Round Rock is one of the fastest-growing cities in Texas. It has doubled in size since the early 2000s, with new neighborhoods stretching in every direction. That growth means homes built across different decades, on different soil types, with different construction standards. All of that affects your foundation.
If you live in Round Rock and you have noticed cracks in your walls, doors that stick, or floors that feel uneven, you are not alone. Foundation problems are common here. The good news is that most issues are fixable, and catching them early saves you money.
This guide covers what causes foundation trouble in Round Rock, which neighborhoods are most affected, what repairs typically cost, and how to get free inspections from local pros. For a broader look at the county, see our Williamson County foundation repair guide.
Two Sides of the City, Two Different Soils
One of the biggest things homeowners do not realize about Round Rock is that the soil is very different depending on where you live. This is not a small detail. It is the main reason some neighborhoods have more foundation trouble than others.
Western Round Rock: Limestone Substrate
The western part of Round Rock — roughly from I-35 toward Cedar Park and the hills — sits on a limestone base. Limestone drains well and does not swell like clay. Homes in this area tend to have fewer foundation problems. The soil is thinner, and bedrock is closer to the surface. When contractors install piers here, they can often reach stable rock more quickly, which can lower repair costs.
Eastern Round Rock: Heavy Clay Soil
East of I-35, the ground shifts to heavy Blackland Prairie clay. This is the same sticky, dark soil that causes problems all across eastern Williamson County. It swells when it rains and shrinks during dry spells. That constant push and pull is hard on foundations. If your home is east of the interstate, pay extra attention to signs of foundation damage.
Round Rock Neighborhoods and Foundation Concerns
Different parts of Round Rock were built at different times and on different soil. Here is what you should know about some of the most common neighborhoods:
Brushy Creek Area
The Brushy Creek neighborhoods were developed in the 1980s and 1990s. Many of these homes are now 30 to 40 years old. That is right around the age when foundation settling becomes noticeable. The area is also close to Brushy Creek itself, which means the water table can shift with rainfall. Homes near the creek may deal with more moisture changes in the soil, which speeds up foundation movement. If you live in one of the Brushy Creek subdivisions, keep an eye on your exterior brick for stair-step cracks. That is often the first sign.
Forest Creek
Forest Creek is a large master-planned community on the east side of Round Rock. Most of the homes here were built between the late 1990s and early 2000s. The soil in this area is heavy clay, and the land was farmland before it was developed. Many Forest Creek homes are now 20 to 25 years old, which is when clay soil foundations often start to show issues. Cracked drywall, doors that will not latch, and minor gaps between the wall and ceiling are common complaints. The good news is that most of these problems can be fixed with 8 to 12 piers at a cost of $3,500 to $8,000.
Teravista
Teravista is a newer community, built from the mid-2000s through the 2010s. It sits on a mix of clay and limestone, depending on which section you are in. The western parts of Teravista closer to University Boulevard tend to have better soil. The eastern sections have more clay. Homes here are still relatively young, so most foundation problems are minor. But with Round Rock summers getting hotter and drier, soil shrinkage is starting to cause early settling in some of the homes built on fill dirt. If you bought in Teravista within the last 10 to 15 years, make sure your builder warranty has not expired.
Downtown and Older Neighborhoods
The neighborhoods closest to downtown Round Rock — near Mays Street, Main Street, and the old town core — include some of the oldest homes in the city. Many were built in the 1960s and 1970s when Round Rock was still a small town. These homes often sit on shallow pier-and-beam or early slab foundations without modern moisture barriers. After 50 or 60 years of soil movement, settling is expected. Uneven floors, cracked brick veneer, and gaps around windows are common. Repairs on older homes sometimes cost more because the original foundation may need additional support points. Budget $5,000 to $10,000 for a full repair on a home from this era.
How Round Rock's Growth Affects Foundations
Round Rock has gone through several building booms, and each one brought different construction practices:
1960s–1980s: Early Round Rock
Homes from this period were built before modern foundation codes. Many used simple slab-on-grade construction without post-tension cables or deep piers. These foundations were designed for a much smaller town with less soil disturbance. After decades of soil cycles, they are the most likely to need repair.
1990s–2000s: The First Big Boom
This is when Round Rock really started growing. Dell brought thousands of jobs, and neighborhoods like Forest Creek, Brushy Creek, and Behrens Ranch went up quickly. Builders used post-tension slab foundations, which are better at handling soil movement. But the sheer speed of construction meant that site preparation was sometimes rushed. Homes from this period are now entering the 20- to 30-year range when problems often appear.
2010s–Present: The New Wave
Newer communities like Teravista, Paloma Lake, and Siena have better engineering standards. But they also sit on land that was recently graded and filled. Fill dirt takes years to fully settle, and young foundations can shift as the ground beneath them adjusts. If your home is less than 10 years old and you see minor cracks, it may be normal settling. Get a free inspection to be sure.
Foundation Repair Costs in Round Rock
Most Round Rock homeowners pay between $3,500 and $10,000 for foundation repair. The exact price depends on the number of piers needed, the type of repair, and whether your home is on the clay side or the limestone side of the city.
| Repair Type | Typical Cost | Notes |
|---|---|---|
| Pier Installation | $3,500 – $10,000 | $300–$700 per pier; most Round Rock homes need 8–15 piers |
| Slab Leveling | $3,000 – $7,000 | Raising and leveling a settled concrete slab |
| Crack Repair | $250 – $800 | Epoxy or polyurethane injection per crack |
| Drainage Correction | $1,500 – $4,500 | French drains, grading, gutter extensions |
| Mudjacking | $500 – $2,000 | Pumping material under slab to raise it |
Homes in western Round Rock often cost less to repair because piers reach limestone bedrock sooner. Eastern Round Rock homes on deep clay may need longer piers, which adds to the price. For a full cost breakdown, see our foundation repair cost guide.
