Bastrop TX Neighborhood Guide: Utilities, Schools and What to Check
If you are comparing neighborhoods in Bastrop TX, the first thing to know is that a Bastrop address can mean very different things. Some homes are inside the City of Bastrop and connect to city water, sewer and electric. Others carry a Bastrop mailing address but sit in a municipal utility district (MUD), a water control district, or unincorporated county land with a well and septic system.
To see every home on the market right now, search all homes for sale in Bastrop. This guide explains the neighborhoods, utilities and checks behind those listings.
This page walks through the main Bastrop real estate areas, who provides utilities in each, how school zones are decided, what the roads and drive times look like, and what to verify before you make an offer. Bastrop is the county seat of Bastrop County, on the Colorado River about 30 road miles southeast of the Texas Capitol in Austin (a modeled estimate, not a measured drive).
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Bastrop at a glance
| Item | What to know (facts checked November 1-2, 2026) |
|---|---|
| Where | Bastrop, county seat of Bastrop County, on the Colorado River along SH 71 and SH 95. ZIP 78602 covers the town and much of the land around it. |
| School district | Bastrop ISD serves Bastrop and most nearby communities. The campus depends on the exact address, per Bastrop ISD zone maps; confirm with the district. |
| Electric | Bastrop Power & Light (City of Bastrop) serves its own territory; Bluebonnet Electric Cooperative serves much of rural Bastrop County. The Power to Choose site listed no retail plans for ZIP 78602 on October 29, 2026. Confirm the provider for the address. |
| Water and wastewater | City of Bastrop inside the city. Outside it: Aqua WSC, Bastrop County WCID #2 (Tahitian Village), the MUDs in The Colony, or a private well and septic system. |
| Extra charges to look for | HOA or POA dues, MUD taxes, Public Improvement District (PID) assessments, and an emergency services district. None apply to every address. |
| Best first check | The Bastrop CAD record for the exact address lists every taxing unit that applies. |
This is a guide to how Bastrop works, not a market report. Listing counts and prices change daily, so the live search below is the place to see them. Official sources are linked throughout so you can check them yourself.
Inside the city, in the ETJ, or in the county: why the label matters
Three kinds of Bastrop address look the same on a listing but behave differently, and one special case sits across them:
- Inside the City of Bastrop. City property tax applies, and the city provides water, wastewater and solid waste, plus electric through Bastrop Power & Light in its territory (the city does not publish a boundary for that, so do not assume every city address is on it). Hunters Crossing is an example of a subdivision inside city limits, per the City of Bastrop. Piney Creek Bend, a newer KB Home community, also pays City of Bastrop taxes.
- In the extraterritorial jurisdiction (ETJ). The ETJ is land outside city limits where the city has some say over subdivision platting and does not charge city property tax (the ETJ is defined in Local Government Code chapter 42). A state accessibility filing lists at least one Colony section (MUD 1F Section 6) in the City of Bastrop ETJ, and the city describes the Valverde district as partly in city limits and partly in the ETJ.
- Unincorporated county. No city tax and no city services. Water may come from Aqua WSC or a well, wastewater is usually a septic system with a county permit, and roads may be county-maintained or private. Circle D-KC Estates is an unincorporated community, not a city.
- Split subdivisions. Tahitian Village is reported to lie partly inside the city limits and partly outside, so two neighboring lots can carry different taxes. Check the parcel, not the subdivision name.
A Bastrop mailing address does not tell you which of these applies. Look up the address on Bastrop CAD, which lists each taxing unit, and ask the title company to confirm it.
Bastrop neighborhoods and what each one asks you to check
Each area below links to its own page, and the full list is in my Bastrop neighborhoods guide. The notes here stick to public records and official pages; they describe what to verify, not who a place suits.
The Colony
The Colony page is a Hunt Companies master-planned community of about 2,300 acres north of SH 71 near FM 969, announced in 2019. It has a mandatory HOA and is served by The Colony Municipal Utility Districts. The Comptroller’s Bastrop directory (appraisal district list, updated May 5, 2026) shows six: 1A, 1C, 1D, 1E, 1F and 1G. A title-company list also names 1B, so the MUD, and the tax line that goes with it, depends on the section.
I found no public map that ties a street or section to a district letter, so get the MUD name from the seller’s MUD notice and confirm it on Bastrop CAD. No Public Improvement District covering The Colony turned up in the records I read: the same Comptroller directory lists PIDs for Valverde and Double Eagle Ranch but none named for The Colony (checked November 2, 2026). That is not proof, so the PID notice for the specific address controls.
HOA dues differ by section and no official schedule is published, so ask the HOA or management company for the current amount and what it includes. Del Webb Lost Pines, a 55+ community, is inside The Colony; see my Del Webb Lost Pines page.
Tahitian Village
Tahitian Village page is a large wooded subdivision southeast of downtown Bastrop. Bastrop County Water Control and Improvement District (WCID) #2, formed in 1985 for Tahitian Village, provides water and runs a wastewater system, but sewer does not appear to reach every section, so some lots use septic. Confirm which one applies to the lot before you offer.
The Tahitian Village Property Owners Association states on its site that membership is automatic and no dues are required, lists a $225 transfer fee per lot each time a lot sells (POA rates and fees page, read November 2, 2026), and requires architectural control committee approval for new construction, so the neighborhood is deed restricted. The district also has road powers, but I found no road-fee amount on its rates page (read November 2, 2026), and listings show conflicting amounts, so ask the association and WCID #2 for the current figures in writing. For vacant lots, add the checks in my land guide.
Circle D-KC Estates
Circle D-KC Estates page is an unincorporated community in Bastrop County. I could not confirm from a county or utility source whether homes there use public water or private wells, so I do not assume either. Verify each address: ask for the septic permit record, ask whether Aqua WSC serves the lot or the home has a registered well, and ask who maintains the street. The association’s name, dues and deed restrictions also need to come from the seller, and rules for one section should not be assumed for neighboring KC Estates lots. The county’s septic guide explains septic permits and inspections.
Hunters Crossing
Hunters Crossing page is inside Bastrop city limits. The City of Bastrop created the Hunters Crossing Public Improvement District on September 11, 2001, and its PID page lists annual service plan updates for 2019 through 2024.
I could not confirm from the city’s page whether any assessment remains or how the district has changed since the 2024 update, so ask the city’s finance department and the title company whether an assessment applies to the address before you sign. Details are on the City of Bastrop PID page.
Pecan Park and Riverside Grove
Pecan Park and Riverside Grove are established Bastrop subdivisions. Listings sometimes use the name River’s Bend at Pecan Park for one part of Pecan Park. I found no public district or PID record for either one (checked November 1, 2026), so rely on the seller’s notices and the Bastrop CAD record rather than assumptions, and request the HOA resale certificate and budget. Do not confuse Riverside Grove with the “Riverside” section name used for homes in The Colony; they are different places.
ColoVista
ColoVista sits on hilly ground along the Colorado River just off SH 71. Bastrop County MUD #1 is the ColoVista utility district on the county’s tax-unit list, so a MUD tax line may apply; confirm it for the lot. The ColoVista Golf Club is independently operated, so its membership and fees are separate from the property owners association. Ask for both sets of documents. Custom homes and vacant lots here need the slope, drainage and access checks described on the page.
Lake Bastrop
Lake Bastrop is a 906-acre lake about three miles northeast of Bastrop, owned and operated by the Lower Colorado River Authority (LCRA), with two public LCRA parks. The subdivisions around it are separate from the lake itself: living nearby does not by itself give private lake access. Confirm access rights in the deed and survey, wastewater type, and flood status. See my Lake Bastrop page, and the lake’s details from the Texas Water Development Board.
Valverde
Valverde is a D.R. Horton community off SH 71 and FM 969, about 4 miles from downtown Bastrop according to the builder. City of Bastrop records show a Public Improvement District for Valverde, with assessments levied in 2025, and the Comptroller’s Bastrop directory (updated May 5, 2026) also lists a Valverde PID. The builder’s Valverde page does not mention it. Texas law requires the seller to give you the PID notice before the contract is signed (Property Code 5.014), so ask for it first and compare the monthly cost with a neighborhood that has no PID.
Other Bastrop-area pages: Adelton, Pine Forest and Holiday Hills. For new homes across the county, see new construction homes in Bastrop County.
Schools by zone
Bastrop ISD assigns a campus by home address, not by subdivision name or ZIP code. The district publishes separate 2026-27 elementary, middle school and high school zone maps on its school boundaries page, and says the school a student attends is determined by where the student lives. Zone lines can fall between neighbors, so check each map for the exact address and call the district at (512) 772-7100 if the map is unclear.
- The Colony. Every Colony address I tested on the district maps is zoned to Colony Oaks Elementary. The middle and high school depend on the section: the eastern sample addresses fall in Bastrop Middle and Bastrop High, and the western ones, about 3 to 4 miles west, in Creekside Middle and Cedar Creek High. I tested seven addresses, so a home near a zone line could differ. Confirm with the district.
- Boundaries can change. Bastrop ISD is building a 10th elementary school along SH 71 near the western edge of Bastrop County, expected to open for 2027-28, per a July 2026 district announcement. The district has not published its name, grades or attendance zone. The district says boundary changes go through a process with a preliminary report, public hearings and a board vote, so an address’s campus can change when a new school opens.
- Other Bastrop areas. I do not state campus assignments for the other communities here, because the district’s maps decide, address by address. My school districts guide explains the districts that serve parts of Bastrop County.
I do not rate schools or recommend areas by school. Use the district’s maps, the Texas Education Agency report cards and a visit to the campus, and make your own comparison.
Utilities: city, district, co-op or well
Utility providers differ across the Bastrop area, and the answer follows the address, not the neighborhood name.
| Service | Who provides it | What to verify |
|---|---|---|
| Electric | Bastrop Power & Light inside its city territory; Bluebonnet Electric Cooperative, a member-owned co-op serving 14 Central Texas counties including Bastrop County, for much of the rural area. | Ask the seller for a recent bill. Bluebonnet’s service map and the City of Bastrop electric page show who serves a point. |
| Water | City of Bastrop inside the city; Aqua WSC across much of Bastrop County; Bastrop County WCID #2 in Tahitian Village; the MUDs in The Colony; or a private well. | Aqua has no address lookup, so call or email it. A private well must be registered with the Lost Pines Groundwater Conservation District. See my water and Aqua guide. |
| Wastewater | City sewer inside the city; a MUD or WCID system in some districts; otherwise a septic system (OSSF). | Septic needs a county permit for any new or changed system. Ask for the permit file and an inspection. See septic systems in Bastrop County. |
| Trash | City of Bastrop solid waste service inside the city. | Outside the city, ask the seller who hauls and what it costs. |
| Internet | Varies by address. | Check the FCC National Broadband Map for the address and read my internet and cell service guide. |
The City of Bastrop posts its water, wastewater, electric and solid-waste rates on its rates and fees page; check the effective date, because the rate page shows a 2024 ordinance note.
How MUDs, PIDs, WCIDs and HOAs work
These charges stack on top of ordinary property tax, and each has a different rule for disclosure.
| Charge | What it is | Where to confirm it |
|---|---|---|
| MUD | A special-purpose district that finances water, sewer and drainage with its own property tax, billed on the tax statement. | The seller’s MUD notice (Water Code 49.452), the Bastrop CAD taxing-unit list, and the district’s own tax rate. |
| PID | A city or county district that finances public improvements with an assessment on each lot, paid in annual installments, usually on the tax bill. | The seller’s PID notice (Property Code 5.014 and 5.0141), the city’s service and assessment plan, and the tax office. |
| WCID | A water control and improvement district, such as WCID #2 in Tahitian Village, that can provide water, wastewater or roads. | The district’s website and office, and the seller’s notice. |
| HOA / POA | A private association with deed restrictions and, in most cases, dues. | The resale certificate, the budget, and any transfer or capital fee due at closing. |
| ESD | An emergency services district that funds fire or EMS with a property tax. | The Bastrop CAD taxing-unit list. |
My guides on MUD and PID districts and HOA and POA fees go into more detail. Statutes: Water Code chapter 49 and Property Code chapter 5.
I do not print tax rates or dues on this page, because they differ by section and change each year. Ask for the current number in writing, and compare the full monthly cost, not just the price. My property tax guide covers the homestead exemption.
Roads, construction and drive times
SH 71 is the main route between Bastrop and Austin and the airport, and the Texas Department of Transportation (TxDOT) is rebuilding parts of it. Current TxDOT information:
- The Tucker Hill Lane overpass on SH 71 is listed to finish in fall 2028, weather permitting. The Ross and Kellam overpasses are complete.
- The Pope Bend Road overpass is proposed, with letting listed for January 2027; FM 1209 is listed for 2030. Dates in project listings move, so check the TxDOT SH 71 East page before relying on them.
- SH 21 widening between County Road and Old Highway 20 (about 7 miles) is proposed with no dates; see the TxDOT SH 21 page.
Drive times, as estimates. A routing model, run on November 1, 2026 with no traffic, put downtown Bastrop to the Texas Capitol at about 41 minutes and to Austin-Bergstrom airport (AUS) at about 37 minutes; the airport route uses toll roads. This is a modeled free-flow estimate, not a measured time, and rush hour will be longer.
The Bastrop Economic Development Corporation advertises about 30 and 25 minutes, which does not match the model. For a measured figure, the Census Bureau’s 2020-2024 estimate for the average trip to work among Bastrop city residents is about 30 minutes, give or take 3, to all destinations, not just Austin. I did not model The Colony, which marketing materials describe as about 40 minutes to downtown.
Test your own route at the hours you would drive it. The Living in Bastrop guide on this site also covers cost of living and commuting.
What to check before you buy in Bastrop
- Taxing units. Pull the parcel on Bastrop CAD and list every unit: county, city if any, school district, ESD and any MUD.
- Notices. Ask the seller for the MUD notice and the PID notice before you sign; if either applies, it should say so.
- Water and wastewater. Confirm the provider, and for a septic system get the county permit record and an inspection.
- HOA or POA. Request the resale certificate, current budget, rules on leasing and any fee due at closing.
- School zone. Check the elementary, middle and high school maps for the exact address on the district site.
- Flood. Look up the address on the FEMA Flood Map Service Center and read the seller’s disclosure; see my flood zones guide.
- Wildfire and insurance. Get a quote during your option period; see wildfire risk and home insurance in the Lost Pines.
- Roads. Ask whether the street is county-maintained or private, and who pays for upkeep.
My homebuyer due diligence checklist is a longer list you can print.
Current listings in Bastrop neighborhoods
Current licensed inventory
Current Bastrop listings
Current listings in this area.
Active $775,000
118 Saddle Ct
5 bd · 3 ba · 2,753 sq ft · 6.23 acres
Listed by Gwena Parker · Realty of America, LLC · (512) 788-9495
View full property details Ask Bre about this property
Active $420,000
141 Upola Ct
3 bd · 2 ba · 1,805 sq ft · 0.47 acres
Listed by Kelly Koenning · Jeanette Shelby, Realtors · (512) 281-3412
View full property details Ask Bre about this property
Active $664,500
214 Laura Ln
3,359 sq ft · 2.54 acres
Bedroom and bathroom totals are being verified. Ask Bre for the current figures.
Listed by Laura Munos · Heart of the Pines Real Estate · (512) 303-5709
View full property details Ask Bre about this property
Active $359,900
183 Weaver Ln
4 bd · 3 ba · 1,976 sq ft · 0.14 acres
Listed by Bre Meador · All City Real Estate Ltd. Co · (866) 277-6005
View full property details Ask Bre about this property
Active $482,000
120 Rocky Ln
3 bd · 2 ba · 1,650 sq ft · 5.40 acres
Listed by Delia Cox · All City Real Estate Ltd. Co · (866) 277-6005
View full property details Ask Bre about this property
Active $409,999
278 Bali Hai Ln
3 bd · 3 ba · 2,227 sq ft · 0.32 acres
Listed by Yuri Martinez-Arroyo · Texas Ally Real Estate Group · (512) 763-2559
View full property details Ask Bre about this property
Active $654,900
158 Kingswood Dr
4 bd · 5 ba · 3,080 sq ft · 0.22 acres
Listed by Lee Jones · Perry Homes Realty, LLC · (713) 948-6666
View full property details Ask Bre about this property
Active $709,900
162 Kingswood Dr
4 bd · 4 ba · 2,944 sq ft · 0.22 acres
Listed by Lee Jones · Perry Homes Realty, LLC · (713) 948-6666
View full property details Ask Bre about this property
Active $483,900
142 Kildrummy Pass
3 bd · 3 ba · 2,180 sq ft · 0.14 acres
Listed by Lee Jones · Perry Homes Realty, LLC · (713) 948-6666
View full property details Ask Bre about this property
Active $535,900
166 Kingswood Dr
4 bd · 5 ba · 2,810 sq ft · 0.22 acres
Listed by Lee Jones · Perry Homes Realty, LLC · (713) 948-6666
View full property details Ask Bre about this property
Pending $425,900
267 Maddy Way
3 bd · 3 ba · 1,984 sq ft · 0.14 acres
Listed by Lee Jones · Perry Homes Realty, LLC · (713) 948-6666
View full property details Ask Bre about this property
Active $479,900
127 Silverbell Ln
4 bd · 3 ba · 2,497 sq ft · 0.16 acres
Listed by Ben Caballero · HomesUSA.com · (888) 872-6006
View full property details Ask Bre about this propertyListings courtesy of Unlock MLS as distributed by MLS GRID. Availability and prices change daily. For other searches, see all Bastrop County homes for sale or the neighborhoods guide.
How I help Bastrop buyers
I am a REALTOR® with All City Real Estate, based in Bastrop and working across Bastrop County. For a Bastrop purchase, the useful work is checking the taxing units on the parcel, requesting the MUD, PID and HOA documents early, confirming the water and wastewater source, and comparing the full monthly cost of different addresses, not just list prices. I can help with each of those.
For new homes, a builder may agree to pay your agent’s compensation; confirm that in writing. If you are comparing a new build with a resale, read new construction vs. resale in Bastrop County and bring my questions to ask a builder.
To learn how I work, see my page for a REALTOR® in Bastrop, TX, my relocation guide or moving to Bastrop. First-time buyers can start with the first-time buyer guide.
What are the main neighborhoods in Bastrop TX?
The main areas are The Colony, Tahitian Village, Circle D-KC Estates, Hunters Crossing, Pecan Park, Riverside Grove, ColoVista, the Lake Bastrop area and Valverde. Each has its own page on this site, and the live search above shows current listings.
Is every home with a Bastrop address inside the city limits?
No. Some are in the City of Bastrop, some in its extraterritorial jurisdiction, and some in unincorporated Bastrop County. Tahitian Village is reported to be partly inside and partly outside the city. Check the exact address on the Bastrop CAD record.
Who provides water, sewer and electricity in Bastrop?
Inside the city, the City of Bastrop provides water, wastewater and solid waste, and Bastrop Power and Light provides electric in its territory. Outside it, providers include Aqua WSC, Bastrop County WCID #2, MUDs such as those in The Colony, Bluebonnet Electric Cooperative, private wells and septic systems. The provider follows the address.
Which schools serve homes in Bastrop?
Bastrop ISD serves Bastrop and most nearby communities, and the campus is set by home address. Every Colony address I tested is zoned to Colony Oaks Elementary, while the middle and high school depend on the section. Check the district zone maps and confirm with the district.
Do Bastrop neighborhoods have MUD or PID charges?
Some do. The Colony is served by MUDs, ColoVista by Bastrop County MUD #1, and City of Bastrop records show a PID for Valverde and for Hunters Crossing. Texas law requires the seller to give MUD and PID notices before the contract is signed, so ask for them early.
How long is the drive from Bastrop to Austin?
A routing model without traffic put downtown Bastrop to the Texas Capitol at about 41 minutes and to the airport at about 37 minutes. Those are modeled estimates, not measured times, and rush hour is longer. SH 71 construction is ongoing, so test the route at your own hours.
Questions about buying a home in Bastrop TX? Call or text (512) 993-8488, or see how I work as a REALTOR® in Bastrop, TX.
Written by Bre Meador, REALTOR® — All City Real Estate, Bastrop County, TX · U.S. Army veteran · TREC #835116. Last reviewed November 2026. This is general information from a licensed REALTOR®, not legal, tax, lending, engineering or insurance advice. Verify property-specific facts with the responsible professionals and agencies.