If you’ve been searching for $1–2M homes in today’s market—especially in areas like Northwest Hills, TX—you’re likely asking, “What does that price range actually get me right now?” Short answer: more than you’d get a year ago, but less than you might assume if you’re coming from a red-hot market like California. This price point still puts you in striking distance of some of Austin’s most desirable neighborhoods, but the landscape is shifting. Let’s break it all down.

1. What You’ll Get for $1–2M in Northwest Hills

In Northwest Hills, homes between $1 million and $2 million are typically well-established, updated properties with generous square footage, high-end finishes, and sweeping Hill Country or downtown skyline views.

You’re not just buying four walls—you’re buying into an established community known for top-rated schools, peaceful streets, and proximity to everything that makes Austin livable.

Expect features like:

1. 3,000–4,500+ sq ft homes

2. 4–5 bedrooms, often with a dedicated office or media room

3. Chef’s kitchens, open layouts, and high ceilings

4. Private pools and outdoor living spaces

5. Mature landscaping and oversized lots

6. Walkability to parks, trails, and top schools

Looking for current open houses in that price range? See what’s available here.

2. What $1–2M Buys in Brentwood & Crestview

Just a few miles east, Brentwood and Crestview offer a different kind of charm: modern bungalows, new construction, and redeveloped lots tucked into walkable, tree-lined neighborhoods.

Here, $1–2M typically gets you:

1. New builds or fully renovated mid-century homes

2. Designer finishes, smart home systems

3. Smaller lots but prime location near Burnet Rd and Lamar

4. 2,200–3,200 sq ft

5. 3–4 bedrooms with flexible layouts

6. Quick access to coffee shops, breweries, and tech campuses

These areas appeal to buyers who value location, lifestyle, and low-maintenance living.

3. Today’s Market: What’s Changed?

Prices in Austin have cooled slightly compared to 2021–2022, but inventory remains tight in sought-after areas like Northwest Hills, Brentwood, and Crestview.

Here’s what’s new in the $1–2M bracket:

1. Sellers are more realistic—there’s room to negotiate, especially if the home’s been sitting

2. Buyers are more strategic—value and condition matter more than ever

3. Off-market deals are gold—working with an agent like James Lucas can uncover properties that never hit the MLS

In other words: patience pays off, and connections matter.

4. Key Trends in the $1–2M Range

Here are a few trends we’re seeing across Northwest Hills and surrounding neighborhoods:

✅ Backyard luxury is big—buyers want pools, patios, and space to entertain

✅ Home offices are a must (yes, still)

✅ Energy efficiency and updated systems are getting more attention

✅ Walkability and schools are dealmakers

Homes near top-rated schools—like Doss Elementary, Lamar Middle, or Anderson High—continue to command premium pricing.

5. Is $1–2M Still Considered "Luxury"?

In markets like Brentwood or Crestview, yes—$1.5M can still buy you a top-tier home. But in Northwest Hills or along the Lake Austin corridor, it’s now more of a move-up price point than entry-level luxury.

If you're looking for true high-end luxury—think 5,000+ sq ft, lake views, gated communities—this is where to start.

6. How to Win in This Market

Here’s how smart buyers are getting ahead in the $1–2M range:

1. Start early—good homes don’t last

2. Get pre-approved with a local lender

3. Work with a local pro like James Lucas, who knows how to sniff out opportunities before they hit the market

4. Tour neighborhoods, not just houses—drive the streets, check the school zones, talk to neighbors

7. Is Now a Good Time to Buy?

Interest rates are fluctuating, but long-term value in Northwest Hills, Brentwood, and Crestview remains strong. These neighborhoods have resilient demand, strong community roots, and limited development capacity—meaning they hold value better than newer, sprawling suburbs.

So if you’re looking for a well-built home in a proven location, this might be your window.

If you're ready to explore your options in Northwest Hills, Crestview, or Brentwood, let’s make a plan. The right $1–2M home isn’t just out there—it might be waiting off-market. And that’s where relationships make all the difference.