Trying to choose between Llano, Kingsland, and Sunrise Beach for the best value can feel tricky when prices and features swing from one neighborhood to the next. You want the right mix of cost, lifestyle, and long-term stability without surprises on taxes, insurance, or maintenance. In this guide, you’ll see how the three areas compare on price, supply, lake access, services, and total ownership costs so you can move forward with confidence. Let’s dive in.
Quick value snapshot
- Llano city: Recent median listing estimates often range around 455,000 to 500,000, based on late 2024 to early 2025 snapshots from major aggregators. For countywide context, Llano County’s median sold price has been higher, reflecting lakefront areas within the county. See city and county trend pages for current context from RocketHomes Llano trends and Rocket’s Llano County report.
- Kingsland: Prices vary widely because the market mixes inland homes and luxury lakefront. Vendor reports in different months show medians ranging roughly from the mid 300Ks to well above 800K when lake sales dominate. Expect swings month to month, as noted in Rocket’s Kingsland report.
- Sunrise Beach Village: Skews higher due to concentrated lakefront and second-home inventory. Some snapshots in 2024 to 2025 show medians in the upper 600Ks to over 900K. For examples, see RocketHomes Sunrise Beach trends.
Bottom line: Llano city tends to offer the most affordability, Kingsland spans a broad price band, and Sunrise Beach often sits at the top tier. Because these are small markets, always validate with fresh comps.
What drives prices here
River and lake access
Water access is the biggest price driver. Kingsland and Sunrise Beach sit on or near Lake LBJ, with parks, ramps, and waterfront options that push per-square-foot values higher. Explore lake-focused amenities and community resources via the Kingsland/Lake LBJ Chamber.
Llano sits on the Llano River with scenic parks and a historic downtown. If you value character and walkable shops more than boat slips, Llano delivers strong lifestyle value without lakefront premiums. Learn more about local attractions from Tour Texas’ Llano overview.
Schools and education
Llano ISD serves Llano city, Kingsland, and Sunrise Beach. Kingsland hosts an elementary campus and also has a public charter option. If schools are important to your search, confirm current attendance zones and programs directly with the district and campuses.
Healthcare and services
Llano is home to the regional hospital, which is a plus if proximity to medical care is a priority. You can explore services and programs at the Llano Regional Hospital.
Commute reality
All three communities sit roughly 60 to 75 miles from Austin depending on the route. That is workable for remote workers and occasional trips. Daily commuting is a longer lift for most buyers.
Ownership costs to model
Property taxes
Texas property taxes come from several taxing units. Effective rates in Llano County commonly range around 1.0 to 1.3 percent in vendor summaries, but your actual bill depends on the exact taxing units for the property. Verify the taxing entities for any address through the Texas Comptroller’s Llano County directory and review rate context from Ownwell’s Llano County trends.
Insurance and flood
Standard homeowners policies in Texas typically exclude flood. River and lake properties may need separate flood coverage, and premiums vary by FEMA zone, elevation, and history. Before you make an offer, check the FEMA Flood Map Service Center for any specific address and get quotes from local insurance agents.
HOA, MUD, and utilities
Some lake-area neighborhoods include HOA or MUD fees for amenities, road maintenance, or utilities. These can change your total monthly cost, so confirm current fee schedules and any pending assessments in the HOA or district disclosures.
Lifestyle comparison
Llano
You get a historic downtown, county services, and riverfront parks at often more approachable prices. It suits buyers who want a small-town feel and convenience to medical care and schools without paying for direct lake access.
Kingsland
You’ll find a wide mix of homes, from modest inland properties to high-end waterfront. Lake parks, ramps, and recreation are the draw, plus access to Highland Lakes amenities. Pricing can swing with waterfront sales, so request recent comps in your target subdivision.
Sunrise Beach Village
The focus is lake living. Inventory often includes waterfront or near-lake homes, and medians skew higher. It appeals to second-home buyers, retirees, and those prioritizing boatable water and views.
Which one fits you
- Choose Llano if you want value, a classic Texas downtown, and close-by services.
- Choose Kingsland if you want lake access options across a wide price spectrum.
- Choose Sunrise Beach if you want a lake-first lifestyle and accept higher price points.
A quick comparison checklist
Use this to compare two homes side by side:
- Price and recent comps in the same subdivision or waterfront tier.
- Flood zone, elevation certificate, and estimated insurance premium via FEMA map.
- Property taxes by parcel and all taxing units listed by the Comptroller.
- HOA or MUD fees, rules for short-term rentals, and any special assessments.
- Water and sewer provider, plus any well or septic requirements.
- Proximity to boat ramps or parks and drive time to downtown services.
Ready to run the numbers together
If you want a clear apples-to-apples picture, request a tailored comp set and an ownership cost worksheet for your shortlist. You will see current listings and solds, flood and insurance notes, tax estimates, HOA or MUD fees, and lake access details before you choose your path. When you are ready, reach out to Micha Osloond for a local, concierge-style plan that fits your goals.
FAQs
What are typical 2025 prices in Llano vs. Kingsland vs. Sunrise Beach?
- Expect Llano city medians around the mid 400Ks to about 500K, Kingsland to fluctuate widely with lakefront sales, and Sunrise Beach to skew higher into the upper 600Ks to 900K-plus windows, per market snapshots from RocketHomes, Rocket Kingsland, and RocketHomes Sunrise Beach.
How does flood risk affect buying on Lake LBJ or the Llano River?
- Waterfront or river-adjacent lots may require separate flood insurance and careful due diligence; check any address in the FEMA Flood Map Service Center and consult local insurers on premiums.
Are property taxes much different among these towns?
- Effective rates often fall near 1.0 to 1.3 percent in Llano County summaries, but exact bills vary by parcel and taxing units, so verify with the Texas Comptroller’s directory and review context from Ownwell’s county trends.
What lifestyle differences should I expect between Llano and Kingsland?
- Llano emphasizes a historic downtown and services like the regional hospital, while Kingsland focuses on lake recreation and community amenities highlighted by the Kingsland/Lake LBJ Chamber.
Is Sunrise Beach mainly a second-home market?
- It has a strong lake-oriented profile and many near-water homes, which often places it at a higher price tier compared to inland options, as reflected in RocketHomes Sunrise Beach trends.
