Tarrytown Custom Home Builder
Building a custom home in Tarrytown means navigating Austin's McMansion Ordinance, heritage tree preservation requirements, and notably aggressive deed restriction enforcement. This historic Central Austin neighborhood demands thorough understanding of 0.40 FAR limits, expansive clay soil conditions, and private covenant compliance that often exceeds city zoning. Mission Home Builders brings an engineering-led process and Austin permitting expertise to help you successfully build in one of the city's most prestigious neighborhoods.
Why Tarrytown Attracts Custom Home Buyers
Austin's Premier Central Location
Tarrytown sits less than 3 miles from downtown Austin, offering an exceptional 10-minute commute to the Capitol, University of Texas, and the central business district. You get true urban proximity while living on tree-lined streets with century-old live oaks creating a canopy that earned the original 1934 slogan: "Where oak trees charm the eye."
Location advantages:
10-minute drive to downtown Austin
23 minutes to Austin-Bergstrom International Airport
Walking distance to Lake Austin waterfront
Direct MoPac Expressway access
Top-Ranked Schools Drive Demand
Casis Elementary ranks in the top 5% of Texas elementary schools with a 10/10 GreatSchools rating and 87% reading proficiency. This drives sustained family demand for Tarrytown homes.
Austin ISD schools serving Tarrytown:
Casis Elementary (A-rated, 14:1 student-teacher ratio, 630 students)
O. Henry Middle School (A-minus rated, strong STEM programs)
Austin High School (A-rated, 80+ clubs, notable alumni including Ben Crenshaw and the Bush daughters)
The school quality alone creates 63% appreciation over five years and 480%+ appreciation since 2000, demonstrating exceptional investment stability.
Lake Austin Waterfront Access
Tarrytown's western boundary borders Lake Austin, providing direct waterfront lifestyle access unavailable in most Central Austin neighborhoods. Select properties include private boat docks, while public access points like Walsh Boat Landing offer kayaking, paddleboarding, and boating.
Nearby outdoor amenities:
The Contemporary Austin at Laguna Gloria (14-acre lakeside sculpture park)
Mayfield Park and Nature Preserve (21 acres with famous peacocks)
Deep Eddy Pool (oldest public pool in Texas, opened 1915)
Lions Municipal Golf Course (Austin's oldest public course)
Reed Park (nature trails, pool, creek access)
Architectural Freedom and Eclectic Character
Unlike restrictive planned communities, Tarrytown welcomes diverse architectural styles. You'll find Tudor Revival, Spanish Colonial, Georgian, and Mid-Century Modern homes alongside contemporary custom construction. The neighborhood's eclectic mix creates design freedom while maintaining established character.
Custom Home Investment Opportunity
Property characteristics:
Lot sizes: 0.25 to 0.40 acres typical
Median home value: $1.7 million to $2.2 million
Price per square foot: $617 to $703 (114-144% premium over Austin citywide)
Vacant lot availability: Limited (Teardowns are most used)
Lot pricing: $1 million to $2 million+
The scarcity of developable lots combined with irreplaceable Central Austin location ensures sustained demand. Custom builds at $300-$600 per square foot support strong profit margins in this established luxury market.
Building in Tarrytown: What You Need to Know
Building a custom home in Tarrytown requires navigating a complex regulatory environment that extends beyond standard Austin zoning. The neighborhood's mature tree canopy, established character, and proximity to Lake Austin create specific requirements you'll need to address during design and permitting. From McMansion Ordinance FAR limits to heritage tree protections and unusually active deed restriction enforcement, Tarrytown demands thorough due diligence and careful planning. Understanding these requirements upfront helps you select the right lot, design within actual constraints, and avoid costly delays or legal challenges that can derail projects.
Tarrytown falls under City of Austin jurisdiction with all development governed by the Austin Land Development Code (Title 25).
Municipal Governance and Permitting
Austin Development Services Department:
Tarrytown falls within Council District 10 and the Central West Austin Combined Neighborhood Plan area. The West Austin Neighborhood Group (WANG) holds monthly meetings and actively monitors development compliance.
Our approach: We submit complete permit applications through Austin's Build + Connect portal and coordinate with Development Services throughout the review process. Our experience with Austin's specific requirements helps avoid common revision cycles that extend timelines.
Zoning Requirements and McMansion Ordinance
Most Tarrytown properties carry SF-3 (Family Residence) zoning with mandatory McMansion Ordinance compliance.
| Requirement | Standard |
|---|---|
| Minimum lot size | 5,750 sq ft |
| Minimum lot width | 50 ft |
| Front setback | 25 ft (or average of adjacent homes) |
| Rear setback | 10 ft |
| Interior side setback | 5 ft |
| Street side setback | 15 ft |
| Maximum height | 35 ft |
| Building coverage | 40% maximum |
| Impervious cover | 45% maximum |
| Floor Area Ratio | 0.40 maximum |
McMansion Ordinance critical limits:
The 0.40 FAR maximum significantly restricts building size. On a typical 6,500 sq ft lot, this limits gross floor area to approximately 2,600 sq ft. Gross floor area includes basements, attached garages, covered porches above ground level, and portions of attic space.
45-degree setback planes beginning 15 feet above side and rear property lines create a "building tent" that progressively restricts height as structures approach property boundaries.
Our approach: Mission Home Builders designs within McMansion constraints from day one, using the regulations to create well-proportioned homes that maximize livable space while meeting all dimensional requirements. Our engineering discipline helps us model building envelopes precisely before finalizing designs.
Deed Restrictions (Critical Risk Factor)
Tarrytown has no mandatory HOA, but this creates false security. Deed restriction enforcement in Tarrytown is notably aggressive.
Documented enforcement actions include:
Lawsuits filed against homeowners and developers
ADUs and structures ordered demolished
Significant legal fees and project delays
Common deed restrictions:
Single-family-only requirements (may override city's allowance for duplexes/ADUs)
Height limits stricter than city code
Setbacks exceeding city minimums
Architectural style requirements
Critical: The City of Austin does NOT enforce deed restrictions. Enforcement occurs through civil litigation by neighboring property owners.
Our approach: We verify deed restrictions through Travis County Clerk's office during initial site evaluation and factor these private covenants into feasibility analysis before you commit to purchasing. Our real estate expertise helps identify potential enforcement risks early.
Heritage Tree Preservation
Austin's tree ordinance significantly impacts custom home design in Tarrytown's mature oak environment.
| Classification | Size Threshold | Requirements |
|---|---|---|
| Regulated trees | 8"–18" diameter | Preserve "to extent feasible" |
| Protected trees | 19"+ diameter | Permit required for removal |
| Heritage trees | 24"+ diameter | Removal prohibited except with variance |
Heritage species include: All oaks (Live Oak, Texas Red Oak), Pecan, Texas Ash, Bald Cypress, American Elm, Cedar Elm
Mitigation requirements:
Protected trees: 100% mitigation (1 inch planted per inch removed)
Heritage trees: 300% mitigation
Critical Root Zone restrictions: Inner half of CRZ requires no disturbance whatsoever.
Our approach: We conduct tree surveys early in the design process and work with certified arborists to design around existing trees. Our experience helps determine which design adjustments avoid lengthy variance processes while protecting valuable tree assets.
Expansive Clay Soil and Foundation Requirements
Tarrytown sits on expansive clay soils (Vertisols) that present significant engineering challenges.
Soil characteristics:
High shrink-swell behavior (swells up to 12% when wet)
Foundation stress can exceed 10,000 lbs per square foot
Seasonal cycling from drought to heavy rain creates constant movement
Recommended foundation approaches:
Post-tensioned concrete slab (most common for new construction)
Drilled bell-bottom piers for deep support
Pre-construction soil stabilization treatments
Our approach: We require geotechnical investigations before finalizing foundation designs. Our process includes coordinating with structural engineers who understand Tarrytown's specific soil conditions and designing drainage systems to maintain consistent moisture levels around foundations.
Topography and Drainage Considerations
Tarrytown features varied, rolling terrain sloping generally toward Lake Austin.
Key requirements:
Properties must convey all stormwater flowing through them
Development cannot create adverse flooding on neighboring properties
Buildings in floodplains must have lowest floors 1 foot above 100-year floodplain elevation
Verify floodplain status using the City's FloodPro interactive map (maps.austintexas.gov/floodpro) before finalizing lot purchases.
Our approach: We verify flood zone designation early and design foundation elevations and drainage solutions that meet or exceed required minimums while working with natural site topography.
Historic Preservation Review
Tarrytown is not a locally designated historic district, but buildings 45+ years old require Historic Landmark Commission review for demolition or significant alterations. Since most Tarrytown homes were built between the 1920s and 1960s, this affects the majority of teardown/replacement projects.
The Commission is documented as being "skeptical and hesitant when it comes to changing properties in older neighborhoods like Tarrytown." The Commission may also initiate historic zoning against a property owner's wishes for buildings 50+ years old.
Our approach: We verify historic status using the City's Historic Property Viewer before lot acquisition and plan realistic timelines that account for Historic Landmark Commission review when required.
Construction Costs in Tarrytown
Custom home construction in Tarrytown reflects the neighborhood's premium Central Austin location and regulatory complexity.
Typical cost ranges:
Lot acquisition: $1 million to $2 million+ for buildable lots
Construction costs: $300-$600+ per square foot (varies with finishes and site complexity)
Total project: $2 million to $4 million+ for custom homes
What drives Tarrytown-specific costs:
McMansion Ordinance design constraints requiring architectural expertise
Heritage tree protection measures during construction
Post-tensioned foundations for expansive clay soils
Premium finishes expected in this established luxury market
Historic Landmark Commission review process (for older properties)
Potential deed restriction compliance requirements
Tarrytown Quick Facts
| Category | Details |
|---|---|
| School District | Austin ISD (A-minus rating, Niche) |
| Elementary | Casis Elementary (A-rated, top 5% in Texas) |
| Middle | O. Henry Middle School (A-minus rated) |
| High | Austin High School (A-rated) |
| Median Home Value | $1.7M – $2.2M (2025) |
| Price per Sq Ft | $617 – $703 (2025) |
| Typical Lot Sizes | 0.25 to 0.40 acres |
| Zip Code | 78703 |
| Distance to Downtown | 3 miles (10 minutes) |
Sources: Redfin, Homes.com, Keenan Group, GreatSchools (updated November 2025)
Why Choose Mission Home Builders for Your Tarrytown Home
Engineering-Led Process
What makes us different is our people. We bring together a licensed engineer, a seasoned building team, and a top 1% realtor. That means every home is planned with precision, designed with insight, and built to last.
Our CEO, Nic Andreani, is a licensed Professional Engineer with over 20 years of experience leading complex projects. His engineering background shapes how we approach every build by bringing engineering discipline to the entire process.
This means:
Selecting the right specialists for Tarrytown's requirements (structural engineers who understand expansive clay, arborists experienced with heritage tree protection, attorneys who review deed restrictions)
Coordinating between experts to ensure foundation, framing, MEP systems, and finishes work together seamlessly
Identifying potential issues early before they become expensive problems
Managing technical details that distinguish successful Tarrytown projects from troubled ones
Ensuring precision at every phase from site evaluation through final walkthrough
For Tarrytown specifically, this engineering mindset proves valuable when navigating McMansion FAR calculations, modeling setback planes, evaluating lot buildability under deed restrictions, and coordinating geotechnical requirements.
Streamlined, Clear Process
We make custom home building easy by removing stress and confusion. Our step-by-step system keeps your project on time, on budget, and fully transparent from start to finish.
You always know:
What phase we're in
What's coming next
Where your budget stands
How we deliver clarity:
Weekly updates throughout construction
One point of contact for all questions
Client portal access to budgets, timelines, and photos
Detailed, line-item scope before construction starts
No guessing. No chasing updates. No surprises. You make the key decisions. We handle the rest.
Real Estate and Design Expertise
Our co-founder Schuyler Williamson is a top 1% Austin realtor and MBA. His market expertise helps clients make decisions that maximize value in Tarrytown's competitive market.
How this helps you:
Lot selection and evaluation (understanding which properties have buildability constraints)
Design choices that enhance resale potential in Tarrytown's established luxury market
Navigating deed restrictions and understanding enforcement risks
Knowing what adds real value versus trendy features
We work with any architect you choose or use our own design team. Our design-build approach means architectural vision integrates with construction reality from day one—critical in Tarrytown where McMansion Ordinance constraints and heritage trees require designs that are both beautiful and buildable.
Local Austin Permitting Knowledge
We understand Austin's specific regulatory environment and how it applies to Tarrytown:
McMansion Ordinance FAR calculations and setback plane modeling
Heritage tree ordinance and Tree Ordinance Review Application (TORA) process
Historic Landmark Commission review requirements and expectations
City Arborist coordination and tree protection during construction
Floodplain regulations for properties near Lake Austin
Which structural engineers and arborists Austin Development Services respects
This experience translates into realistic timelines and fewer permitting delays.
Concierge-Level Service
You work directly with our leadership team throughout your project:
Nic or Schuyler personally involved from site evaluation through final walkthrough
Text our CEO directly if questions pop up
Transparent budgets you can review anytime
Dedicated field team with 50+ years of combined experience managing daily execution
We're a boutique builder, not a production company. We handle everything so building doesn't feel like a second job. And you can be as hands-on or hands-off as you want—we adapt to your style.
Here’s One of Our Tarrytown Projects
Ready to Build Your Dream Home in Tarrytown?
Building a custom home in Tarrytown requires navigating McMansion Ordinance FAR limits, heritage tree preservation, deed restriction enforcement, and expansive clay soils. Mission Home Builders brings an engineering-led process, Austin permitting expertise, and the design-build integration this premier Central Austin neighborhood demands.
Whether you already own a lot in Tarrytown or you're searching for the perfect property, we'd welcome the opportunity to discuss your vision and walk you through what's required to build successfully in this historic neighborhood.
Schedule a free consultation to explore what's possible on your site.
