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Neighborhood Guide/ Austin/ Central Austin
In the city

Central AustinDowntown to Crestview

Bungalows, mid-century ranches and downtown high-rises, all within 15 minutes of the Capitol. For walkable streets and short commutes, start here.

#Walkable#Austin ISD#Historic homes
Central Austin ZIP code map78757Crestview · Allandale78756Rosedale78751Hyde Park78705UT · West Campus78703Tarrytown · Clarksville78701DowntownMoPacI-35Lady Bird LakeZIP areas: U.S. Census ZCTA 2020 · Roads & water: U.S. Census TIGER
School districtAustin ISDFind your zoned school ↗
ZIP codes78701 · 78703 · 78705 · 78751 · 78756 · 78757
WalkabilityWalkable pockets, car elsewhereWalk Score 44–99 out of 100 · Austin average 42
Median sale price$690KJan–Sep 2026 median · Down 2.6% vs 2025 · Unlock MLS
Price per sq ft · pace$494 /sqftMedian 48 days to sellSep 2026 · Unlock MLS
School ratingsAB63% rated ATEA 2026 · 16To downtown10–20 minNew-home communities0Development projects6
Compare with other areas →

Not sure Central Austin is the one? Take the 1-minute neighborhood match →

01 — AT A GLANCE

Close to everything.Homes with a past.

WhereLocationThe core of the city: from Lady Bird Lake north to US 183, between MoPac and I-35.
FeelVibeTree-lined streets of 1920s bungalows and 1950s ranch homes, a downtown of high-rise condos, and UT in the middle.
ForBest forBuyers who want a short commute and coffee within walking distance, and will trade yard size for location.
02 — HOME PRICES

What homes sell forin Central Austin right now.

The Jan–Sep 2026 median compared with last year. Single-month numbers swing with the number of sales.

Median sale · Jan–Sep 2026$690KDown 2.6% vs 2025
Homes sold · Sep 202695
Price per sq ft · Sep 2026$494
Median days on market · Sep 202648 days
Median sale price by year
2021$650K
2022$710K
2023$670K
2024$685K
2025$708K
2026*$690K
* 2026 is January–September
Median by bedrooms · 2026
1 bed$309K
2 bed$525K
3 bed$730K
Price range — what sold in September 2026 (95 sales)
Under $200K 9%$200–299K 6%$300–399K 11%$400–499K 10%$500–599K 9%$600–699K 10%$700–799K 10%$800–999K 9%$1–1.19M 6%$1.2–1.39M 4%$1.4M+ 18%
PRO TIP
Compare by ZIP, not by area. Downtown condos (78701) and Tarrytown homes (78703) sit at opposite ends of this chart. Ask for sales in the exact ZIP and home type before you judge a price.

ZIP codes included · 78701 · 78703 · 78705 · 78751 · 78756 · 78757

Source: Unlock MLS Residential Market Snapshot (Central Austin, residential, condos included), retrieved Oct 13, 2026. Deemed reliable but not guaranteed.

03 — NEIGHBORHOODS BY ZIP

Six ZIP codes.Six different ways to live.

From a downtown condo to a mid-century ranch with a yard. Walk Score runs 0–100; Austin as a whole scores 42.

How to read Walk Score (0–100: how many daily errands you can do on foot)90+ Walk everywhere70–89 Most errands on foot50–69 Some errands on foot25–49 Car for most errands0–24 Car for almost everything
78701DowntownRainey St · Seaholm · Congress Ave

High-rise condos and lofts. Live music, the Capitol and the lake at your door.

WALK SCOREDowntown99Walk everywhere
78703Tarrytown · ClarksvilleOld West Austin · Bryker Woods

Small 1900s–40s cottages in Clarksville; larger 1930s–50s homes near Lake Austin.

WALK SCOREClarksville78Most errands on footTarrytown44Car for most errands
78705UT · West CampusNorth University · Aldridge Place

Student high-rises west of campus; 1910s–20s homes in North University.

WALK SCOREWest Campus92Walk everywhereNorth Univ.84Most errands on foot
78751Hyde Park · North Loop

1890s–1930s Victorians and bungalows. Hyde Park is a local historic district.

WALK SCOREHyde Park78Most errands on footNorth Loop67Some errands on foot
78756Rosedale · Brentwood

1930s–50s cottages, a short walk from the Burnet Road dining strip.

WALK SCORERosedale70Most errands on footBrentwood70Most errands on foot
78757Crestview · Allandale

1950s–60s ranch homes on larger lots, with a MetroRail station in Crestview.

WALK SCORECrestview70Most errands on footAllandale53Some errands on foot

Walk Score: walkscore.com neighborhood pages, Sep 2026. Downtown, Clarksville and Tarrytown use a sample address (600 Congress Ave, 1700 W 11th St, 2500 W 35th St).

04 — SCHOOLS

Austin ISD, with some ofits highest-rated campuses.

Elementary
CasisA
GullettA
Highland ParkA
LeeA
MathewsA
BrentwoodA
Bryker WoodsB
ReillyB
PillowF
Middle
KealingMagnetA
LamarB
O. HenryB
High
Austin HighA
McCallumA
AndersonB
LASAMagnetA
PRO TIP
Check the school for the year you’ll enroll. Austin ISD is closing and rezoning campuses. Ridgetop Elementary closed for 2026–27, and new boundaries go to a board vote in October 2026 for 2027–28.
PRIVATE OPTIONS NEARBYSt. Andrew’s Episcopal — lower school, W 31st StSt. Louis Catholic School — PK–8, CrestviewHeadwaters School — downtown

Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). Typical pattern: 78703 → Casis, Bryker Woods or Mathews → O. Henry → Austin High; Hyde Park and North Loop → Lee → Lamar → McCallum. Zoning varies by address.

Check zoned schools ↗
05 — COMMUTE

Ten minutesto downtown.

Approximate drive times from 45th & Lamar in normal traffic. Transit: MetroRapid 801 (Lamar & Guadalupe), 803 (Burnet Rd) and the MetroRail Red Line at Crestview, Highland and Downtown.

DowntownCapitol area10–20 min
AppleNorth Austin campus20–35 min
DellHQ · Round Rock25–40 min
TeslaGiga Texas · Southeast25–40 min
AirportAustin-Bergstrom25–40 min
SpaceXBastrop plant40–55 min
SamsungTaylor fab40–60 min
06 — EVERYDAY LIFE

Walk to dinner.Bike to the lake.

Outdoors
  • Pease Park & Shoal Creek Trail
  • Butler Trail around Lady Bird Lake
  • Waterloo Greenwaynew Confluence park
  • Ramsey & Northwest parks for families
Food & music
  • Red River & 6th Streetlive music
  • Burnet Road dining strip
  • North Loop cafés and vintage shops
  • Avenue B Groceryopen since 1909
Groceries
  • Central Market North Lamarthe original
  • Whole Foods flagship, 6th & Lamar
  • H-E-B Hancock Centerexpanded 2026
  • Trader Joe’s at Seaholm
07 — WHAT’S COMING

A city centerbeing rebuilt.

Highway, rail and parks projects will reshape how central Austin moves for the next decade. Expect construction along I-35 until the early 2030s.

I-35 CAPITAL EXPRESS2024–2033I-35 lowered through the cityUpper decks come down and lanes drop below street level, with deck caps planned near UT and downtown.
PROJECT CONNECTTarget 2033Light rail, phase 19.8 miles and 15 stations, from Guadalupe & 38th south to Oltorf and east Riverside. Federal funding still pending.
CONVENTION CENTEREarly 2029A larger convention centerAbout 620,000 sq ft, rebuilt on the downtown site.
WATERLOO GREENWAYOpened Jun 2026The Confluence — 13 new acresA creekside park from 4th Street to Lady Bird Lake. The next phase is planned for 2028–31.
WATERLINE2026The tallest tower in Texas74 stories and over 1,000 ft at Red River and Cesar Chavez.
UT MEDICAL CENTERTarget 2030Moved to North AustinUT and MD Anderson moved the planned medical center from the Erwin Center site to near the Domain.

Timelines are as announced and may change.

All Austin-area development news →
08 — MELISSA’S PRO TIPS

Buying in central Austin?Know this first.

Older homes, historic rules and flood maps make central Austin different from the suburbs. Six things we check on every purchase here.

Melissa Jung, REALTOR®

PRO TIP
Check the floodplain first. Austin’s updated flood maps moved about 3,000 more properties into high-risk floodplains. Look up any address in the City’s FloodPro map before you make an offer.
PRO TIP
Historic district? Plan for review. In Hyde Park, Aldridge Place and a few 78703 districts, exterior changes and new builds need City approval. Routine repairs do not.
PRO TIP
Older homes need a deeper inspection. For 1920s–50s homes, add a sewer-line camera scope and ask about foundation, plumbing and wiring updates.
PRO TIP
File your homestead exemption. Texas raised the school-tax exemption to $140,000 in 2025. File with the Travis Central Appraisal District by April 30.
PRO TIP
Room on the lot? Up to three homes. Austin’s HOME rules (2024) allow up to three units on most single-family lots. Deed restrictions can still limit it.
PRO TIP
Buying a condo? Read the HOA budget. Ask for the reserve study and any planned special assessments before your option period ends.

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