Living in Florence, TX: A Local Realtor's Honest Take

Florence's water tower says "Est. 18,000 B.C." It's not a typo, and it's not bragging. Just outside town is the Gault Site, where archaeologists have found evidence of people living here thousands of years before the Clovis culture that scientists once believed came first. So Florence is a small town, but it has a very long history.

Florence sits in northwest Williamson County, about an hour north of Austin, with live oaks, a small downtown and a lot of room to breathe. Here's what it's actually like to live here.

Florence Homes and Schools

Florence is a compact town, and much of its housing is outside the city limits. In town, you'll find older homes close to Main Street. Around town, ranch and farm land is giving way to newer subdivisions, and there's still plenty of acreage for buyers who want land. Rural properties often come with well, septic and fewer neighborhood rules.

Florence ISD serves the Florence area. The Buffaloes are a big part of community life, and the district has been growing with the area. School zones go by address, not by city name, and some homes with a Florence address may be zoned to a neighboring district. I'll help you check the assigned campuses for any home we look at, and you can compare ratings yourself on TXSchools.gov.

Things to Do in Florence

  • The Gault Site: One of the most important archaeological sites in North America. Guided tours run on the second and fourth Saturdays of most months, and reservations are required.
  • The Vineyard at Florence: A Tuscan-inspired resort with a winery, a spa and the Farmers Commons restaurant, which grows much of its produce on site.
  • Main Street Co-Op: A gift shop known for local spirit wear and trendy finds.
  • Florence Marketplace: An old post office packed with antiques and odds and ends. Plan to browse longer than you planned.
  • Sailer's Place Cafe & Bakery: Old-fashioned Southern comfort food downtown.

Christmas on Main Street

Florence's signature tradition is Christmas on Main Street, the city's annual holiday festival downtown in December. There's a holiday parade, kids' crafts, entertainment, a chance to browse local shops and a snowball fight, which is an impressive feat in Central Texas. It's the kind of event where the whole town shows up, and you'll probably know half the people in the parade by your second year.

Who Buys in Florence (and Why)

Florence draws buyers who want a quiet small town, acreage, a smaller school district and more space for the money. Some work in Georgetown, Killeen, Fort Hood or Temple, and some commute farther or work from home. It's also popular with people who just want to slow down.

Florence is about 47 miles north of downtown Austin by car. SH 195 connects it to Georgetown and I-35 to the south and to the Killeen area to the north. It's a real drive to Austin, so it fits best if you don't need to be downtown every day.

Florence FAQ

Is Florence a good place to live? If you want a small town with a strong community, room to spread out and a surprising amount of history, a lot of people think so. Visit during Christmas on Main Street and see how it feels.

What school district is Florence in? Most of the Florence area is in Florence ISD. Always check the specific address.

How far is Florence from Austin? About 47 miles north of downtown Austin, and roughly 20 miles from Georgetown.

What is the Gault Site? An archaeological site near Florence where researchers have found artifacts suggesting people lived in the area 16,000 to 20,000 years ago. You can visit on a guided tour with a reservation.

What are the property taxes like? It depends on whether the home is inside city limits, the school district and whether there's a MUD or PID. I'll pull the actual tax rate for any home you're considering so you're not surprised later.

Can I buy land near Florence? Often, yes. We'll want to look at wells, septic, easements and any restrictions before you make an offer.

Do you work with first-time buyers in Florence? All the time. I also teach first-time homebuyer classes, so I'm happy to start from the beginning.

Do you help people sell homes in Florence? Absolutely. I help sellers with pricing, prep and timing before we ever go live. Then I market the home on social media alongside the MLS, so it gets in front of more of the right buyers, including people who haven't discovered Florence yet. I'll build the plan around your home.

Thinking About Florence?

Whether you're buying, selling, or just Florence-curious, let's talk. Call or text me at (737) 277-4212, or send me a message and my team and I will be in touch.