Moving from Seattle to Austin: The Real Cost of Living in 2026
Moving from Seattle to Austin: The Real Cost of Living in 2026
Quick Answer: Moving from Seattle to Austin in 2026 usually means a big drop in housing cost. The median Seattle home runs about $865,000, while Austin sits closer to $530,000, and South Austin suburbs like Kyle, Buda, and Bastrop go lower still. The tradeoffs are higher property taxes and hot summers, so the move makes the most sense if you are bringing West Coast equity with you.
By Brandon Holley, Broker/Owner, Holley Homes Realty
If you would rather watch than read, the full video is right above.
I talk with people every week who are sitting in Seattle, looking at their home equity, and wondering what a fresh start in Texas could really look like. I have never lived in Seattle, so I am not going to pretend I know your neighborhoods or where to find the best cup of coffee. What I can do is give you an honest picture of what life looks like on this side of the move, because helping people relocate to Central Texas is what I do every day.
Here is the no hype breakdown.
How much cheaper is Austin than Seattle in 2026?
Housing is meaningfully cheaper in Austin than in Seattle in 2026. The median home price in Seattle is around $865,000, while Austin sits closer to $530,000. Price per square foot tells the story even better, roughly $560 in Seattle versus about $308 in Austin. For every dollar you spend, you simply get more house here.
That gap widens once you move into the suburbs south of Austin along the I-35 corridor, where I do most of my business.
What does your money buy when moving from Seattle to Austin?
Here is where moving from Seattle to Austin starts to feel real. Picture a million-dollar budget. In the Seattle area, that might get you around 1,800 square feet, often an older home that needs updates. That same million here can buy a brand new home with well over 3,000 square feet, an open floor plan, a modern kitchen, upgraded finishes, and a large yard.
But honestly, most of the buyers I work with are not spending a million. Most are shopping in the $400,000-$600,000 range. In my market, that budget buys a new or nearly new home in a master planned community with a pool, walking trails, parks, and highly rated schools.
When I tour relocation buyers through these communities, I can usually see the exact moment it clicks. It is the look on someone's face when they realize a brand-new home with a yard is actually within reach. That part is hard to fully understand until you are standing in the house.
The suburbs are where the value really opens up. In South Austin, you are looking at zip codes like 78748, 78744, and 78747, while Kyle (78640) and Buda (78610) sit just south along I-35, and Bastrop sits to the east.
Area | Approx. median home price |
|---|---|
Seattle | $865,000 |
Austin | $530,000 |
Bastrop | $390,000 |
Buda | $367,000 |
Kyle | $308,000 |
If you have built up equity at Seattle prices, that equity goes a long way here. You could make a large down payment, dramatically lower your monthly payment, or, in some cases, come surprisingly close to owning a home free and clear. That is one of the biggest reasons I see so many Pacific Northwest buyers leaving Seattle for this part of Texas.
If you would like to see a related video on this topic, the one above (or below) is a great next watch.
Are Texas taxes really lower than Washington's?
This is where I see Seattle buyers get tripped up by what they read online. Yes, Texas has no state income tax. Here is the part people leave out: neither does Washington. So if someone is selling you on Texas purely on income tax, that argument does not apply to you.
The real difference shows up in two places.
First, property taxes. Washington's effective rate is generally around 0.9 percent. In Texas, it is often closer to 1.6 to 1.8 percent, and in some places, higher. On a comparable home, your tax bill here can be noticeably higher than what you are used to. I tell people this up front because it belongs in your monthly budget conversation, not as a surprise three months after closing.
Second, capital gains. A few years ago, Washington added a capital gains tax on certain gains above set thresholds. Texas has no state capital gains tax. If you work in tech, hold vested stock, or plan to sell investments down the road, that detail can have a real impact.
The bottom line is simple. Texas is not automatically cheaper in taxes. It just taxes differently. Some people come out ahead, some do not, so look at the full picture before you make a move.
What is the weather really like compared to Seattle?
Seattle gets around 150 days of rain a year. It is gray but mild, rarely extremely hot or extremely cold. Austin is almost the opposite, with about 228 sunny days a year. For a lot of Pacific Northwest transplants, that sunshine is the first thing they fall in love with.
Now, the part nobody tells you. Our summers are no joke. We see around 100 days a year at 90 degrees or higher, and most summers, there is a stretch at 100 degrees that feels like it will never end. If you are tired of cold and gray, you will probably love it here. If you have never lived through a Texas summer, just come in with realistic expectations.
Beyond the weather, it's the lifestyle that really draws people in. Instead of Puget Sound, you have lakes. Instead of waiting for live music to roll through town, it is everywhere. There is a huge outdoor culture, great food, and festivals year-round. And in the suburbs, you get space between homes, room for kids and a backyard, and communities built around trails, parks, pools, and neighborhood events. For many relocators, that lifestyle upgrade matters even more than the house itself.
Who this move fits best (and who should look elsewhere)
Who does this fit best:
- You have built solid equity in your Seattle home and want it to stretch further
- You work in tech with stock holdings and want to understand the capital gains difference
- You are ready to trade gray skies for sunshine and a more outdoor, suburban lifestyle
Who should look elsewhere:
- You truly struggle with heat and dread triple-digit summers
- You cannot picture life without the mountains, forests, and water of the Pacific Northwest
No amount of savings is worth a move that does not fit the life you actually want. That is why I always tell people to visit, spend a few days here, and see how it feels before making the call. If you are trying to figure out which suburb fits you best, whether that is Kyle, Buda, or Bastrop, I have already done a full comparison of all three.
Kyle vs Buda vs Bastrop comparison --> https://youtu.be/wtnanEYgpak
Am I just trading one expensive city for another?
It is the biggest question I hear, so let me answer it honestly. Austin has absolutely gotten more expensive over the last several years. It is not the hidden bargain it was a decade ago. But compared to Seattle, the cost-of-living gap between Seattle and Austin is still significant. You are getting substantially more house for your money, and you are starting from a lower price point while bringing equity you built at Seattle prices. Even if Austin keeps appreciating, that head start matters.
Want to dig deeper before you decide? I put together a free Central Texas Relocation Guide that breaks down the different cities, suburbs, and communities across the area. If you are zeroing in on South Austin or Buda specifically, I have dedicated guides for both.
Central Texas Relocation Guide | South Austin Home Guide | Buda Relocation Guide
Frequently asked questions about moving from Seattle to Austin
Is it cheaper to live in Austin than in Seattle? On housing, yes. The median Austin home is around $530,000, compared with about $865,000 in Seattle, and the price per square foot is roughly $308 here versus $560 there. Suburbs like Kyle, Buda, and Bastrop drop lower still. Just budget for higher property taxes, which can offset some of the monthly savings depending on the home.
Does Texas have lower taxes than Washington? Not across the board. Both states have no income tax, so that is a wash. Texas property taxes run higher, often 1.6 to 1.8 percent versus about 0.9 percent in Washington. Texas has no state capital gains tax, though, while Washington does on certain gains, which can favor tech buyers with vested stock.
How hot does Austin really get? Austin sees around 100 days a year at 90 degrees or higher, and most summers include a stretch at 100 degrees. The flip side is about 228 sunny days a year. If you are coming from Seattle's mild, gray climate, the sunshine is a welcome change, but the summer heat is real and worth planning for.
Which Austin suburb is best for Seattle relocators? It depends on your budget and lifestyle. Kyle tends to be the most affordable, Buda sits in the middle, and Bastrop offers a bit more space. All three sit south or east of Austin, in newer master-planned communities. I made a full comparison of Kyle vs Buda vs Bastrop to help you narrow it down.
How far does my Seattle home equity go in Central Texas? Often very far. Because Central Texas prices start well below Seattle's, equity from a typical sale can fund a large down payment or even most of the purchase price of a suburban home. For most people moving from Seattle to Austin, that means a much lower monthly payment, and some come close to owning free and clear.
About the Author
Brandon Holley is the Broker and Owner of Holley Homes Realty in Austin, Texas. He works with first-time homebuyers, new construction clients, and relocation buyers moving to Central Texas from across the country. Brandon hosts a recurring segment on American Dream TV and runs the YouTube channel Your Austin Home Guide, where he breaks down communities, builders, and neighborhoods across Austin, Buda, Kyle, Bastrop, and the surrounding suburbs.
Have a question or thinking about a move to Central Texas? Reach out anytime.
Grab some time - https://calendar.app.google/xsaBqSKfNaXiuZXs7
YouTube - https://www.youtube.com/@brandonholleyhomes
About me - https://holleyhomesrealty.com/agents/brandon-holley
I understand now may not be the right time and I never want to be pushy, just know that I am here if you have questions, would like to start planning, or need anything.
