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Austin Neighborhood Guide
AUSTIN, TX · 78745
Cherry Creek, Garrison Park, Manchaca: laid-back vibes, great access, strong value. Easy commute to downtown, growing restaurant scene, and some of the best price-per-square-foot in central Austin. Popular with first-time buyers and young families.
| MLS area | Median | Range | Sales |
|---|---|---|---|
| 10N | $476,338 | $387,495 – $610,000 | 4,101 |
| 10S | $472,245 | $405,000 – $575,500 | 2,792 |
Deep South Austin splits across MLS areas 10N and 10S. The two halves come out within 0.9% of each other, on houses, north and south are effectively the same market.
Source: Unlock MLS (ACTRIS). Median of the 12 monthly median close prices, single-family only, Aug 2025 - Jul 2026. Median sold price is not a guarantee of value for any specific property.
Deeper reading in the Relocation Guide: Garrison Park, Maple Run. The guide's per-neighborhood figures are Q1 2025 and are drawn tighter than a ZIP, so they will not match the median above, which covers the whole ZIP over Aug 2025 - Jul 2026.
$474,950 is the median of the twelve monthly medians from August 2025 through July 2026, on 6,926 sales, running $425,000 to $499,760. That is the tightest band and the highest sales volume of any area on this site, which makes it the median I trust most.
The school feeder is the real trade-off. Parts of 78745 sit in a weaker feeder than the Circle C and Bowie zone just west of it, and that gap shows up in price. The housing stock is largely 1960s and 1970s ranch homes on modest lots, so budget for systems and updates.
They think it is one price. Which side of the ZIP you buy on decides your high school, and in Austin that is the single biggest lever on resale. Maple Run sits in the Bowie feeder and Garrison Park does not, and much of the price gap between them is exactly that.
It depends on the block. Garrison Park feeds Joslin Elementary, Bedichek Middle and Crockett Early College High School. Maple Run feeds Menchaca Elementary, Bailey Middle and Bowie High. Bowie is the draw for families and it is priced accordingly. Confirm zoning by address.
It is the conversation I have most often with buyers under $600,000 who want to stay central, and it is usually the right answer. You get the best price per square foot most buyers will find this close in, on Cherry Creek, Garrison Park and Manchaca streets ten minutes from things 78704 charges a premium for.
On price, barely: $476,338 north of it against $472,245 south. On daily life, yes. The commute differs and so does how much of the yard is actually usable. Choose the side on those two things, because the price will not decide it for you.
Yes. West Congress is a small pocket at the northern end of 78745, between South Congress and South First with Ben White along its top edge, which makes it the closest-in corner of the ZIP. It has its own guide: see [West Congress](/neighborhoods/west-congress/) for the per-foot read, the housing stock and the school trade-off. The figures on this page cover all of 78745 rather than the pocket.
No pressure, no pitch. I'll tell you what fits and what doesn't, even when it costs me a sale.
Start the ConversationThe Relocation Guide sorts Austin into seven regions. These are the other South neighborhoods with a full guide on this site.
Neighborhood characterizations and any price bands above are Mike Vilece's own market commentary for the 2025–2026 edition, not verified market data. They need confirming for any specific property. This site does not host active listings, reach out and Mike will pull current inventory for you.