Finding a home in Austin for under $400,000 is harder than it was a few years ago, but it is not impossible. You just need to know where to look.
The neighborhoods on this list are all within Austin city limits and all had a median sale price at or below $400,000 over the past 12 months based on closed sales data from Unlock MLS. They are real options for buyers with a firm budget ceiling, not aspirational suggestions that only work if everything goes perfectly.
A few things worth knowing before you dive in. All of these neighborhoods are in Southeast or Southwest Austin, which reflects where the market currently offers the best value at this price point within city limits. Tax rates vary by neighborhood and can meaningfully affect your monthly payment, so we have included the current rate for each one. And because median price means half the homes sold above that number and half below, you will find listings both above and below the figures shown here.
Here is what we found.
Neighborhood Comparison at a Glance
Use this table to quickly compare all six neighborhoods before diving into the detail below.
| Neighborhood | Median Sale Price | Avg Sq Ft | Avg Days on Market | HOA | Tax Rate | Distance to Downtown |
|---|---|---|---|---|---|---|
| Addison | $350,000 | 2,085 | 70 | $64/mo | 1.7462 | 10 mi |
| Cloverleaf | $337,805 | 1,474 | 110 | ~$33/mo | 1.70 | 12.6 mi |
| Marble Creek Crossing | $350,000 | 1,837 | 83 | ~$40/mo | 2.03 | 12.6 mi |
| Olympic Heights | $397,000 | 1,698 | 11 | $44/mo | 2.0465 | 14.8 mi |
| Springfield | $328,965 | 1,860 | 59 | ~$30/mo | 2.0465 | 11 mi |
| Texas Oaks | $390,000 | 1,514 | 26 | None | 2.0465 | 10.8 mi |
Data source: Austin Board of Realtors MLS, closed single-family sales 4/23/2025 through 4/22/2026. Ratings next to the school names below are GreatSchools.org ratings as of September 2026.
Where These Neighborhoods Are Located
What Does $400k Actually Buy You Inside Austin City Limits?
Before we get into the individual neighborhoods, it helps to set realistic expectations about what $400,000 buys inside Austin proper in 2026.
You are generally looking at homes built between the early 1980s and the mid-2020s depending on the neighborhood, ranging from about 1,400 to just over 2,100 square feet. At the lower end of that size range you will find newer construction with updated finishes. At the larger end you are typically looking at older homes that may have original kitchens and bathrooms, or homes that have been selectively updated over the years.
This is not the price point where you find it all — new construction, large square footage, top-rated schools, and a short commute — in the same home. Every neighborhood on this list involves some tradeoff, and being clear on which tradeoffs matter least to you is the most useful thing you can do before you start touring.
If schools are your priority and you have flexibility on price, our guide to the best neighborhoods in Austin for families ranks 10 top neighborhoods by school ratings, family amenities, and current market data.
The good news is that all six neighborhoods here offer genuine value for buyers who do their research. New construction options exist at Marble Creek Crossing and Cloverleaf. Established neighborhoods with larger lots and mature trees exist at Springfield and Texas Oaks. The fastest-selling neighborhood on the list, Olympic Heights, combines relatively strong schools with a median just under $400,000. And if square footage is the priority, Addison delivers over 2,000 square feet at a median of $350,000.
None of these are compromise neighborhoods. They are simply different versions of what $400,000 looks like in Austin today.
Addison | Southeast Austin
- Zip Code: 78744
- Distance to Downtown: 10 miles
- Distance to Airport: 6.1 miles
- School District: Del Valle ISD
- Schools: Hillcrest Elementary (6/10), Ojeda Middle (3/10), Del Valle High School (2/10)
- HOA: Yes, approximately $64/month
- Tax Rate: 1.7462 (2025)
- Year Built: 2014-2024
- Closed Sales (4/23/25-4/22/26): 31
- Median Sale Price: $350,000
- Average Sale Price: $350,532
- Price Range: $190,000 – $420,000
- Median Price Per Sq Ft: $158.94
- Average Home Size: 2,085 sq ft
- Typical Configuration: 4 bedrooms, 3 bathrooms
- Average Days on Market: 70
Addison is a master planned community in Southeast Austin with one practical advantage that tends to surprise buyers: it sits on the same electrical grid as Austin-Bergstrom International Airport, which means power outages during storms are rare. For buyers who have dealt with extended outages in other parts of Austin, that is worth factoring in.
The neighborhood offers newer construction at a price point that is increasingly hard to find inside Austin city limits, with most homes built between 2014 and 2024. At a median of $350,000 and an average size of over 2,000 square feet, the value per square foot at $158.94 is the lowest on this list by a meaningful margin. Buyers get more space for the money here than anywhere else in this group.
The 70-day average days on market gives buyers time to be deliberate rather than rushed, which is a genuine advantage at this price point where moving too fast can lead to overpaying or missing condition issues. Del Valle ISD serves the neighborhood. Buyers who want to research the schools in detail can visit the Texas Education Agency website for current ratings.
For more info and to search homes for sale, visit our Addison Neighborhood Guide.
Addison Neighborhood Map
Addison Homes for Sale
Planning your move to Austin? Moving to Austin TX: The Complete Guide covers everything from neighborhoods, cost of living, and schools to jobs, utilities, and step-by-step moving logistics.
SEARCH ALL ADDISON HOMES FOR SALENo Email Required! Cloverleaf | Southeast Austin
- Zip Code: 78747
- Distance to Downtown: 12.6 miles
- Distance to Airport: 20.6 miles
- School District: Austin ISD
- Schools: Blazier Elementary (6/10), Paredes Middle (2/10), Akins High School (4/10)
- HOA: Yes, approximately $100/quarter (~$33/month)
- Tax Rate: 1.70 (2025)
- Year Built: 2021-2026
- Closed Sales (4/23/25-4/22/26): 32
- Median Sale Price: $337,805
- Average Sale Price: $345,021
- Price Range: $282,465 – $462,170
- Median Price Per Sq Ft: $233.56
- Average Home Size: 1,474 sq ft
- Typical Configuration: 3 bedrooms, 2 bathrooms
- Average Days on Market: 110
Cloverleaf is one of the newer communities on this list, with homes built from 2021 through the present by Brohn Homes. It carries the lowest tax rate of any neighborhood here at 1.70, which translates to real monthly savings compared to other Austin communities where rates run closer to 2.0 to 2.2. On a $337,000 home, the difference between a 1.70 and a 2.05 tax rate is roughly $118 per month. That adds up.
The 110-day average days on market is the highest on this list, and it is worth understanding why. In a newer community with active builder inventory, days on market is counted from the original list date. Builder homes often sit longer than resales as buyers go through the new construction contract and build process. That number does not signal a struggling market so much as the normal pace of a community still in active development.
Austin ISD serves Cloverleaf, with Blazier Elementary, Paredes Middle School, and Akins High School as the zoned schools.
For more information and to search homes for sale, visit our Cloverleaf Neighborhood Guide.
Cloverleaf Neighborhood Map
Cloverleaf Homes for Sale
SEARCH ALL CLOVERLEAF HOMES FOR SALENo Email Required! Marble Creek Crossing | Southeast Austin
- Zip Code: 78747
- Distance to Downtown: 12.6 miles
- Distance to Airport: 10.7 miles
- School District: Del Valle ISD
- Schools: Creedmoor Elementary (4/10), Ojeda Middle (3/10), Del Valle High School (2/10)
- HOA: Yes, approximately $120/quarter (~$40/month)
- Tax Rate: 2.03 (2025)
- Year Built: 2025-present
- Closed Sales (4/23/25-4/22/26): 26
- Median Sale Price: $350,000
- Average Sale Price: $355,444
- Price Range: $319,990 – $395,000
- Median Price Per Sq Ft: $195.69
- Average Home Size: 1,837 sq ft
- Typical Configuration: 4 bedrooms, 2 bathrooms
- Average Days on Market: 83
Marble Creek Crossing is the newest community on this list, with construction actively underway. Located off Slaughter Lane in Southeast Austin, it offers something genuinely rare in the current market: brand new construction under $400,000 inside Austin city limits. The entire price range of closed sales over the past year, from $319,990 to $395,000, sits under the ceiling, giving buyers meaningful room to work with.
At a median of $350,000 and an average of 1,837 square feet, the value is strong for new construction. The four-bedroom, two-bathroom typical configuration works well for buyers who need the space. As a community still in active development, available floor plans, lot availability, and pricing can shift, so connecting with a buyer’s agent who can communicate directly with the builder is worth doing early rather than late.
Del Valle ISD serves the neighborhood with Creedmoor Elementary, Ojeda Middle School, and Del Valle High School.
Marble Creek Crossing Neighborhood Map
Marble Creek Crossing Homes for Sale
Olympic Heights | Southwest Austin
- Zip Code: 78748
- Distance to Downtown: 14.8 miles
- Distance to Airport: 16.3 miles
- School District: Austin ISD
- Schools: Baranoff Elementary (8/10), Bailey Middle (6/10), Akins (4/10) or Bowie High School (9/10)
- HOA: Yes, approximately $44/month
- Tax Rate: 2.0465 (2025)
- Year Built: 2002-2012
- Closed Sales (4/23/25-4/22/26): 24
- Median Sale Price: $397,000
- Average Sale Price: $392,997
- Price Range: $340,000 – $440,000
- Median Price Per Sq Ft: $235.51
- Average Home Size: 1,698 sq ft
- Typical Configuration: 3 bedrooms, 3 bathrooms
- Average Days on Market: 11
Olympic Heights carries the highest median price on this list at $397,000, and it has the fastest average days on market at just 11 days. That pace tells you something important: buyers recognize the value here and move on it quickly. At 11 days average, this is not a neighborhood where you schedule a second showing before deciding. Buyers who are serious about Olympic Heights need to be pre-approved, know what they want, and be ready to write an offer the same day they tour.
The schools zoned to Olympic Heights are among the most sought-after in South Austin. Baranoff Elementary and Bailey Middle School serve the neighborhood, with either Akins or Bowie High School depending on your specific address. Buyers should verify their exact school zoning with Austin ISD directly before making a decision based on school assignment, as it can vary by street within the neighborhood.
With a high sale of $440,000 in the past year, buyers at the top of a $400,000 budget will want to be strategic here. There are homes available below the median, and the right preparation makes the difference between getting one and watching it go to someone else.
For more information and to search homes for sale, visit our Olympic Heights Neighborhood Guide.
Olympic Heights Neighborhood Map
Olympic Heights Homes for Sale
SEARCH ALL OLYMPIC HEIGHTS HOMES FOR SALENo Email Required! Springfield | Southeast Austin
- Zip Code: 78744
- Distance to Downtown: 11 miles
- Distance to Airport: 8.9 miles
- School District: Austin ISD
- Schools: Palm Elementary (5/10), Paredes Middle (2/10), Akins High School (4/10)
- HOA: Yes, approximately $90/quarter (~$30/month)
- Tax Rate: 2.0465 (2025)
- Year Built: 1987-2007
- Closed Sales (4/23/25-4/22/26): 21
- Median Sale Price: $328,965
- Average Sale Price: $323,399
- Price Range: $250,000 – $449,950
- Median Price Per Sq Ft: $187.23
- Average Home Size: 1,860 sq ft
- Typical Configuration: 3 bedrooms, 2 bathrooms
- Average Days on Market: 59
Springfield offers the lowest median price on this list at $328,965, and it carries one of the more interesting profiles of any neighborhood here. Homes built between 1987 and 2007 mean established streets, mature trees, and a neighborhood that feels settled rather than under construction. At an average size of 1,860 square feet, the homes are larger than you might expect at this price point.
The price range is wide, from $250,000 to $449,950 over the past year, which reflects variability in condition and updates across an older housing stock. That variability is both a risk and an opportunity. Buyers willing to take on cosmetic updates can find genuine value at the lower end of the range. Buyers who want move-in ready can find that too, toward the top. Understanding the difference, and what condition issues are worth taking on versus walking away from, is where working with an experienced buyer’s agent matters.
Austin ISD serves Springfield with Palm Elementary, Paredes Middle School, and Akins High School.
For more info and to search homes for sale, visit our Springfield Neighborhood Guide.
Springfield Neighborhood Map
Springfield Homes for Sale
SEARCH ALL SPRINGFIELD HOMES FOR SALENo Email Required! Texas Oaks | Southwest Austin
- Zip Code: 78748
- Distance to Downtown: 10.8 miles
- Distance to Airport: 13 miles
- School District: Austin ISD
- Schools: Casey Elementary (7/10), Paredes Middle (2/10), Akins High School (4/10)
- HOA: No
- Tax Rate: 2.0465 (2025)
- Year Built: 1981-1993
- Closed Sales (4/23/25-4/22/26): 35
- Median Sale Price: $390,000
- Average Sale Price: $384,059
- Price Range: $225,000 – $569,000
- Median Price Per Sq Ft: $268.32
- Average Home Size: 1,514 sq ft
- Typical Configuration: 3 bedrooms, 2 bathrooms
- Average Days on Market: 26
Texas Oaks is the only neighborhood on this list with no HOA, which for some buyers is a meaningful factor. No monthly dues, no deed restrictions on parking, no approval process for exterior changes. For buyers who want that kind of flexibility, it is worth knowing upfront.
The neighborhood was built primarily in the 1980s and early 1990s, and the price range reflects what that era of construction looks like today. The high sale of $569,000 over the past year is the widest ceiling on this list, and it tells you that fully updated homes in Texas Oaks command a real premium. At the highest price per square foot on this list at $268.32, updated homes here are priced accordingly and buyers should not expect to negotiate significantly below asking on move-in ready inventory.
With 35 closed sales and a 26-day average days on market, Texas Oaks has the highest transaction volume on the list and one of the faster paces. Austin ISD serves the neighborhood with Casey Elementary, Paredes Middle School, and Akins High School.
For more information and to search homes for sale, visit our Texas Oaks Neighborhood Guide.
Texas Oaks Neighborhood Map
Texas Oaks Homes for Sale
SEARCH ALL TEXAS OAKS HOMES FOR SALENo Email Required! Tips for Buying Under $400k in Austin
Buying in this price range inside Austin city limits requires a different approach than buying at higher price points where competition is less intense and timelines are more forgiving. Here is what we tell our clients before they start searching.
Get fully pre-approved before you tour a single home. Pre-qualification is not enough in this market. You need a full pre-approval letter from your lender in hand before you make an offer, because sellers in fast-moving neighborhoods like Olympic Heights and Texas Oaks will not wait for you to catch up. The difference between a pre-qualification and a pre-approval can cost you a home you want.
Understand how tax rate affects your actual monthly payment. A home priced at $340,000 in Cloverleaf at a 1.70 tax rate costs roughly $481 per month in property taxes. The same price in Springfield or Olympic Heights at a 2.0465 rate runs about $579 per month. That is nearly $100 per month more, or about $1,200 per year, on the same purchase price. Run the full payment including taxes, insurance, and HOA before you decide what you can afford, not just the mortgage.
Calibrate your strategy to the neighborhood’s pace. Olympic Heights at 11 days average and Texas Oaks at 26 days require a very different mindset than Cloverleaf at 110 days or Addison at 70 days. In slower-moving neighborhoods you have time to think. In faster ones, hesitation is the same as stepping aside. Know which type of neighborhood you are in before you start touring so you are not caught off guard when the right home comes up.
In new construction neighborhoods, use a buyer’s agent. Many buyers assume they can walk into a builder’s sales office and represent themselves. You can, but the builder’s agent works for the builder, not for you. Builder-paid buyer’s agent commission is negotiated case by case now, not automatic, and your representation agreement spells out exactly how your agent is compensated. Having someone in your corner who knows the contract, the lot selection process, the upgrade pricing, and the builder’s negotiating patterns makes a real difference in what you end up with.
Do not skip the inspection because it is new construction. New homes have issues too. Builder inspections and city inspections catch some problems, but an independent inspector working for you will catch things the others miss. This applies to every new construction neighborhood, including Marble Creek Crossing and Cloverleaf.
Frequently Asked Questions
Yes, though the options inside Austin city limits are more limited than they were a few years ago. The six neighborhoods on this list all had median sale prices at or below $400,000 over the past 12 months based on actual closed sales data. Individual homes sell both above and below those medians, so buyers with a firm ceiling should focus on neighborhoods where the median is well below $400,000, like Springfield ($328,965), Cloverleaf ($337,805), and Addison ($350,000), to have the most options throughout their search.
Based on current MLS data, the most consistent concentration of sub-$400,000 single-family homes within Austin city limits is in Southeast and Southwest Austin, particularly in the 78744, 78747, and 78748 zip codes. Neighborhoods further from downtown in the suburbs of Round Rock, Cedar Park, Leander, and Georgetown also offer options at this price point, and we cover those in a separate post.
It depends heavily on the neighborhood. Olympic Heights averaged just 11 days on market over the past year, meaning buyers need to be ready to move quickly. Texas Oaks averaged 26 days and Springfield 59 days, giving buyers a bit more room. Newer construction neighborhoods like Cloverleaf and Marble Creek Crossing averaged longer at 110 and 83 days respectively, largely because new builder inventory counts from the original list date through the entire construction and closing process.
We are buyer’s agents, not financial advisors, so we will not make that call for you. What we can say is that all six neighborhoods on this list are within Austin city limits, have active sales volume, and have shown consistent buyer demand at current price points. Whether a specific home makes sense as an investment depends on the individual property, its condition, and your financial situation. We are happy to talk through what we are seeing in any of these neighborhoods if you want a more specific conversation.
Three things come up most often with our buyers at this price point. First, condition: older homes in neighborhoods like Springfield and Texas Oaks can have deferred maintenance that is not visible on a tour. Budget for a thorough inspection and do not waive it. Second, tax rate: as noted above, the difference between a 1.70 and a 2.05 rate materially affects your monthly payment. Calculate the full cost before you fall in love with a price. Third, school district: some of these neighborhoods fall in Del Valle ISD rather than Austin ISD, which matters to some buyers. Verify zoning for your specific address before you make a decision based on schools.
Ready to Start Your Search?
If you want help identifying which of these neighborhoods fits your priorities, or if you want to see current active listings in any of them, reach out to us. We know these neighborhoods well, we have current data on what is available, and we can help you move quickly when the right home comes up.
Call or text us at (512) 827-8323 or email info@11OaksRealty.com. We have been helping buyers and sellers since 1978 and are glad to put that experience to work for you.
Austin Homes for Sale Priced Under $400,000
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