before you buy, test your likely morning and evening drives from candidate neighborhoods. If you have school drop-offs, factor that routing and timing into your plan.

Schools and childcare

Several districts serve west Austin and the Hill Country. Depending on the address, homes in and around 78738 may be zoned to Lake Travis ISD, with nearby areas touching Eanes ISD, Dripping Springs ISD, or Leander ISD. Because school boundaries drive many decisions, confirm the exact assignment for any property directly with the district.

Use official accountability tools and parent-facing resources to compare programs. The Texas Education Agency’s school report cards provide performance snapshots, and GreatSchools offers a parent-oriented look at ratings and reviews. Enrollment policies, transfer options, bus service, extracurriculars, and special education supports vary, so contact district enrollment offices early.

Childcare supply has grown in the Austin area but can feel tight in popular corridors. Costs vary by program and age group and can be lower than OC in some cases. Visit centers in person, ask about waitlists, and map drop-off routes against your commute.

Taxes, insurance, and utilities

State and local taxes

Texas does not levy a state income tax. California does, with progressive rates. In Texas, local jurisdictions fund services with property taxes that apply to appraised value. Your effective property tax rate in 78738 may be higher than in OC, though your assessed value in OC might be higher at purchase. To estimate a real number, look up sample tax bills and the current mill rates for specific properties through the Travis County Appraisal District.

Texas does not have a state real estate transfer tax. Closing costs still apply, but the structure differs from many California transactions. Your lender and closing team can outline the full picture.

For a high-level comparison of the tax environment, the Tax Foundation publishes state-by-state summaries you can use as a baseline.

Insurance and hazards

Coverage needs can change when you move from OC to the Hill Country. In central Texas, hail and severe storms are key considerations. Some hillside or creek-adjacent properties can have wildfire or flash flood exposure. Check FEMA flood maps for each address using the Flood Map Service Center and request quotes from multiple insurers. The Texas Department of Insurance offers consumer guidance on coverage and market conditions.

Utilities and energy

Texas operates its power grid through the Electric Reliability Council of Texas (ERCOT). Rate structures and outage profiles differ from California’s investor‑owned utilities. Ask sellers for historical utility bills and check provider options. Water is another factor. Central Texas faces recurring drought pressures, so expect watering rules and consider native landscaping to manage costs.

How to choose your 78738 neighborhood

Use a simple plan to narrow your search:

• Commute test. Drive your likely morning and evening routes from short-listed neighborhoods during peak hours. Add in school or childcare stops.
• School verification. Confirm attendance zones for each property with the district. Review performance snapshots on TEA and parent resources on GreatSchools.
• Property tax estimate. Pull example tax bills for target homes via the Travis County Appraisal District and compare them with your current OC tax bill for a true annual view.
• HOA and rules. Request CC&Rs, budgets, and recent meeting notes to understand fees, amenities, and architectural controls.
• Insurance quotes. Get homeowner and, if applicable, flood or specialty coverage quotes for each address. Use FEMA maps to screen flood risk and consult the Texas Department of Insurance for guidance.
• Services check. Confirm sewer vs. septic, water provider, internet speeds, and trash/recycling schedules.
• Lifestyle fit. Map distance to groceries, medical care, parks, and lake access. Walk the area at different times of day.
• Resale lens. Note the attributes buyers value locally, like school assignment, lake or hill views, lot size, and drive time to major employers.

Who thrives in 78738

If you enjoy scenic drives, larger lots, and access to lakes and trails, the Hill Country lifestyle can be a natural fit. If you prioritize beach access or highly walkable coastal living, you will weigh tradeoffs. Many OC relocators find that the 78738 corridor offers newer homes and space while staying within reach of Austin’s job centers and culture.

Before you decide, line up the total cost picture, commute routine, and school logistics. A neighborhood that checks all three boxes will make the transition smoother.

Your cross-state guide

A move like this blends financial, logistical, and lifestyle choices. You deserve data you can trust and a process that feels steady from day one. With founder-led experience since 2003 and a deliberate practice across Orange County and the Austin Hill Country, our team provides clear, step-by-step guidance for upper‑mid to luxury relocations. From neighborhood shortlists and school due diligence to offer strategy and contract execution, you get boutique attention backed by national distribution.

If you are considering a move from OC to Austin’s 78738, connect with Nicole M. Christopherson to map your plan and timeline.

FAQs

What makes 78738 different from central Austin for OC relocators?

• 78738 trades urban density for Hill Country space, lake access, and newer single-family communities. Commutes are car-centric, and pricing is a premium within the Austin metro.

How do Texas property taxes compare to California for a buyer moving from OC?

• Texas often has higher effective property tax rates, while OC homes may start with higher assessed values; compare address-specific estimates through the Travis County Appraisal District.

Which school districts serve homes in and around 78738?

• Addresses in and around 78738 commonly fall within Lake Travis ISD, with nearby areas touching Eanes ISD, Dripping Springs ISD, or Leander ISD; confirm boundaries and review TEA school reports.

What are commute times from 78738 to downtown Austin or major tech hubs?

• Routes vary by address and time; under 20 minutes is possible for nearby offices, while peak-hour trips can run 30 to 60 minutes or more; check options on Capital Metro.

Are there many new-construction homes in the 78738 corridor?

• Newer construction and ongoing building activity are common in 78738, with many subdivisions developed from the 1990s through the 2020s; availability varies by product type and market cycle.

How should I estimate total housing cost in 78738 beyond the purchase price?

• Add mortgage, property tax via the Travis County Appraisal District, HOA dues, homeowner and flood insurance quotes, utilities, and any tolls tied to your commute.

What hazards should I evaluate before buying near Lake Travis or hillside lots?

• Review flood risk on the FEMA Flood Map Service Center, consider wildfire and hail exposure, and get multiple insurance quotes with guidance from the Texas Department of Insurance.

How can NMC Realty simplify a cross-state move from OC to Austin?

• You get founder-led advisory, neighborhood-level insight, and a clear plan for tours, offers, and closing, plus coordination that aligns home search, schools, and timing for a smooth transition.