Great Hills · Investment Property
Investment Property in Great Hills
Rentals judged on the numbers, the neighborhood and the condition of the house, not on the listing photos.
Investment Property in Great Hills: what's different here
A rental in Great Hills is a business decision that happens to come with a kitchen. Condos and townhomes in Great Hills sit close to the Arboretum and the Great Hills office corridor. Each HOA's leasing rules need checking before you buy.
Texas has no state income tax, but property taxes are high, so the tax bill and insurance often decide whether a rental works.
Why Great Hills buyers work with me
I grew up in Northwest Austin, have lived here since 1976 and have lived on the Mountain in the Spicewood Estates area since 2004. My wife, Heather, and I own short-term rentals ourselves, in Spokane and Punta de Mita, so I look at a property the way an owner does. Great Hills has the widest range in Northwest Austin, from condos and townhomes to homes near the club, with schools split between Round Rock ISD and Austin ISD by address.
How I handle it in Great Hills
- The numbers before the showing: rent against taxes, insurance, HOA dues and likely repairs.
- The rules: HOA leasing limits and short-term rental rules, checked before you commit.
- Condition: roofs, AC, water heaters and plumbing, judged by the home's era.
- 1031 timing: 45 days to identify and 180 days to close, planned with your exchange company and CPA. More on investing.
More about Great Hills
For the full picture of the neighborhood, see living in Great Hills. Questions about investment property here? Call me at (512) 698-3525.
Frequently Asked Questions
Can I rent out a home in Great Hills?
Often, but some HOAs limit leasing and short-term rentals have their own rules. We check before you make an offer.
What are the 1031 exchange deadlines?
Federal rules give you 45 days to identify a replacement property and 180 days to close.
Great Hills
What investment property looks like in Great Hills
The hilliest corner of Northwest Austin, wrapped around Great Hills Country Club near the 183 and Loop 360 interchange.
- The homes
- Mostly 1970s to 1990s in the original sections, with updates and rebuilds scattered throughout, so condition varies a lot from house to house. Classic hillside character, with view lots and golf-course lots that carry a premium. Prices span a wide range, from entry-level condos and townhomes to substantial homes near the club and the Arboretum. Great Hills Country Club dates to 1973 and has been member-owned since 1985: 18 holes, eight lighted tennis courts, and a reported $22.3 million course and clubhouse project approved by the membership. Club membership is separate from buying a home.
- Schools people ask about
- Split by address. The Round Rock ISD side feeds Caraway or Laurel Mountain Elementary, then Canyon Vista Middle School and Westwood High School. The Austin ISD side feeds Davis or Hill Elementary, then Murchison Middle School and Anderson High School. Confirm with the district's own boundary tool.
- Getting around
- Near the 183 and Loop 360 interchange, one of the best-connected corners of Northwest Austin: quick access to the Arboretum, the Domain and the North MoPac tech corridor, with the Apple Parmer campus within reasonable reach.
- Nearby
- The Arboretum, the Great Hills office corridor, the Domain, Great Hills Country Club (private).
- The trade-off
- The hilliest of the Northwest Austin neighborhoods: the streets go up and down, up and down, with far fewer level stretches than Northwest Hills or Spicewood Estates, where the land rises to broader hilltops. Against Balcones Village, Great Hills is the more connected of the two, while Balcones Village is quieter and more tucked away.
Investment Property: keep exploring
Ready to make your move with James Brinkman?