Travisso's median sale price sits at roughly $1.01M over the last three months, up 55.4% year over year. In the same window, price per square foot fell 11.9% to $238, and the typical home takes 151 days to sell. Three numbers, one neighborhood, and a story that only makes sense once you stop treating Travisso as a single market.
It isn't. It's four.
The Number That Doesn't Match Itself
A median can rise for two very different reasons. Buyers can bid harder for the same houses, or the mix of what closes can shift toward bigger houses. In Travisso this year, the second explanation is doing most of the work. When Toll Brothers and Taylor Morrison push more Naples and Florence Collection closings across the finish line, the median gets dragged upward even as per-foot pricing drifts down. That is the signal the $238 per square foot figure is sending.
For a buyer, that combination is unusually favorable. You are shopping in a market whose headline number implies heat, while the underlying measure of what you pay per foot of house has softened. The two do not usually move in opposite directions. When they do, it pays to know which door of the community you are walking through.
Four Collections, Four Markets
Travisso is organized by builder collection, and each collection is effectively its own submarket with its own lot width, floor plan library, and price band. If you are shopping the community, this is the map that matters more than the ZIP code.
| Collection | Builder | Typical lot width | Home size range | Where it sits |
|---|---|---|---|---|
| Capri | Taylor Morrison | 50–60 ft | ~1,900–2,800 sf | Entry into Travisso |
| Siena | Toll Brothers | 60 ft | Mid-range floor plans | Move-up buyers |
| Naples | Taylor Morrison | 70 ft | Larger single and two-story | Upper mid |
| Florence | Taylor Morrison | 80 ft | Up to ~5,400 sf estate plans | Top of range |
Available inventory shows the spread in practice. A recently listed Capri home at 1324 Siena Sunset Road runs 1,933 square feet on a one-story plan. A Florence Collection home on Portobello Road stretches to 5,392 square feet with five bedrooms and a three-car garage. Same community, same amenity access, roughly triple the house.
Earlier Travisso phases built by Grand Haven, Drees Custom Homes, and Highland Homes are no longer under active construction, but those addresses turn up regularly as resale inventory and often carry mature landscaping and lot premiums the new sections cannot match. Toll Brothers and Taylor Morrison are the only two builders selling new today.
The Jumbo Line Is The Real Friction
The 2026 conforming loan limit is $832,750. That number decides more about your Travisso search than any amenity brochure will tell you.
A Capri or Siena buyer at $700K to $825K stays inside conforming financing, which means standard rates, standard underwriting, and access to the full stack of builder-partner lender incentives. Cross into Naples and Florence pricing above roughly $850K and financing shifts into jumbo territory, which brings tighter reserve requirements, sometimes higher rates, and a different appraisal dynamic on a market with a 151-day median days on market.
This is why the same buyer who is comfortable at $780K sometimes hits a wall at $920K even though the monthly difference on paper looks manageable. It is also why the 151-day figure is not a red flag. Luxury inventory takes longer to match buyer and seller everywhere in the Austin metro. The pool of qualified jumbo buyers for a Florence-tier home in Leander is smaller than the pool for a Capri, and that shows up as time on market, not as distress.
The Tax Line Buyers Underprice
Travisso sits inside a MUD, and the 2025 combined property tax rate ran 2.4764%. On a $1M assessed value, that is roughly $24,764 per year, or about $2,064 per month before principal, interest, and insurance.
That number matters more when you compare Travisso against resale-heavy communities in Leander without MUD financing. A buyer choosing between an $850K Travisso Siena home and an $850K resale in an older section of Crystal Falls can see a swing of $1,500 to $2,500 per year on the tax line alone, depending on the specific taxing jurisdictions. Over a seven-year hold, that is real money the median-price comparison never surfaces.
The tradeoff is honest. MUD-financed communities are how Travisso paid for the Palazzo Clubhouse's 9,200 square feet of indoor and outdoor space, the resort pool complex, The Forum second amenity center, tennis and pickleball, the trail network, and a full-time Lifestyle Director. If you use those amenities, you are getting your tax dollars back in a form you can walk to. If you don't, you are subsidizing your neighbors' Saturdays.
Reading Incentives Without Getting Played
Builder incentives in Leander's master plans are stacked heavily right now. Rate buydowns of one to two points below market are common, and design center or closing credits in the $10K to $30K range appear on most spec homes.
One recently documented Travisso transaction involved a relocating buyer who secured roughly $128,000 in combined builder incentives, including a 2-1 rate buydown and closing cost coverage. That is not a typical outcome. It reflects a specific spec home the builder wanted moved, a specific quarter, and a buyer whose lender was willing to work with the builder's preferred financing structure.
Two rules of thumb make incentive math honest:
- A 2-1 buydown lowers your payment in years one and two, then resets. Underwrite the loan at the note rate, not the teaser rate.
- Closing cost credits are worth face value. Design center credits are worth roughly 60 to 70 cents on the dollar, because builder-installed upgrades are priced above retail. Take the closing credit when the choice is offered.
Resale sellers cannot match a builder's rate buydown, and that is the single biggest reason a well-priced Travisso resale can sit longer than the seller expected. If you are selling a Capri or Siena home into this market, your pricing has to acknowledge that a buyer touring your house on Saturday can tour a new Taylor Morrison home on Sunday with $20K in flex cash and a rate two points below yours.
The Same Money, Three Miles Apart
At $600K to $750K, a buyer is choosing between a Travisso Capri or entry Siena, a Crystal Falls Highlands or Boulders resale on a larger lot, or a newer-build in Bryson or Palmera Ridge with lower HOA obligations. What Travisso offers at this tier is the amenity package and the Hill Country topography. What it does not offer is a large lot, which is where Crystal Falls Grand Mesa acreage plays in a different game entirely, typically at $1M and up.
At $1.2M and above, the comparison changes again. A Florence estate home in Travisso competes with custom builds on acreage in Grand Mesa at Crystal Falls, where lots run one to five-plus acres and dark-sky restrictions preserve the view. Travisso wins on turnkey and amenity. Grand Mesa wins on privacy and land. Same money, genuinely different products.
FAQ
Is Travisso a buyer's market or a seller's market right now? Neither, cleanly. The 151-day median days on market and softening price per square foot give qualified buyers real negotiating room, particularly on resale in the Capri and Siena tiers. Builders in Naples and Florence hold price on the sticker and negotiate through incentives instead.
Why is the Travisso median so much higher than Leander's overall median? Leander's citywide median ran between roughly $411K and $451K through early 2026 depending on the source and month. Travisso's median reflects a luxury-weighted mix of Naples and Florence closings that is not comparable to the citywide figure. The two numbers are measuring different products.
Do I need a jumbo loan to buy in Travisso? Not in the Capri and most Siena inventory. A Naples or Florence home priced above roughly $850K crosses the 2026 conforming loan limit of $832,750 and moves into jumbo territory. That changes reserve requirements and can change your rate, so get pre-approved before you tour the top of the range.
Where To Take This
If you are weighing Travisso against Crystal Falls, Bryson, or a resale in Cedar Park, the useful question is not which community has the better median. It is which collection, tax structure, and financing bracket lines up with the house you actually want to live in. That is a conversation, not a spreadsheet.
The Niño Team works Travisso and the surrounding Leander master plans weekly, and we can pull current builder incentive sheets, resale comps by collection, and a real cost-of-ownership comparison against the neighborhoods you are also considering. Reach out when you are ready to move from browsing to touring.
