Where is Sunfield and how far is it from downtown Austin?

Sunfield is in Buda on the east side of I-35, about 15 to 16 miles south of downtown Austin. Off-peak the drive is roughly 20 to 25 minutes via I-35 or the SH-45 toll and MoPac, but I-35 congestion can stretch it to 35 to 50 minutes during weekday rush hour. Drive times as of 2026.

What amenities does Sunfield offer?

The signature draws are the Lazy River Amenity Center, with a 25,000 square foot pool deck, a lagoon-style pool with a waterfall, an activity pool, and a lazy river over 1,000 feet long, plus the Sunbright Activity Center's Junior Olympic pool and splash park. The community also has more than 12 miles of trails, roughly 15 parks, fishing ponds, dog parks, and the newer Lakeside center with a second lazy river.

Which schools serve Sunfield?

Sunfield is in Hays CISD. The community markets on-site Sunfield Elementary (opened 2022), Dr. T.C. McCormick Middle School, and Moe and Gene Johnson High School (opened 2022), but per-lot zoning varies, with some sections assigned to Tom Green Elementary and Jack C. Hays High. Because Hays CISD is growing fast and redraws boundaries (a 2026-27 rezoning was approved and a new elementary is funded for around 2028), verify the current attendance zone in writing for the specific address.

Who builds in Sunfield and what do homes cost?

Seven builders are active: Taylor Morrison, Pulte, Centex, Chesmar, CastleRock Communities, David Weekley, and DRB Homes. New homes start in the low $320s and run into the $600s depending on plan and lot. Resale is comparable, with a trailing-12-month median near $400,000. Pricing as of mid-2026.

Is Sunfield a good value?

For buyers who want resort-style amenities and new construction under the Austin median, Sunfield delivers a lot per dollar, and its long track record and strong sales volume support resale liquidity. The tradeoffs are the roughly 2.73 percent tax rate and I-35 commute congestion. Run the true monthly cost including the MUD tax and HOA before comparing it to lower-tax resale elsewhere.

A wooded community amenity setting near water at sunset in the Austin area

Master-Planned Community

Sunfield

South metro, Hays County, Buda, Texas. An honest, buyer-side guide to the builders, amenities, schools, taxes, and tradeoffs.

The short answer

Sunfield is an established, amenity-rich master-planned community on the east side of I-35 in Buda, about 15 miles south of downtown Austin in Hays CISD. Developed by Scarborough Lane Development and selling since roughly 2010, it spans about 2,795 acres and is planned for several thousand homes. Seven builders offer new homes from the low $320s into the $600s. The signature draw is resort-style water amenities, including a lagoon-style pool and a lazy river over 1,000 feet long. The main tradeoffs are a tax rate near 2.73 percent and I-35 commute congestion.

Scarborough Lane DevelopmentHays CISDLow $320s to $600s

Buyer-side notes by Luke Allen · Updated July 9, 2026· Figures approximate, verify current specifics

At a glance

The facts that actually matter

Developer: Scarborough Lane Development
Location: South metro, Hays County, Buda 78610
School district: Hays CISD
Price range: New construction runs from about the low $320s (quick move-in homes near $324,990) into the $600s depending on builder and plan. Resale is comparable: as of mid-2026 there are roughly 78 active listings from about $295,000 to $639,000, with a Redfin trailing-12-month median sale price near $399,990 (up about 3 percent year over year) and homes averaging roughly 70-plus days on market.
Commute: About 15 to 16 miles to downtown Austin. Roughly 20 to 25 minutes off-peak via I-35 or the SH-45 toll and MoPac, but 35 to 50 minutes during weekday I-35 rush hour. Drive times as of 2026.
Scale: About 2,795 acres across Hays and Travis counties per the developer (earlier plans cited about 2,400). Planned for several thousand homes, with the developer citing roughly 5,846 future lots and marketing describing more than 4,000 homes.

Who builds here

Builders

Taylor Morrison
Pulte Homes
Centex
Chesmar Homes
CastleRock Communities
David Weekley Homes
DRB Homes

Home types

Single-family detached homes, roughly 1,400 to 3,500 square feet
One and two-story production and semi-custom plans from seven builders
Quick move-in and inventory homes available

Lifestyle

Amenities

Lazy River Amenity Center with a 25,000 square foot pool deck and a lagoon-style pool with a waterfall
A lazy river over 1,000 feet long, plus an activity pool
Sunbright Activity Center with a Junior Olympic lap pool and splash park
More than 12 miles of trails and roughly 15 parks
Catch-and-release fishing ponds and dog parks
A newer Lakeside Amenity Center with a second lazy river and community lake
A year-round community lifestyle and events program

Read this before the base price

Taxes

Sunfield sits inside Sunfield Municipal Utility Districts (No. 1 through No. 4), which layer a MUD tax of roughly $0.87 to $0.90 per $100 on top of Hays County, Hays CISD, the City of Buda, and Austin Community College. The combined rate for the 2025 tax year is about 2.73 percent, up from 2.67 percent in 2024. That MUD debt service pays for the amenities and stays elevated for years, so budget on the higher rate. Which of the four MUDs applies, and its exact rate, depends on the lot, so confirm with Hays CAD. Rates as of the 2025 tax year.

How MUD and PID taxes work →

Monthly cost

HOA and dues

HOA dues run about $800 a year, typically billed around $200 a quarter (roughly $66 a month) as of 2026, covering the amenity centers, pools, trails, and lifestyle events. Governing documents allow assessments to rise over time. Verify the current amount plus any transfer or capital-contribution fees with the builder and the Sunfield Community Association before closing.

Honest tradeoffs

The pros and the cons, both

No community is perfect. Here is the case for and against, the way I would give it to a client.

The case for

Resort-style water amenities (a lagoon-style pool plus a 1,000-plus-foot lazy river) that are rare at this price point
Relatively affordable new construction for the metro, starting in the low $320s
On-site Sunfield Elementary and proximity to a Baylor Scott and White medical center in Buda
Seven active builders and multiple price points give strong selection in new and resale
A proven, long-running master plan (selling since about 2010) with strong sales volume
Quick access to I-35 and the SH-45 toll, about 15 miles to downtown Austin

The case against

A high combined property tax rate near 2.73 percent driven by Sunfield MUD debt service
I-35 commute congestion into Austin is real and can be long at peak
MUD debt service will stay elevated for years; do not assume the rate drops quickly
Denser lots and production-home repetition in some sections, with smaller yards
Rapid Hays CISD growth means attendance zones and campus crowding can change
Resale competes against fresh builder inventory carrying incentives, which can pressure near-term appreciation

On your side of the table

What a buyer’s agent watches for in Sunfield

+Confirm which Sunfield MUD (No. 1 through No. 4) the lot sits in and pull that district's current rate from Hays CAD rather than trusting a builder estimate
+Register the buyer's agent on the first visit; builders often will not honor representation if you walk in unrepresented
+Get any incentive in writing and compare a rate buydown against a straight price cut; buydowns usually require the builder's affiliated lender
+Check the phase for the timeline of the Lakeside amenity center and any pending school construction
+Review HOA transfer fees, capital contributions, and the management certificate; assessments can rise over time
+Verify the current-year school attendance zone in writing given ongoing Hays CISD boundary changes

Current incentives

As of mid-2026, builders across Sunfield are competing with mortgage-rate buydowns, closing-cost assistance, and design-center allowances, typically largest on quick move-in inventory and usually requiring the builder's affiliated lender. Offers change month to month, so get the current package in writing and compare the all-in cost against a simple price reduction. Dated July 2026.

Dated mid-2026 · Verify the current, written offer on a specific home

Good to know

Sunfield questions, answered

Where is Sunfield and how far is it from downtown Austin?: Sunfield is in Buda on the east side of I-35, about 15 to 16 miles south of downtown Austin. Off-peak the drive is roughly 20 to 25 minutes via I-35 or the SH-45 toll and MoPac, but I-35 congestion can stretch it to 35 to 50 minutes during weekday rush hour. Drive times as of 2026.
Why are property taxes high in Sunfield?: Sunfield lies inside Sunfield Municipal Utility Districts, which add a MUD tax of roughly $0.87 to $0.90 per $100 to fund the water, sewer, roads, and amenities. Stacked with Hays County, Hays CISD, the City of Buda, and Austin Community College, the combined 2025 rate is about 2.73 percent, up from 2.67 percent in 2024. Budget on that higher number, because MUD debt service stays elevated for years.
What amenities does Sunfield offer?: The signature draws are the Lazy River Amenity Center, with a 25,000 square foot pool deck, a lagoon-style pool with a waterfall, an activity pool, and a lazy river over 1,000 feet long, plus the Sunbright Activity Center's Junior Olympic pool and splash park. The community also has more than 12 miles of trails, roughly 15 parks, fishing ponds, dog parks, and the newer Lakeside center with a second lazy river.
Which schools serve Sunfield?: Sunfield is in Hays CISD. The community markets on-site Sunfield Elementary (opened 2022), Dr. T.C. McCormick Middle School, and Moe and Gene Johnson High School (opened 2022), but per-lot zoning varies, with some sections assigned to Tom Green Elementary and Jack C. Hays High. Because Hays CISD is growing fast and redraws boundaries (a 2026-27 rezoning was approved and a new elementary is funded for around 2028), verify the current attendance zone in writing for the specific address.
Who builds in Sunfield and what do homes cost?: Seven builders are active: Taylor Morrison, Pulte, Centex, Chesmar, CastleRock Communities, David Weekley, and DRB Homes. New homes start in the low $320s and run into the $600s depending on plan and lot. Resale is comparable, with a trailing-12-month median near $400,000. Pricing as of mid-2026.
Is Sunfield a good value?: For buyers who want resort-style amenities and new construction under the Austin median, Sunfield delivers a lot per dollar, and its long track record and strong sales volume support resale liquidity. The tradeoffs are the roughly 2.73 percent tax rate and I-35 commute congestion. Run the true monthly cost including the MUD tax and HOA before comparing it to lower-tax resale elsewhere.

Keep exploring

Free buyer representation

Thinking about Sunfield?

Before you tour a builder in Sunfield, get your representation registered so it stays free, and get the real tax rate, incentives, and lot notes in writing. Luke replies personally.

Luke Allen

Licensed Texas REALTOR, TREC #788149

Austin Marketing + Development Group

Call 254-718-2567 Text Luke