Line One: The Subchapter F Boundary
The McMansion ordinance applies within a mapped area covering much of greater central Austin, not across the whole city. Inside it, a single dwelling is capped at the greater of a 0.4 floor to area ratio or 2,300 square feet, with the tent constraining the shape.
Outside it, a replacement house is governed by the base zoning and is considerably less restricted. That difference alone can change what a burned lot is worth to a builder.
Line Two: The Lot Size Thresholds
Two and three unit projects require at least 5,750 square feet. A single unit is possible on as little as 1,800 square feet under the small lot use created by HOME Phase 2.
Those two numbers decide whether the entitlement buyer is in your market at all. On a large central lot they usually are, and they usually bid highest.
What Actually Differs
| Area | Typical position | What decides the file |
|---|---|---|
| East Austin | Mostly Subchapter F | Older stock, strong infill demand |
| South Austin | Mostly Subchapter F | Older streets, varied lot sizes |
| Central West Austin | Subchapter F | Larger lots, higher values |
| North Austin | Mostly outside | Post-war and newer stock |
| Southeast Austin | Mixed | Newer subdivisions, larger lots |
| Travis County and beyond | Neither applies | County or another city entirely |
Areas We Cover
- AustinWhat the lot can hold, the tent, and the three buyers
- East AustinOlder stock where infill demand is strongest
- South AustinOlder central streets with widely varied lot sizes
- Central West AustinLarger lots and the highest city values
- North AustinPost-war stock, mostly outside the mapped area
- Southeast AustinNewer subdivisions on generally larger lots
- Travis County and the SuburbsWhere neither Austin ordinance reaches
If Your Area Is Not Listed
We buy across Austin and the surrounding area, including in places without a page here. Because both lines above cut across neighbourhoods rather than following them, the specific address matters more than the general direction.
Send the address and we will check both. The rules are set out once on our page covering what the lot can hold now.