2,700-acre master plan; pools, fitness center, trails, on-site elementary school
- Builders
- Perry Homes, Highland Homes, David Weekley Homes
- School district
- Del Valle ISD
- Tax district
- Check by address
In the city
South AustinSoCo to Slaughter Lane
Barton Springs, South Congress and the greenbelt close by, with family neighborhoods and bigger yards farther south.
78704Zilker · Travis Heights78745Garrison Park · Westgate78748Shady Hollow · Bauerle Ranch78749Maple Run · Legend OaksI-35Ben WhiteLady Bird LakeZIP areas: U.S. Census ZCTA 2020 · Roads & water: U.S. Census TIGERZIP codes78704 · 78745 · 78748 · 78749
WalkabilityMostly by carWalk Score 26–63 out of 100 · Austin average 42
Median sale price$508KJan–Sep 2026 median · Down 2.3% vs 2025 · Unlock MLS
Price per sq ft · pace$355 /sqftMedian 46 days to sellSep 2026 · Unlock MLS
School ratings42% rated ATEA 2026 · 24To downtown10–20 minNew-home communities4Development projects6Not sure South Austin is the one? Take the 1-minute neighborhood match →
01 — AT A GLANCE
Close-in charm,more space farther south.
WhereLocationSouth of Lady Bird Lake, from Zilker and South Congress down to Slaughter Lane, between MoPac and I-35.
FeelVibe1920s bungalows and live music near South Congress, mid-century ranch homes in the middle, and 1970s–2000s family neighborhoods with bigger yards toward Slaughter.
ForBest forBuyers who want Austin’s classic neighborhoods and greenbelt access, from walkable 78704 to quieter family streets farther south.
02 — HOME PRICES
What homes sell forin South 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$508KDown 2.3% vs 2025
Homes sold · Sep 2026149
Price per sq ft · Sep 2026$355
Median days on market · Sep 202646 days
Median sale price by year
2021$535K
2022$595K
2023$539K
2024$530K
2025$520K
2026*$508K
* 2026 is January–SeptemberMedian by bedrooms · 2026
2 bed$395K
3 bed$487K
4 bed$634K
Price range — what sold in September 2026 (149 sales)
Under $200K 1%$200–299K 9%$300–399K 23%$400–499K 20%$500–599K 15%$600–699K 7%$700–799K 5%$800–999K 5%$1–1.19M 1%$1.2–1.39M 3%$1.4M+ 11%
PRO TIP
The busiest market on our list. 149 sales in September, the most of any Austin area in this guide, and 87 of them (58%) landed between $300K and $599K.
ZIP codes included · 78704 · 78745 · 78748 · 78749
Source: Unlock MLS Residential Market Snapshot (South Austin, residential), retrieved Oct 13, 2026. Deemed reliable but not guaranteed.
03 — NEIGHBORHOODS BY ZIP
Four ZIP codes.From SoCo to Slaughter Lane.
Walkable, historic 78704; mid-century value in 78745; and family neighborhoods in 78748 and 78749. Circle C Ranch (78739) sits just to the southwest.
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
78704Zilker · Travis HeightsBouldin Creek · Barton Hills · Galindo · South Lamar
1900s–30s bungalows near South Congress, mid-century homes in Barton Hills, and the Barton Creek Greenbelt next door.
WALK SCORE63Some errands on footBouldin Creek82Most errands on foot
78745Garrison Park · WestgateCherry Creek · Sweetbriar · South Manchaca
Mostly 1950s–70s ranch homes on larger lots, with Central Market Westgate and quick access to Ben White.
WALK SCORE47Car for most errandsWestgate57Some errands on foot
78748Shady Hollow · Bauerle RanchOlympic Heights · Tanglewood Forest · Brodie Springs
Shady Hollow began in 1972 with its own water district; nearby streets are newer family neighborhoods near Mary Moore Searight Park.
WALK SCORE—Car for almost everything
78749Maple Run · Legend OaksVillage at Western Oaks · Western Oaks
Family neighborhoods near MoPac and William Cannon, with Bowie High and Circle C next door.
WALK SCORE26Car for most errandsWestern Oaks22Car for almost everything
Walk Score: walkscore.com ZIP and neighborhood pages, Sep 2026 (no ZIP score published for 78748).
04 — SCHOOLS
Strong schools to the south,changes closer in.
Elementary
Barton HillsA
KikerA
MillsA
ZilkerA
BaranoffA
CaseyB
CowanB
PattonB
BooneB
CunninghamB
GalindoB
Travis HeightsC
Middle
SmallA
GorzyckiA
O. HenryB
BaileyB
LivelyC
CovingtonC
High
BowieA
Austin HighA
Ann RichardsAll-girls choiceA
Crockett Early CollegeC
Akins Early CollegeC
Travis Early CollegeD
PRO TIP
Closures changed some zones for 2026–27. Becker, Dawson, Sunset Valley, Bedichek and Paredes closed. Bailey Middle and Galindo Elementary inherited failing-rating histories and must earn a C or better this year. Check each address.
PRIVATE & CHOICESt. Ignatius Martyr Catholic School — PK–8, OltorfSan Juan Diego Catholic High School — South 1stAnn Richards School — all-girls public choice
Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). Typical patterns: 78749 → Mills or Patton → Small or Gorzycki → Bowie; Zilker or Barton Hills → O. Henry → Austin High. Zoning varies by address.
Austin ISD school finder ↗05 — COMMUTE
Minutes to downtownand Oracle.
Approximate drive times from South Lamar & Ben White in normal traffic; add 5–10 minutes from Slaughter Lane. Transit: MetroRapid 801 — South Congress to downtown; MetroRapid 803 — South Lamar to the Domain; Light rail stations planned on South Congress (target 2033).
DowntownDowntown Austin10–20 min
OracleLady Bird Lake campus10–15 min
AirportAustin-Bergstrom15–25 min
TeslaGiga Texas · Southeast20–30 min
AppleNorth Austin campus30–45 min
DellHQ · Round Rock35–50 min
SamsungTaylor fab50–65 min
06 — EVERYDAY LIFE
Springs, trailsand live music.
Outdoors
- Barton Springs Pool & Zilker Park, next to 78704
- Barton Creek Greenbelt
- Big Stacy Poolfree, open year-round
- Mary Moore Searight Park344 acres
Music & food
- South Congressshops, food, Continental Club
- Broken Spoke dance hall, open since 1964
- South Lamar and South 1st food spots
- ACL Fest at Zilker every October
Groceries
- H-E-B South Congressrebuilt in 2024
- Central Market Westgate
- Whole Foods Arbor Trails
07 — WHAT’S COMING
Light rail on South Congress,new roads across the south.
Light rail, I-35 and South Lamar upgrades mean years of construction, with better connections afterward.
LIGHT RAIL · SOCOTarget 2033Three stations in 78704Waterfront, SoCo and Oltorf stations, with trains down the center of South Congress. Construction targets 2027.
I-35 CAPITAL EXPRESS SOUTHLate 2028Managed lanes to SH 45 SETwo HOV/managed lanes each way south of Ben White, a $548M project.
SOUTH LAMAR CORRIDOR2026–2029A safer South LamarThe Mary St roundabout is done; the southern segment starts construction in late 2026.
BARTON SPRINGS RD BRIDGELate 2026Bridge replacementA 3–4 year rebuild with lanes kept open, backed by a $32M federal grant.
MOPAC SOUTHUnder studyExpress lanes to SlaughterAn 8.8-mile plan, about $825M, still in environmental review.
SOUTH CENTRAL WATERFRONTPlanningA new district on the lakeThe City’s plan for about 120 acres south of downtown is due for adoption in late 2026.
Timelines are as announced and may change.
All Austin-area development news →08 — NEW HOMES
New-home communitiesin South Austin.
4 communities where builders are selling new homes now. Builders and phases change often — confirm before you visit.
Two amenity centers, on-site elementary, over 120 acres of green space
- Builders
- Highland Homes, David Weekley Homes
- School district
- Austin ISD
- Tax district
- Check by address
Part of Estancia Hill Country at I-35 and Estancia Pkwy; park and pavilion
- Builders
- KB Home
- School district
- Austin ISD
- Tax district
- Check by address
Community park, playground, pool and walking trails
- Builders
- M/I Homes
- School district
- Austin ISD
- Tax district
- Check by address
09 — MELISSA’S PRO TIPS
Buying in South Austin?Know this first.
Aquifer rules, flood maps and event traffic shape life here. Six things we check on every purchase.
Melissa Jung, REALTOR®
PRO TIP
Check the Save Our Springs limits. Over the Barton Springs Zone, impervious cover is capped (15% over the recharge zone, 20% in the Barton Creek watershed). It can limit additions and pools on western lots.
PRO TIP
Look up the flood map. Updated Atlas 14 maps redrew floodplains; Williamson and Onion Creek were priority areas. Check each address in FloodPro.
PRO TIP
Shady Hollow has its own water district. Water and wastewater come from the Shady Hollow MUD, not the City, with its own rates. Ask for recent bills.
PRO TIP
Planning a rental? Know the STR rules. Austin’s 2025 short-term rental rules require a two-year license and a local contact, and platforms now remove unlicensed listings.
PRO TIP
Expect event and construction traffic. ACL Fest, SXSW and years of light-rail and I-35 work affect Zilker, SoCo and Ben White. Drive your routes before you choose.
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.
10 — FREE GUIDES