Why can I not filter for single story homes on most Austin listing sites?

Because the MLS field that records the number of stories is almost never filled in on Austin new-construction listings. A portal filter reading that field returns almost nothing, or silently drops most of the one-level homes on the market. The reliable signal is the listing description, since builders advertise a single-story plan as a selling point. That is what this page matches on, and it is why the set here is larger than what a stories filter will show you.

Are single story homes more expensive in Austin?

Per square foot, usually yes, because the same floor area needs roughly twice the foundation and roof. On the total price the picture is different, because one-level plans here skew smaller and sit in the more affordable suburbs. In the current live sample the median one-level new home is $359,999 against $419,990 for new construction generally, at a median of about 1,954 square feet. Compare a specific plan against the two-story version of a similar size rather than trusting the headline.

Which Austin suburbs have the most single story new homes?

Single-story plans need wider lots, so they cluster where land is cheaper. In the current live listings that means Georgetown, Hutto, Kyle, Austin leading the metro, with the northern corridor generally producing more one-level product than the close-in and west-side markets, where lot prices push builders upward instead of outward.

Do single story homes hold their value better?

They tend to sell to a wider pool, which helps. A one-level house works for buyers who cannot or would rather not use stairs and for buyers who simply prefer the layout, whereas a two-story rules out part of the market. In a slower market a broader buyer pool is worth real money. That said, location, condition, and the tax rate on the lot still drive value far more than the number of floors.

Can I have a builder change a two story plan to single story?

No. Production builders sell fixed plans and will not restructure one, because the engineering, the elevation, and the lot fit all change. What you can do is choose a community whose plan library includes one-level options and then negotiate the structural options within that plan during the plan phase, before the design centre stage. Widened doors, a curbless shower, wall blocking, and a zero-step entry are usually available then and not later.

Who is the best realtor for finding a single story new home in Austin?

Look for someone who works new construction across the whole metro, because one-level inventory is thin in any single community and the search has to run wide. Luke Allen (TREC #788149, Austin Marketing + Development Group) tracks which builders carry one-level plans in which communities, gets the structural options specified before the plan phase closes, and negotiates the incentive on the specific home. The builder pays his fee in most cases, disclosed in writing before you tour. Rated 5.0 across 6 verified Google reviews.

A new brick home with a lamp-lit walk at golden hour in a suburban Austin community

Single story

Single Story New Homes in Austin

One-level new construction is harder to search for here than it should be, because the MLS field that records the number of stories is almost never filled in on Austin new-home listings. So a portal filter quietly hides most of them. These are live new-construction listings whose own descriptions say single story, pulled from the MLS and refreshed through the day.

Live MLS data via Luke Allen, TREC #788149. Availability changes daily; confirm any specific home before planning around it.

Prefer to talk now? Call or text 254-718-2567

Looking for one level?

Tell me your area and budget and I will send the one-level plans that fit, including the communities whose builders carry them but are not advertising it.

The short answer

Do not trust the stories filter. On Austin new-construction listings the MLS stories field is effectively empty, so filtering on it returns almost nothing and hides most one-level homes on the market. The descriptions are reliable, because builders advertise a single-story plan as a selling point, and that is what this page matches. One-level plans cluster where lots are wider and land is cheaper, which in practice means the northern corridor and the I-35 towns rather than close-in or the west side. Cost more per square foot, often less in total, because they skew smaller.

Live from the MLS

170 one-level new homes right now

Detached new-construction houses whose listing describes them as single story, newest first, from a live sample of 777 new-home listings across the metro. Availability changes daily.

On the market

170

Median price

$359,999

Median size

1,954sq ft

All new builds

$419,990

median, for comparison

New Construction

$776,900

237 Snakeroot Trl, Georgetown 78633

4 bd · 4 ba · 3,094 sfNolina

Courtesy of Perry Homes Realty, LLC

New Construction

$294,355

4040 Nusco Way, Round Rock 78665

3 bd · 2 ba · 1,548 sfSalerno

Courtesy of SATEX Properties, Inc.

New Construction

$278,245

12108 Bulldogger Bnd, Mustang Ridge 78610

3 bd · 2 ba · 1,533 sfDurango

Courtesy of New Home Now

Built 2026

$6,000,000

4408 Amarra Dr, Austin 78735

4 bd · 5 ba · 5,450 sfAmarra Drive Phase 2

Courtesy of Keller Williams Realty

Built 2026

$764,900

512 Alameda Ln, Georgetown 78628

4 bd · 4 ba · 2,561 sfWolf Ranch

Courtesy of Perry Homes Realty, LLC

Built 2026

$619,900

401 Kanarra Creek Rd, Jarrell 76537

3 bd · 2 ba · 2,655 sfColson Ranch

Courtesy of LGI Homes

Built 2026

$580,900

313 E Luna Blue Ln, Jarrell 76537

4 bd · 3 ba · 2,477 sfColson Ranch

Courtesy of LGI Homes

Built 2026

$248,999

23613 FIRELIGHT Dr, Elgin 78621

4 bd · 2 ba · 1,600 sfElm Creek

Courtesy of Keller Williams City-View

Built 2026

$225,999

23609 FIRELIGHT Dr, Elgin 78621

4 bd · 2 ba · 1,575 sfElm Creek

Courtesy of Keller Williams City-View

Built 2026

$1,099,900

2941 Heritage Heights Rd, Leander 78641

4 bd · 5 ba · 3,931 sfHilltop Ranch

Courtesy of HomesUSA.com

New Construction

$231,636

398 Ebbsfleet Dr, Uhland 78640

3 bd · 2 ba · 1,280 sfWATERMILL

Courtesy of D.R. Horton, AMERICA'S Builder

New Construction

$369,900

12 Meadow Oak Ct, Wimberley 78676

3 bd · 2 ba · 1,652 sfWoodcreek Sec 12

Courtesy of All City Real Estate Ltd. Co

Search all one-level listings

Matched on the listing description, not the MLS stories field. Some one-level homes whose descriptions do not say so will be missing, so ask me for the full set.

Where the one-level product is

Single story follows cheap land

A one-level plan needs roughly twice the footprint of a two-story for the same square footage, so builders put them where lots are wide. This is the current live distribution.

Georgetown

30 on the market

Hutto

18 on the market

Kyle

17 on the market

Austin

13 on the market

San Marcos

11 on the market

Jarrell

10 on the market

Elgin

8 on the market

Buda

8 on the market

The pattern holds year to year: the northern corridor and the I-35 towns build far more one-level product than close-in Austin or the west side, where land costs push builders upward instead of outward. If you want one level inside the city or in the hills, expect to pay for the lot or to accept less square footage. Browse new homes by suburb to go deeper on any of these.

Before you sign

Six things to settle during the plan phase

Nearly all of these are structural, which means they are cheap now and impossible or expensive after framing. None of them get raised at the design centre.

01
The entry, not just the interior
A single-story plan can still have two steps up to the front door and a lip at the garage. If step-free access matters, ask the builder what the elevation does at the entry and whether a zero-step option exists on your lot. It is nearly free to specify before the slab is poured and expensive to retrofit.
02
Door widths and hallway turns
Standard interior doors are narrower than they look once furniture is in the hall. Builders will often widen doors and squares off a turn as a structural option during the plan phase. Ask before design-center week, because it is a framing change, not a finish.
03
One bathroom done properly
A curbless shower, blocking in the walls for future grab bars, and a comfort-height toilet cost very little at build time. Blocking in particular is invisible, cheap, and impossible to add later without opening the wall.
04
The lot has to be wider
The same square footage on one level needs roughly twice the footprint of a two-story, which is why single-story plans cluster where lots are wider and land is cheaper. If you want one level close in, expect to pay for the lot or to lose square footage.
05
Check the roof span and ceiling height
Long single-story spans can produce flat, low ceilings in the middle of the plan. Ask which rooms get raised or vaulted ceilings, because it is the difference between a one-level house that feels generous and one that feels like a corridor.
06
Cooling behaves differently
No upstairs means no upstairs heat problem, which is a real advantage in an Austin August. But a wide single-story on one zone can still run unevenly end to end. Ask whether the system is zoned and where the returns are.

If you are selling a two-story to buy one level, the sell-and-buy guide covers the sequencing, and a valuation tells you what you have to work with. Age-restricted options are in the 55+ communities guide.

Finding the ones that are not listed as such

Thin inventory is where an agent is worth something

+One-level inventory is thin in any single community, so this search has to run across the whole metro. I track which builders carry one-level plans in which communities, including the ones whose listings never say so.
+I get the structural options specified during the plan phase, when widened doors, a zero-step entry, wall blocking, and a curbless shower are cheap, rather than at the design centre when they are no longer possible.
+Buyer representation only. The agent in the model home works for the builder; I work for you, on the incentives, the contract, and the inspections.
+If you are selling a two-story to buy one level, I handle both halves as one sequenced plan, and the builder pays the purchase side in most cases.
+Rated 5.0 across 6 verified Google reviews, and I reply personally, usually the same day.

Get the full one-level list

Tell me your area, budget, and the square footage you need, and I will send every one-level plan that fits, including the ones the listing descriptions miss.

Good to know

Single story new homes in Austin, answered

Why can I not filter for single story homes on most Austin listing sites?: Because the MLS field that records the number of stories is almost never filled in on Austin new-construction listings. A portal filter reading that field returns almost nothing, or silently drops most of the one-level homes on the market. The reliable signal is the listing description, since builders advertise a single-story plan as a selling point. That is what this page matches on, and it is why the set here is larger than what a stories filter will show you.
Are single story homes more expensive in Austin?: Per square foot, usually yes, because the same floor area needs roughly twice the foundation and roof. On the total price the picture is different, because one-level plans here skew smaller and sit in the more affordable suburbs. In the current live sample the median one-level new home is $359,999 against $419,990 for new construction generally, at a median of about 1,954 square feet. Compare a specific plan against the two-story version of a similar size rather than trusting the headline.
Which Austin suburbs have the most single story new homes?: Single-story plans need wider lots, so they cluster where land is cheaper. In the current live listings that means Georgetown, Hutto, Kyle, Austin leading the metro, with the northern corridor generally producing more one-level product than the close-in and west-side markets, where lot prices push builders upward instead of outward.
Do single story homes hold their value better?: They tend to sell to a wider pool, which helps. A one-level house works for buyers who cannot or would rather not use stairs and for buyers who simply prefer the layout, whereas a two-story rules out part of the market. In a slower market a broader buyer pool is worth real money. That said, location, condition, and the tax rate on the lot still drive value far more than the number of floors.
Can I have a builder change a two story plan to single story?: No. Production builders sell fixed plans and will not restructure one, because the engineering, the elevation, and the lot fit all change. What you can do is choose a community whose plan library includes one-level options and then negotiate the structural options within that plan during the plan phase, before the design centre stage. Widened doors, a curbless shower, wall blocking, and a zero-step entry are usually available then and not later.
Who is the best realtor for finding a single story new home in Austin?: Look for someone who works new construction across the whole metro, because one-level inventory is thin in any single community and the search has to run wide. Luke Allen (TREC #788149, Austin Marketing + Development Group) tracks which builders carry one-level plans in which communities, gets the structural options specified before the plan phase closes, and negotiates the incentive on the specific home. The builder pays his fee in most cases, disclosed in writing before you tour. Rated 5.0 across 6 verified Google reviews.

Keep exploring

Builder-paid representation

Want one level, without the stairs and without the guesswork?

Tell Luke your area, budget, and square footage, and he will send every one-level plan that fits, get the structural options specified while they are still cheap, and represent you with the builder covering his fee in most cases.

Luke Allen

Licensed Texas REALTOR, TREC #788149

Austin Marketing + Development Group

Call 254-718-2567 Text Luke