Craving Hill Country lake life but not sure how it stacks up to Austin? If you are weighing a move to Marble Falls, you probably want a calmer pace, more space, and easy access to the water without losing key services and good connectivity. In this guide, you will compare commute time, housing, schools, everyday amenities, and costs so you can decide with confidence. Let’s dive in.
Marble Falls at a glance
Marble Falls is a small Hill Country city on Lake Marble Falls in Burnet County. The U.S. Census QuickFacts estimate puts the city’s population at 9,413 as of July 1, 2024. You will find a walkable downtown, lakefront parks, and a tight-knit community that still has essential services and regional shopping nearby. Many buyers choose it for the lake-and-hills lifestyle with Austin still within reach.
- Population: 9,413 (July 1, 2024) per the U.S. Census QuickFacts estimate.
- Broadband: About 90% of households report a broadband subscription, a plus for remote and hybrid workers, per Census QuickFacts.
- Local commute: The city’s mean travel time to work is roughly 14–15 minutes, which reflects that many residents work locally, based on Census QuickFacts.
Commute and getting around
If you plan to drive to central Austin, the typical non-stop travel time is about 1:00 to 1:15 in normal conditions, using US 281 and major arterials into the city. During peak periods and special events, plan for longer windows. Several published driving-time calculators list around 1:02 as a typical drive without traffic.
Public transit is limited compared with Austin. CARTS regional transit serves Burnet County and nearby communities and shows routes such as Spicewood to Austin and local Marble Falls services. This can work for certain schedules, but most commuters drive or use a car plus limited bus. There is no direct commuter rail to central Austin from Marble Falls.
Practical tips:
- Daily Austin commuters: Budget 2 to 3 hours round-trip, plus fuel, vehicle wear, and occasional delays.
- Hybrid workers: Two or three in-office days per week can make the longer drive manageable.
- Fully remote: With robust household broadband adoption, Marble Falls is a strong fit for work-from-home.
Housing costs and options
Marble Falls offers a wide range of homes: lakefront single-family, gated communities with lake access, newer custom builds with hill or lake views, suburban subdivisions, manufactured-home communities, and rural or ranch acreage nearby.
Market snapshots from major data vendors differ by method and timing. Zillow’s typical-value index (ZHVI) shows Marble Falls around $400,000 through late 2025, while Austin’s ZHVI sits near $495,000 as of January 2026. Redfin recently reported a Marble Falls median sale around $316,000 and described a cooling market with longer days on market. Realtor.com has published median listing prices above $500,000 in some recent periods. These differences reflect methodology and inventory mix, especially the split between lakefront and non-lakefront homes. Always check the date and source when you compare numbers, and use current MLS data for property-level decisions.
Key takeaways:
- Lakefront commands a premium. Private docks, lifts, and views add value and can raise ongoing costs like HOA or dock maintenance.
- Away from the water, you often get more space per dollar, easier daily errands, and simpler upkeep.
- If you are moving from Austin, you may see lower prices for comparable inland homes, with lakefront options priced at a premium.
Neighborhood snapshots
Below are quick lifestyle sketches to help you build a short list. Prices shift with the market and by vendor, so consider the ranges directional and confirm with fresh data.
Downtown Lakeside and Main Street
- What it is: Walkable core near Lakeside Park, local shops, restaurants, galleries, and the boat-friendly lakefront.
- Lifestyle highlight: Easy access to Lakeside Park and lakefront events, plus seasonal festivals.
- Commute example: About 1:00 to central Austin in light traffic.
- Schools: Served by Marble Falls ISD. Verify your address using MFISD attendance zones and campus pages.
Meadowlakes (gated)
- What it is: A gated community with golf, neighborhood amenities, and some homes offering lake access or proximity.
- Lifestyle highlight: HOA-managed amenities, neighborhood feel, and convenience to errands.
- Commute example: Around 1:05 to central Austin, traffic permitting.
- Schools: In Marble Falls ISD; check address-specific zoning via the district’s map.
Pecan Valley and Waterside on Lake Marble Falls
- What it is: Lakefront and near-lake pockets with docks, water views, and higher-finish custom homes.
- Lifestyle highlight: Boating, fishing, and waterfront leisure from your backyard or neighborhood ramp.
- Commute example: Roughly 1:05 to central Austin in typical conditions.
- Schools: Served by Marble Falls ISD. Confirm the assigned campuses with the district.
Schools and education
Marble Falls ISD serves a broad area with several elementary campuses, Marble Falls Middle School, Marble Falls High School, and alternative or early college programs. Elementary campuses include Colt, Marble Falls, Highland Lakes, and Spicewood. For boundaries and contacts, start with the district’s attendance zones and campus pages.
For a recent accountability snapshot, a Texas Tribune summary of TEA results for the 2024–2025 cycle shows Marble Falls ISD with an overall C and Marble Falls High School with a B. Campus-level grades vary. You can review campus details using the Texas Tribune summary of TEA results. If you are comparing to Austin, remember the larger metro includes more public magnet and charter options, which can add variety but also more logistics around commute and enrollment.
Always verify the specific campus and program details for your address and year, since zones and ratings can change annually.
Everyday life and amenities
Water and outdoors are the heart of Marble Falls. You can boat, fish, and paddle on Lake Marble Falls and the Highland Lakes. Downtown offers small-town charm with local restaurants, bakeries like the well-known Blue Bonnet Cafe, art galleries, and weekend events.
Healthcare access is strong for a city this size. Baylor Scott & White Medical Center – Marble Falls provides emergency services and multiple specialties at a regional facility. Daily needs are covered by major grocers and local retailers.
Cost of living and taxes
Cost-of-living snapshots can help you sketch a budget. A recent BestPlaces cost-of-living snapshot for 78654 suggests Marble Falls is modestly cheaper than some larger metro areas overall, although housing costs vary widely by neighborhood and property type.
Property taxes in Texas depend on the combination of taxing units tied to your parcel. County-level effective rates can differ, and context from the Tax Foundation county-level property tax data shows variation across the state. Your actual bill will reflect your home’s appraised value and the specific mix of school district, city, county, and special districts for your address. Verify estimates with the local appraisal district before finalizing your budget.
Who should move to Marble Falls
- Full-time Austin commuters: You can make it work if you value the lake lifestyle and plan for a long daily drive. Hybrid schedules are ideal.
- Remote or hybrid professionals: Strong household broadband adoption and smaller-town pace pair well with work-from-home.
- Retirees and second-home buyers: Lake access, scenic drives, and a walkable Main Street offer year-round leisure without big-city intensity.
How to choose your best-fit area
- Start with lifestyle: Decide whether lakefront, near-lake gated, or in-town walkability matters most.
- Test the commute: Drive your likely route to Austin at your actual commute hour and compare drive-time apps.
- Map the essentials: Check the distance to your preferred grocer, healthcare, parks, and boat ramps.
- Verify schools and taxes: Confirm campus zones with MFISD and review parcel-specific tax units before you write an offer.
When you are ready to explore, a local guide makes all the difference. With 50+ years of Hill Country experience and deep roots across the Highland Lakes, Landmasters Real Estate can help you compare lakefront vs inland options, navigate HOA and dock rules, and plan a smart move on your timeline.
FAQs
Is Marble Falls a realistic daily commute to Austin?
- Daily driving is doable but long. Plan about 1:00 to 1:20 in typical conditions, longer at peaks, based on published driving-time calculators.
What are typical home prices in Marble Falls vs Austin?
- Recent vendor snapshots show Marble Falls around a $400k typical-value index and Austin near $495k, with some sources reporting Marble Falls median sales near $316k and listing medians above $500k; methods and dates vary, so confirm current numbers before you shop.
Does Marble Falls have reliable internet for remote work?
- Yes. About 90% of households report a broadband subscription, per U.S. Census QuickFacts.
How are schools in Marble Falls ISD?
- A Texas Tribune summary shows MFISD with an overall C and Marble Falls High School with a B in the 2024–2025 cycle; check district zones and campuses and review the Texas Tribune summary for campus details.
Are there hospitals and essential services in town?
- Yes. Baylor Scott & White Medical Center – Marble Falls offers emergency care and specialties, and the city has major grocers and daily retail.
What are the pros and cons of lakefront homes in Marble Falls?
- Pros include boat access, views, and strong lifestyle appeal; cons can include higher purchase prices, HOA or dock-related costs, and seasonal visitor traffic near popular shoreline areas.
