Neighborhood Guide/ Austin/ Southeast Austin

In the city

Southeast AustinRiverside to Onion Creek

Minutes from downtown, the airport and Tesla, with new master-planned communities and some of the lowest prices inside Austin.

#New construction#Near the airport#Value

78741East Riverside · Montopolis78744Dove Springs · Franklin Park78747Goodnight Ranch · Onion CreekI-3518371Lady Bird LakeZIP areas: U.S. Census ZCTA 2020 · Roads & water: U.S. Census TIGER

School districtsAustin · Del Valle ISD

ZIP codes78741 · 78744 · 78747

Walk Score12–63By neighborhood · Austin overall: 42

Median sale price$369KJan–Aug 2026 median · Down 6.6% vs 2025 · Unlock MLS

01 — AT A GLANCE

Minutes from downtownand the airport.

WhereLocationSoutheast of downtown, from East Riverside and Lady Bird Lake down to Onion Creek, between I-35 and US 183.

FeelVibeRiverside apartments and new mixed-use projects up north, 1970s–80s homes in Dove Springs, and newer master-planned communities like Goodnight Ranch and Easton Park to the south.

ForBest forBuyers who want new construction or a lower price close to downtown, the airport, Oracle and Tesla.

02 — HOME PRICES

What homes sell forin Southeast 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$369KDown 6.6% vs 2025

Homes sold · Aug 202693

Price per sq ft · Aug 2026$209

Median days on market · Aug 202665 days

Median sale price by year

2021$410K

2022$474K

2023$432K

2024$414K

2025$395K

2026*$369K

* 2026 is January–August

Median by bedrooms · 2026

2 bed$285K

3 bed$350K

4 bed$405K

Price range — what sold in August 2026 (93 sales)

Under $200K 3%$200–299K 11%$300–399K 47%$400–499K 15%$500–599K 13%$600–699K 5%$700–799K 5%

PRO TIP

Prices are down — and homes take longer to sell. The median slipped 6.6% this year and homes took a median 65 days to sell in August. Buyers have room to negotiate on price and repairs.

ZIP codes included · 78741 · 78744 · 78747

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

03 — NEIGHBORHOODS BY ZIP

Three ZIP codes.From Riverside to Onion Creek.

The redeveloping Riverside corridor (78741), established Dove Springs and new Easton Park (78744), and Goodnight Ranch and Onion Creek (78747).

78741East Riverside · MontopolisPleasant Valley · Parker Lane · Lakeshore

Dense 1970s apartments giving way to new mixed-use projects near Oracle. Montopolis dates to 1830.

WALK SCOREZIP46Riverside63

78744Dove Springs · Franklin ParkEaston Park · McKinney · Bluff Springs

Mid-1970s–80s homes in Dove Springs, plus Easton Park, a Brookfield master-planned community of about 1,500 acres.

WALK SCOREFranklin Park40McKinney32

78747Goodnight Ranch · Onion CreekColton–Bluff Springs · Creedmoor area

Goodnight Ranch mixes homes, townhomes and apartments on 770 acres; Onion Creek surrounds a golf club; rural land lies farther south.

WALK SCORESoutheast Austin12

Walk Score: walkscore.com ZIP and neighborhood pages, Sep 2026 (no ZIP score published for 78744 or 78747).

04 — SCHOOLS

Two districts.Check every address.

Elementary

PalmAustin ISDB

RodriguezAustin ISDB

BlazierAustin ISDB

Newton CollinsDel Valle ISDB

LangfordAustin ISDC

PerezAustin ISDC

SmithDel Valle ISDC

HillcrestDel Valle ISDC

SánchezAustin ISDD

HoustonAustin ISDD

AllisonAustin ISDF

Middle

BaileyAustin ISDB

LivelyAustin ISDC

MendezAustin ISDD

OjedaDel Valle ISDF

High

Akins Early CollegeAustin ISDC

Crockett Early CollegeAustin ISDC

Eastside Early CollegeAustin ISDC

Del ValleDel Valle ISDC

Travis Early CollegeAustin ISDD

PRO TIP

Austin ISD or Del Valle ISD? Check first. Easton Park and parts of Pleasant Valley are Del Valle ISD; Goodnight Ranch and Dove Springs are Austin ISD. Del Valle rezones district-wide in fall 2027.

CHARTER OPTIONSIDEA Montopolis College Prep — rated BKIPP Austin Brave — rated BKIPP Paseo — rated C

Ratings: Texas Education Agency 2026 A–F accountability ratings (released Aug 2026). Widén Elementary and Martin Middle closed for 2026–27. Lookups: austinisd.org/school-finder · apps.myplanware.com/schoolsearch/delvalle.

Austin ISD school finder ↗

05 — COMMUTE

Close to downtown,the airport and Tesla.

Approximate drive times from Riverside & Pleasant Valley in normal traffic; add 5–10 minutes from Goodnight Ranch or Easton Park. Transit: MetroRapid 800 — Goodnight Ranch Park & Ride to Mueller; Route 20 — Riverside to the airport; Light rail on Riverside planned (target 2033).

OracleLady Bird Lake campus5–10 min

DowntownDowntown Austin10–15 min

AirportAustin-Bergstrom20–30 min

TeslaGiga Texas · Southeast20–30 min

AppleNorth Austin campus30–40 min

DellHQ · Round Rock35–50 min

SamsungTaylor fab55–70 min

06 — EVERYDAY LIFE

State park weekends,lake trails close by.

OutdoorsMcKinney Falls State Park — 744 acres Roy G. Guerrero Colorado River Park Onion Creek Metro Park Lady Bird Lake trail from Riverside

NearbyCircuit of the Americas — about 8 miles from Easton Park Tesla Giga Texas — about 10–16 miles Austin-Bergstrom airport River Park music venue (early 2027)

GroceriesH-E-B plus! East Riverside H-E-B at I-35 & William Cannon New H-E-B at McKinney Falls (2027)

07 — WHAT’S COMING

Light rail on Riverside,a new H-E-B and a music venue.

East Riverside is being rebuilt around light rail, while the south adds shopping and new homes.

LIGHT RAIL · RIVERSIDETarget 2033Six stations east of I-35Travis Heights, Lakeshore, Pleasant Valley, Faro, Montopolis and Yellow Jacket, with park-and-ride near SH 71.

RIVER PARKEarly 2027A new district on RiversideUp to 4,709 homes and offices on about 100 acres; a 4,000-capacity music venue opens first.

H-E-B MCKINNEY FALLSLate 2027A 115,000 sq ft storeAt William Cannon and McKinney Falls Parkway; construction began in July 2026.

AIRPORT CONCOURSE BEarly 2030sAt least 20 new gatesHeavy construction starts around 2027 at Austin-Bergstrom.

I-35 CAPITAL EXPRESS SOUTHLate 2028Managed lanes to SH 45 SETwo HOV/managed lanes each way south of Ben White.

NEW COMMUNITIESBuildingGoodnight Ranch & Easton ParkAbout 3,500 homes planned at Goodnight Ranch, with Easton Park still building out.

Sources: Austin Transit Partnership, Community Impact, Austin American-Statesman, Austin-Bergstrom, TxDOT (2025–2026). Timelines are as announced and may change.

08 — MELISSA’S PRO TIPS

Buying in Southeast Austin?Know this first.

Flood history, flight paths and special tax districts matter here. Six things we check on every purchase.

Melissa Jung, REALTOR®

PRO TIP

Check the flood map carefully. After the 2013 and 2015 floods, 500+ homes on Onion and Williamson creeks were bought out. Look up every address in FloodPro.

PRO TIP

Know the flight paths. Austin-Bergstrom’s runways run north–south. Check the airport’s noise contour map before you buy near the runway lines.

PRO TIP

Ask for the full tax rate. Easton Park sits in Pilot Knob MUDs, with a total rate around 2.6–2.7%. Compare total taxes, not just the price.

PRO TIP

City limits or ETJ? Easton Park is outside full-purpose city limits, so services and taxes differ from Goodnight Ranch. Confirm before you compare.

PRO TIP

Watch the Del Valle ISD vote. Del Valle ISD holds a tax-rate election on November 3, 2026 that would raise its rate to about $1.03 per $100.

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.

Sources: FEMA, City of Austin (FloodPro), Austin-Bergstrom noise program, Easton Park FAQ, Del Valle ISD, Texas Proposition 13 (2025). Flight-path note is general guidance.

09 — FREE GUIDES

Considering Southeast Austin?

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

Tour Southeast Austinthis week.

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