Where is Travisso and how far is it from downtown Austin?

Travisso is in the Hill Country west of Leander, off FM 1431 (Whitestone Blvd) near the Volente and Lake Travis area, about 30 miles from downtown Austin. Plan on 35 to 45 minutes off-peak via FM 1431 to the 183A tollway, and 45 to 55 minutes in weekday rush hour. The northwest Austin tech corridor is about 20 to 25 minutes away.

Who builds in Travisso and what do homes cost in 2026?

The two active builders are Taylor Morrison and Toll Brothers, who also co-developed the community; earlier phases included Drees, Highland, Grand Haven, and Trendmaker (now largely resale). As of July 2026, new homes list from about the $600s (Toll's Capri starts at $649,000) to more than $2M, with square footage from roughly 1,900 to over 6,000.

Does Travisso have a MUD, and what are property taxes?

Yes. Travisso is in a Municipal Utility District (reported as Williamson County MUD No. 12), not a PID, so taxes include a MUD levy on top of school, county, and city rates. The combined effective rate has run about 2.35% to 2.48% across 2024 through 2026 (near 2.4764% for 2025) and should ease as MUD debt is paid down in the 2030s. Confirm the exact rate for your specific lot, since it can vary by parcel near the county line.

What schools serve Travisso?

Travisso is in highly regarded Leander ISD. The developer lists CC Mason Elementary (an International Baccalaureate World School, TEA rating B), Running Brushy Middle (B), and Cedar Park High School (A). A few third-party sites list Leander High School, and LISD has bought land for a future on-site elementary, so verify current attendance zones with the district before you buy.

What are the HOA dues and what do they cover?

HOA dues are $1,080 per year for 2026, billed as two $540 installments on January 1 and July 1. They cover both amenity centers, the pools, common-area landscaping, parks, trails, playgrounds, and a full-time lifestyle director's community events. This is separate from and on top of the MUD tax levy.

What are the main pros and cons of buying in Travisso?

Pros: dramatic Hill Country topography and views, two resort amenity centers with miles of trails, strong Leander ISD schools, and easy Lake Travis and tech-corridor access. Cons: an honest 35-to-45-minute downtown commute with essentially one road in, MUD-elevated taxes near 2.4%, and higher maintenance on steep view lots.

Are builders offering incentives right now?

Yes, as of early-to-mid July 2026. Toll Brothers is running a National Sales Event (roughly June 27 to July 12) advertising a first-year rate near 3.99% via a 2/1 buydown plus quick-move-in spec homes. Rate buydowns and closing-cost help are common on inventory homes and change monthly, so negotiate incentives rather than list price.

The rolling wooded Hill Country landscape west of Austin where new communities are expanding

Master-Planned Community

Travisso

Northwest Hill Country, Leander, Texas. An honest, buyer-side guide to the builders, amenities, schools, taxes, and tradeoffs.

The short answer

Travisso is a 2,100-acre luxury master-planned community in the Hill Country west of Leander, jointly developed by Taylor Morrison and Toll Brothers and set on dramatic canyon-and-ridge topography rare for the Austin metro. New homes run from about the $600s past $2M and feed highly regarded Leander ISD schools. Buyers get two resort amenity centers, miles of trails, and Lake Travis proximity, but trade a 35-to-45-minute downtown commute and MUD-elevated taxes.

Taylor Morrison and Toll BrothersLeander ISDFrom the $600s to $2M+

Buyer-side notes by Luke Allen · Updated July 9, 2026· Figures approximate, verify current specifics

At a glance

The facts that actually matter

Developer: Taylor Morrison and Toll Brothers (joint master-developer partnership; roughly 2,100-acre former Crystal Falls West tract acquired from The Lookout Group in spring 2013, homebuilding began 2014)
Location: Northwest Hill Country, Leander 78641
School district: Leander ISD
Price range: As of July 2026, new-construction homes list from roughly the $600s (Toll Brothers' Capri Collection starts at $649,000) to more than $2M. Toll Brothers quick-move-ins run about $649,000 to $1.99M on roughly 1,900 to 6,000-plus sq ft, and Taylor Morrison's Naples Collection runs about $818,000 to $1.1M. Counting resale, the broader Travisso market spans the mid-$400,000s into the $2M-plus range. Reported medians vary widely by window and home mix: Redfin shows about $1.01M over the trailing three months (up roughly 55% year over year, a luxury-heavy mix) and about $856,500 for the trailing year as of mid-2026.
Commute: Honest drive to downtown Austin is about 35 to 45 minutes off-peak (roughly 30 miles) via FM 1431 to the 183A tollway, then US-183/MoPac or I-35; expect 45 to 55 minutes in weekday rush hour. The northwest Austin tech corridor (Cedar Park, Apple area) is about 20 to 25 minutes, and Lake Travis is 10 to 15 minutes. As of July 2026.
Scale: 2,100-acre master plan; roughly 2,500 to 2,900-plus planned home sites at buildout (reported figures vary), with 350-plus acres of preserved open space and a planned 58-acre regional park (over 1,000 homes built as of 2026)

Who builds here

Builders

Taylor Morrison (active, co-developer and builder)
Toll Brothers (active, co-developer and builder)
Drees Custom Homes (earlier phases, now resale)
Highland Homes (earlier phases, now resale)
Grand Haven Homes (earlier phases, now resale)
Trendmaker Homes (earlier phases, largely resale)

Home types

Single-family detached, one and two-story
Approximately 1,900 to 6,000-plus square feet
3 to 6-plus bedrooms
Hillside/view lots and standard lots, roughly 50-foot to 100-foot widths (about 0.15 to 1-plus acre)
Toll Brothers collections by lot tier: Capri (50s), Siena (60s), Naples (70s), Florence (80s), Verona (100s) - all still selling as of July 2026
Taylor Morrison collections: Naples (70s) and Florence (80s)

Lifestyle

Amenities

Palazzo Clubhouse: award-winning 9-acre amenity center with resort-style pool, children's splash pad, and a fitness center
Lighted tennis courts, plus playground, open-air pavilion, and fire pit
The Forum: second amenity center (recently opened) with a resort-style pool that includes dedicated lap lanes and an in-pool tanning ledge, a flex sports court for pickleball, basketball, and bocce, an indoor yoga/wellness studio and outdoor yoga lawn, and a zipline playground
More than 5 miles of hike-and-bike trails through 350-plus acres of preserved open space
Planned 58-acre regional park and Hill Country scenic overlooks
Full-time on-site lifestyle director and year-round community events

Read this before the base price

Taxes

Travisso sits in a Municipal Utility District (MUD), not a PID, so annual taxes include a MUD levy on top of Leander ISD, county, and city rates. Local realtor/appraisal reporting places the community in Williamson County MUD No. 12, with a MUD component near 0.12% and a combined effective rate that has run roughly 2.35% to 2.48% of assessed value across the 2024 to 2026 tax years (reported near 2.4764% for the 2025 tax year); it is expected to ease as MUD debt amortizes toward the early-to-mid 2030s. Most of the community is in Williamson County, but because the roughly 2,100-acre site nears the Travis County line by Volente, the exact district and rate can vary by parcel, so verify each specific lot at WCAD/TCAD.

How MUD and PID taxes work →

Monthly cost

HOA and dues

HOA dues are $1,080 per year for 2026, billed as two $540 installments due January 1 and July 1 (homeowners get 30 days before late fees apply). Dues cover both amenity centers, the pools, common-area landscaping, community entryways, parks, trails, playgrounds, and a full-time on-site lifestyle director's year-round events.

Honest tradeoffs

The pros and the cons, both

No community is perfect. Here is the case for and against, the way I would give it to a client.

The case for

Genuine Hill Country topography with real elevation changes, canyon and valley views that are rare inside the Austin metro
Two full amenity centers (Palazzo and The Forum) with resort pools, extensive courts, 5-plus miles of trails, and active lifestyle programming
Highly regarded Leander ISD, including an IB World School elementary (CC Mason) and an A-rated Cedar Park High School
Close to the northwest Austin tech corridor jobs (about 20 to 25 minutes) and Lake Travis recreation (10 to 15 minutes)
Wide range of large lots and move-up to luxury home options; established sections have mature landscaping
Still actively building across all five Toll tiers plus Taylor Morrison, so new-construction warranties and builder incentives are available

The case against

Remote edge-of-metro location with essentially one main access route via FM 1431; an honest 35 to 45-plus minute drive to downtown Austin
Car-dependent with limited walkable retail or grocery inside the community, though the FM 1431 corridor is adding retail
MUD taxes push the combined rate to roughly 2.35% to 2.48%, a higher carrying cost than non-MUD areas
Steep hillside and view lots often require retaining walls, drainage management, and higher landscaping and maintenance costs
HOA plus MUD plus a luxury price point means a high total cost of ownership
Leander mailing address but Cedar Park school assignments, and county-line and zoning nuances that require verification
Distance from I-35 and downtown can make resale at the higher price tiers more cyclical

On your side of the table

What a buyer’s agent watches for in Travisso

+Verify the exact MUD and combined tax rate for the specific lot, since Travis-line versus Williamson-County parcels can differ; pull the parcel's tax detail from WCAD or TCAD before writing an offer
+Confirm current LISD attendance zones in writing; the developer lists Cedar Park High School but some third-party sources list Leander High School, and future on-site schools are planned (LISD has bought land for an on-site elementary)
+On hillside and view lots, budget for retaining walls, drainage, and slope maintenance, and get a survey plus a grading/engineering review
+On new construction, register the buyer's agent at the first visit and negotiate builder incentives (rate buydowns, closing costs) rather than list price
+Check remaining MUD debt and its projected amortization; understand the tax rate stays elevated in the near term
+Assess resale absorption at the higher price tiers, since view premiums do not always translate into faster resale
+Confirm which builder collections and quick-move-ins are still available and price out lot premiums for view lots (as of July 2026 all five Toll tiers, including Capri, and Taylor Morrison's Naples and Florence are still selling)

Current incentives

As of early-to-mid July 2026, builders are actively courting buyers. Toll Brothers is running a National Sales Event (roughly June 27 to July 12, 2026) advertising a first-year rate near 3.99% (about 6.04% APR) via a 30-year fixed with a 2/1 buydown, alongside quick-move-in spec inventory (for example a Capri quick move-in at $649,000 with an August 2026 move-in). Rate buydowns and closing-cost assistance are common and are concentrated on inventory and spec homes; incentives change monthly, so treat any specific offer as volatile and negotiate concessions rather than list price.

Dated mid-2026 · Verify the current, written offer on a specific home

Good to know

Travisso questions, answered

Where is Travisso and how far is it from downtown Austin?: Travisso is in the Hill Country west of Leander, off FM 1431 (Whitestone Blvd) near the Volente and Lake Travis area, about 30 miles from downtown Austin. Plan on 35 to 45 minutes off-peak via FM 1431 to the 183A tollway, and 45 to 55 minutes in weekday rush hour. The northwest Austin tech corridor is about 20 to 25 minutes away.
Who builds in Travisso and what do homes cost in 2026?: The two active builders are Taylor Morrison and Toll Brothers, who also co-developed the community; earlier phases included Drees, Highland, Grand Haven, and Trendmaker (now largely resale). As of July 2026, new homes list from about the $600s (Toll's Capri starts at $649,000) to more than $2M, with square footage from roughly 1,900 to over 6,000.
Does Travisso have a MUD, and what are property taxes?: Yes. Travisso is in a Municipal Utility District (reported as Williamson County MUD No. 12), not a PID, so taxes include a MUD levy on top of school, county, and city rates. The combined effective rate has run about 2.35% to 2.48% across 2024 through 2026 (near 2.4764% for 2025) and should ease as MUD debt is paid down in the 2030s. Confirm the exact rate for your specific lot, since it can vary by parcel near the county line.
What schools serve Travisso?: Travisso is in highly regarded Leander ISD. The developer lists CC Mason Elementary (an International Baccalaureate World School, TEA rating B), Running Brushy Middle (B), and Cedar Park High School (A). A few third-party sites list Leander High School, and LISD has bought land for a future on-site elementary, so verify current attendance zones with the district before you buy.
What are the HOA dues and what do they cover?: HOA dues are $1,080 per year for 2026, billed as two $540 installments on January 1 and July 1. They cover both amenity centers, the pools, common-area landscaping, parks, trails, playgrounds, and a full-time lifestyle director's community events. This is separate from and on top of the MUD tax levy.
What are the main pros and cons of buying in Travisso?: Pros: dramatic Hill Country topography and views, two resort amenity centers with miles of trails, strong Leander ISD schools, and easy Lake Travis and tech-corridor access. Cons: an honest 35-to-45-minute downtown commute with essentially one road in, MUD-elevated taxes near 2.4%, and higher maintenance on steep view lots.
Are builders offering incentives right now?: Yes, as of early-to-mid July 2026. Toll Brothers is running a National Sales Event (roughly June 27 to July 12) advertising a first-year rate near 3.99% via a 2/1 buydown plus quick-move-in spec homes. Rate buydowns and closing-cost help are common on inventory homes and change monthly, so negotiate incentives rather than list price.

Keep exploring

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Thinking about Travisso?

Before you tour a builder in Travisso, get your representation registered so it stays free, and get the real tax rate, incentives, and lot notes in writing. Luke replies personally.

Luke Allen

Licensed Texas REALTOR, TREC #788149

Austin Marketing + Development Group

Call 254-718-2567 Text Luke