Neighborhood Guide/ Austin/ East Austin

In the city

East AustinHolly to Mueller

Bungalows, modern infill and Mueller’s parks, five minutes from downtown. The city’s best food and music streets, with deep history.

#Close-in#Food & music#Mueller

78723Mueller · Windsor Park78722Cherrywood · Blackland78702Holly · East Cesar Chavez78721MLK · Johnston TerraceI-35183290Lady Bird LakeZIP areas: U.S. Census ZCTA 2020 · Roads & water: U.S. Census TIGER

School districtAustin ISDFind your zoned school ↗

ZIP codes78702 · 78721 · 78722 · 78723

Walk Score36–76By ZIP · Austin overall: 42

Median sale price$590KJan–Aug 2026 median · Down 1.7% vs 2025 · Unlock MLS

01 — AT A GLANCE

Culture, food andclose-in living.

WhereLocationEast of I-35, from Lady Bird Lake north to US 290, minutes from downtown.

FeelVibe1930s–50s bungalows and new modern infill side by side, plus Mueller, a planned neighborhood on the old airport. Deep Black and Mexican American history.

ForBest forBuyers who want to be close to downtown, love restaurants and live music, and are comfortable with a mix of old and new homes.

02 — HOME PRICES

What homes sell forin East Austin right now.

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

Median sale · Jan–Aug 2026$590KDown 1.7% vs 2025

Homes sold · Aug 202669

Price per sq ft · Aug 2026$401

Median days on market · Aug 202636 days

Median sale price by year

2021$600K

2022$665K

2023$625K

2024$585K

2025$600K

2026*$590K

* 2026 is January–August

Median by bedrooms · 2026

2 bed$485K

3 bed$615K

4 bed$722K

Price range — what sold in August 2026 (69 sales)

$200–299K 13%$300–399K 9%$400–499K 14%$500–599K 10%$600–699K 10%$700–799K 17%$800–999K 13%$1–1.19M 9%$1.2–1.39M 3%$1.4M+ 1%

PRO TIP

Compare within the same ZIP. Close-in 78702 leads prices, while 78721 is the entry point. Compare sales in the same ZIP, age and size before you judge a list price.

ZIP codes included · 78702 · 78721 · 78722 · 78723

Source: Unlock MLS Residential Market Snapshot (East Austin, residential), retrieved Sep 27, 2026. Deemed reliable but not guaranteed.

03 — NEIGHBORHOODS BY ZIP

Four ZIP codes.From Holly to Mueller.

The most walkable close-in streets are in 78702 and 78722; 78723 brings Mueller and postwar ranch homes; 78721 is quieter and more affordable.

78702Holly · East Cesar ChavezRosewood · Chestnut · Govalle · Central East

Close-in bungalows and modern infill, East 6th and the taco and barbecue scene. Home to Six Square, Texas’ first Black cultural district.

WALK SCOREZIP76Holly82

78722Cherrywood · BlacklandFrench Place · Delwood · Rogers-Washington-Holy Cross

1930s–50s bungalows and duplexes near UT. Rogers-Washington-Holy Cross is a local historic district.

WALK SCOREZIP69Cherrywood73

78723Mueller · Windsor ParkPecan Springs · University Hills

Mueller is a planned neighborhood (2007+) with a lake and parks on the old airport; Windsor Park has 1950s ranch homes.

WALK SCOREZIP46Windsor Park55

78721MLK · Johnston TerraceSpringdale · Oak Springs

Quieter streets east of Airport Blvd, with the Springdale General creative campus and LASA high school.

WALK SCOREZIP36MLK49

Walk Score: walkscore.com ZIP and neighborhood pages, Sep 2026.

04 — SCHOOLS

Austin ISD, with strongmagnet options.

Elementary

MaplewoodA

OrtegaB

BlantonB

AndrewsC

CampbellC

BlackshearC

HarrisD

SánchezD

GovalleF

Pecan SpringsF

Middle

KealingMagnet & neighborhoodA

LamarB

Garcia YMLAAll-boys choiceB

Sadler Means YWLAAll-girls choiceB

MarshallD

WebbF

High

LASAMagnetA

Austin HighA

McCallumA

Northeast Early CollegeC

Eastside Early CollegeC

PRO TIP

Schools change block by block here. Mueller and Cherrywood zone to Maplewood (A) → Kealing → McCallum, while other streets feed schools rated C–F. Oak Springs and Martin closed for 2026–27. Check each address.

CHOICE & PRIVATELASA — magnet high school, in 78721Kealing — magnet middle school programAustin Peace Academy — Manor Rd

Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). Typical patterns: Mueller, Cherrywood → Maplewood → Kealing → McCallum; Holly → Sánchez → Kealing → Eastside; Windsor Park → Blanton → Lamar → Northeast. Zoning varies by address.

Austin ISD school finder ↗

05 — COMMUTE

Five minutesto downtown.

Approximate drive times from East 12th & Chicon in normal traffic. Allow more at rush hour. Transit: MetroRail Red Line — Plaza Saltillo, MLK Jr.; MetroRapid 837 — E 12th, Manor Rd, Mueller to downtown; MetroRapid 800 — Mueller to Goodnight Ranch via Pleasant Valley.

DowntownDowntown Austin5–15 min

OracleLady Bird Lake campus10–20 min

AirportAustin-Bergstrom20–30 min

TeslaGiga Texas · Southeast20–35 min

AppleNorth Austin campus25–40 min

DellHQ · Round Rock25–40 min

SamsungTaylor fab45–60 min

06 — EVERYDAY LIFE

Tacos, barbecueand live music.

Food & musicFranklin Barbecue — East 11th East 6th Street bars and live music East Cesar Chavez taco spots Springdale General — creative campus

Parks & cultureGirard Kinney Park — Mueller’s lake park Morris Williams Golf Course Carver Museum — Black history and culture Thinkery children’s museum at Mueller

EverydayH-E-B Mueller H-E-B East 7th — remodeled Alamo Drafthouse Mueller Lady Bird Lake trails, a short bike ride

07 — WHAT’S COMING

I-35 caps, new housingand Mueller’s last phases.

The I-35 rebuild will reshape the western edge, with deck caps planned to reconnect East Austin and downtown.

I-35 CAPS & STITCHES2027–2033Deck parks over I-35Caps are planned at Cesar Chavez–4th, 4th–7th and 11th–12th. The City committed $104M for supports; deck funding is still being identified.

MUELLERBuildingTown Center Park and final phasesMueller’s seventh park is under way on the 700-acre former airport site.

ROSEWOOD COURTSFall 2026Historic public housing reopensThe nation’s first public housing built for African Americans reopens after redevelopment.

SANTA RITA COURTSPlannedRedevelopment announcedThe oldest public housing project in the U.S., in 78702, is slated for redevelopment.

METRORAPID 800 & 837Jun 2026Two new rapid bus linesBuses every 10 minutes at peak, linking Mueller, East 12th and Pleasant Valley to downtown.

HOLLY SHORESPlannedParkland at the old power plantThe former Holly power plant site on Lady Bird Lake is planned as Edward Rendon Sr. Park.

Sources: TxDOT, City of Austin, Mueller, Housing Authority of the City of Austin, CapMetro, KXAN, KUT, Austin American-Statesman (2025–2026). Timelines are as announced and may change.

08 — MELISSA’S PRO TIPS

Buying in East Austin?Know this first.

Flood maps, new infill and historic rules vary street by street here. Six things we check on every purchase.

Melissa Jung, REALTOR®

PRO TIP

Check the flood map, street by street. Updated Atlas 14 maps expanded floodplains along Boggy Creek, Fort Branch and Tannehill Branch. Look up every address in FloodPro.

PRO TIP

Buying new infill? Inspect independently. Many modern homes here come from small builders. Hire your own inspector and check permits and the builder’s track record.

PRO TIP

Mueller affordable homes have resale rules. Income-qualified Mueller homes carry a 30-year covenant that shares appreciation and limits resale to qualified buyers. Read it before you offer.

PRO TIP

Historic district? Plan for review. Robertson/Stuart & Mair and Rogers-Washington-Holy Cross are local historic districts; exterior changes and new builds need City approval.

PRO TIP

Room on the lot? Know the HOME rules. Austin’s HOME rules allow up to three units on many lots; two or three units still need 5,750 sq ft. Deed restrictions can limit it.

PRO TIP

Listen for the train. The MetroRail and freight line runs through 78702 and 78722 and along Airport Blvd. Visit at different times of day.

Sources: City of Austin (FloodPro, Historic Preservation, HOME amendments), Mueller FAQs (Dec 2024), Community Impact (2019, 2024). Infill and rail notes are general guidance.

09 — FREE GUIDES

Considering East Austin?

Austin School Guide 2026–27PDF ↓Austin Neighborhoods GuidePDF ↓Resale Home ChecklistPDF ↓

Tour East Austinthis week.

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