78704 has become one of Austin’s trendiest zip codes. The revitalization of SoCo, emergence of new neighborhoods like SoLa, proximity to Downtown and UT Austin combined with its unique character draws more and more residents to check out 78704 neighborhoods when looking for a home.
South Austin Neighborhood Guide
You’ve probably heard names like Barton Hills, Travis Heights, SoCo and Zilker – but just where are these neighborhoods and what are they like? Would you like living there? What do people do for fun? How much are houses in each of these neighborhoods? The answers to all of these questions can be found by exploring our South Austin Neighborhood Guide.
78704 Neighborhoods Map
Below you’ll find our South Austin Neighborhood Map. 78704 is bounded by Zilker Park and Barton Creek Greenbelt to the west, Highway 290 to the south, IH-35 to the east and Town Lake (the section of Lake Austin that separates Downtown Austin from South Austin).
How Long Does it Take to Get Downtown from 78704?
Here is a live look at how long it takes to get Downtown from 78704.
How Long Does it Take to Get to the Airport from 78704?
Here is a live look at how long it takes to get to the airport from 78704.
Neighborhoods in 78704
Here are all of the neighborhoods in 78704 with a brief description of each. For more info about each neighborhood, use the links at the end of the paragraph. We’ll start with the northwest corner of the map (blue section near Zilker Park), Barton Hills, then go east. Then, we’ll jog south to Dawson (blue shaded section in southeast 78704) and head back west.
North of Oltorf St
Neighborhoods north of Oltorf St generally fetch a higher price than neighborhoods south of Oltorf, simply because these neighborhoods are closer to Downtown and the happenings of South Austin. We’ll start with these neighborhoods.
Barton Hills
School District: Austin ISD
Elementary School: Barton Hills or Zilker
Middle School: O’Henry
High School: Austin
Average Price: $2,209,005
Median Price: $1,844,250
Price Range: High $900k-$7MM
Year Built: 1925-Today (2022)
Average Beds/Baths: 4/3
Square Footage: 725-4,680
Lot Size (Acres): 0.11-5.5
Barton Hills is known for its hilly, tree-lined streets, good schools and charming 1950s style ranch homes. Originally developed in the 1950s, developers have started remodeling and rebuilding so you will find some new (or almost new) construction. Geographically, Barton Hills reminds me more of Hill Country than trendy 78704 and is a nice mix of residential neighborhood feel without being too far away from the food trucks, shopping and restaurants of Downtown.
For more information and to search homes for sale, visit our Barton Hills Neighborhood Guide.
Barton Hills Neighborhood Map
Barton Hills Homes for Sale
Zilker
School District: Austin ISD
Elementary School: Zilker
Middle School: O’Henry
High School: Austin
Average Price: $1,675,278
Median Price: $1,487,000
Price Range: Mid $800k’s – $4.5MM
Year Built: 1900-Today (2022)
Average Beds/Baths: 3/3
Square Footage: 680-4,200
Lot Size (Acres): 0.08-1.1
Zilker geography is much more level than Barton Hills and has more of the traditional South Austin charm. Residents enjoy living within walking distance of Zilker Elementary, Zilker Park, Barton Springs Pool and the new restaurants and shopping on South Lamar. If you’re a music fan, this is the perfect location to live during Austin City Limits as you won’t have to go in search of parking near Zilker Park.
For more information and to search homes for sale, visit our Zilker Neighborhood Guide.
Zilker Neighborhood Map
Zilker Homes for Sale
Bouldin Creek
School District: Austin ISD
Elementary School: Becker or Travis Heights
Middle School: Fulmore
High School: Travis
Average Price: $1,402,059
Median Price: $1,250,000
Price Range: High $600k’s – $4MM
Year Built: 1860-Today (2022)
Average Beds/Baths: 3/2
Square Footage: 375-4,500
Lot Size (Acres): 0.05-0.5
Bouldin Creek is one of the lesser known neighborhoods to those who don’t live in South Austin, but its definitely worth a look for those looking for a prime location. Just across the 1st St bridge from Downtown, your commute will be literally minutes. For some reason, fewer people use the 1st St bridge than any of the other bridges to Downtown (Lamar and Congress) so this is the best bridge to use during commute hours.
For more information and to search homes for sale, visit our Bouldin Creek Neighborhood Guide.
Bouldin Creek Neighborhood Map
Bouldin Creek Homes for Sale
South Congress
School District: Austin ISD
Elementary School: Travis Heights
Middle School: Fulmore
High School: Travis
Average Price: $1,483,451
Median Price: $1,392,500
Price Range: High $700k’s – $3.5MM
Year Built: 1882-Today (2022)
Average Beds/Baths: 3/2
Square Footage: 376-4,614
Lot Size (Acres): 0.05-1.27
These 4 letter acronyms are popping up all over Austin and SoCo is probably the most well known. If you’re not from Austin, you’ve still probably heard of SoCo and many think its a neighborhood in South Austin. However, its really just one street – South Congress – and the only residences in SoCo are a few apartment buildings. The rest of the street is home to some of Austin’s best restaurants, bars, shopping and food trucks. Though its not technically a neighborhood, it is well known enough to be included in our South Austin Neighborhood Guide.
For more information and to search homes for sale, visit our South Congress Neighborhood Guide.
South Congress Neighborhood Map
South Congress Homes for Sale
Travis Heights
School District: Austin ISD
Elementary School: Travis Heights
Middle School: Fulmore
High School: Travis
Average Price: $1,610,520
Median Price: $1,500,000
Price Range: High $600k’s – $5MM
Year Built: 1882-Today (2022)
Average Beds/Baths: 3/3
Square Footage: 300-4,800
Lot Size (Acres): 0.05-1.27
Travis Heights is one of the most popular neighborhoods in 78704. Easy access to IH-35, Downtown Austin and the restaurants and bars on South Congress are just a few of the reasons residents choose Travis Heights. Residents also like the uniqueness of the homes as it gives the neighborhood a distinct look.
For more information and to search homes for sale, visit our Travis Heights Neighborhood Guide.
Travis Heights Neighborhood Map
Travis Heights Homes for Sale
South of Oltorf St
South of Oltorf St you’ll find the more affordable 78704 neighborhoods – Dawson, Galindo and SoLa.
Dawson
School District: Austin ISD
Elementary School: Dawson or Galindo
Middle School: Fulmore
High School: Travis
Average Price: $1,246,733
Median Price: $1,025,000
Price Range: Low $600k’s – $2.7MM
Year Built: 1915-Today (2022)
Average Beds/Baths: 3/2
Square Footage: 480-4,000
Lot Size (Acres): 0.07-1
If you’re looking to live in a neighborhood with an active neighborhood association, Dawson may be the perfect spot. Largely responsible for the revitalization of SoCo, Dawson’s neighborhood association knows how to get things done.
For more information visit our Dawson Neighborhood Guide.
Dawson Neighborhood Map
Dawson Homes for Sale
Galindo
School District: Austin ISD
Elementary School: Galindo
Middle School: Fulmore
High School: Travis
Average Price: $571,553
Median Price: $487,397
Price Range: Mid $500k’s – $3.5MM
Year Built: 1910-Today (2022)
Average Beds/Baths: 3/2
Square Footage: 550-3,300
Lot Size (Acres): 0.07-0.95
Galindo is another neighborhood to consider if you want to live in South Austin’s 78704 zip code, but don’t want to pay 78704 prices. Geographically, the area is fairly flat and homes were built in the 1950s and 1960s. You’ll find smaller homes in Galindo than you would in say Barton Hills or Travis Heights, but if you don’t need a lot of space and you want to be in 78704, its worth checking out.
For more information visit our Galindo Neighborhood Guide.
Galindo Neighborhood Map
Galindo Homes for Sale
South Lamar
School District: Austin ISD
Elementary School: Zilker or Galindo
Middle School: O’Henry or Fulmore
High School: Austin or Travis
Average Price: $986,817
Median Price: $855,000
Price Range: Mid $500k’s – $2.1MM
Year Built: 1906-Today (2022)
Average Beds/Baths: 3/2
Square Footage: 550-3,800
Lot Size (Acres): 0.08-2
SoLa – one of the newer 4 letter Austin acronyms – is an up and coming 78704 neighborhood. Drive down South Lamar and you’ll find restaurants, food trucks and night spots – similar to what you’d find if you drove down South Congress. Though you’ll find more pedestrians on South Congress, you will find full restaurants, bars, food trucks and even a movie theater packed almost every night of the week. The difference between South Lamar and South Congress is you can actually live in the SoLa neighborhood. You’ll find some single family homes and a lot more duplexes, some of which can be much bigger than the single family homes. Once owned by large investors, we’re seeing more and more owner occupants who are taking advantage of the extra income for the second unit.
For more information visit our SoLa – South Lamar Neighborhood Guide.
South Lamar Neighborhood Map
South Lamar Homes for Sale
Average price and size data is from ACTRIS closed sales 8/16/2021-8/15/2022.
Not Sure Which 78704 Neighborhood is Right for You?
Send us an email at info@11OaksRealty.com with what you’re looking for (beds, baths, type of area, proximity to amenities, max price, etc) or fill out our Austin Neighborhood Finder and we can suggest neighborhoods that may meet your needs. As former residents of 78704, we spend quite a bit of time there and can help you choose an area that suits your personality.
Think You Want to Buy a Home in 78704
We have helped many home buyers get a great deal on a home in South Austin’s 78704 neighborhood, even in highly competitive markets. We don’t sell you a house, we help you buy it right. Check out our Austin Home Buyers section for home buying tips and to learn how we’re different than the average Realtor in Austin. Then, call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a free, no obligation consultation.
I live in Zilker and love it! There is a random mix of homes, however, from 600 SF in the $250K range on up to over a million dollars. North of Oltorf generally means within walking distance to something very Austin-y and fun! South of Oltorf, more and more restaurants and such are moving in… places like Sugar Mama’s for cupcakes (S. 1st), Papalote’s for tacos (S. Lamar) and so on!
There is definitely a lot more moving in South of Oltorf, that’s for sure. Pretty soon that area will be just as walkable as North of Oltorf. Haven’t tried Sugar Mama’s cupcakes yet, but will have to check it out. Have you been to Izzo’s on S First for tacos? They are really good. I haven’t heard of Papalote’s, but will also have to try it!