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Austin Neighborhood Guide
AUSTIN, TX · 78702
Holly and Rosewood: creative, eclectic, and fast-moving. Farm-to-table restaurants, live music venues, art galleries. One of Austin's most walkable areas with strong appreciation. Great for buyers who want character and culture.
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: East Austin, Holly. 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.
$694,888 is the median of the twelve monthly medians from August 2025 through July 2026, on 3,308 sales, running $635,000 to $840,000. Treat that median with more caution than most of the others on this site. The variance block to block here is larger than the range suggests.
Prices have climbed more than 150 percent in a decade, and the cultural displacement that came with it is the elephant in the room. The neighborhood's identity is being remade in real time. The housing stock is split too, between original 1920s to 1950s bungalows that are shrinking in number and new construction that is growing.
They assume the whole side of town is one neighborhood. East Austin changes character block by block, and a five minute walk can take you from a quiet street of restored bungalows to a row of new townhomes or an active bar strip. Walk the specific block, at night, before you commit to it.
Austin ISD: Sanchez Elementary, Martin Middle and Eastside Early College High School. Schools are not the primary price driver in 78702. Walkability, the restaurant scene and appreciation are. Confirm zoning by address.
Because lot-by-lot variance here is enormous. Two houses on one block can be a $200,000 spread on condition, flood plain, and whether the previous flip was done by someone who pulled a permit. This is the area where the inspection and the survey earn their fee twice over.
Holly and Rosewood, and the most texture per square mile of anywhere in the city. It is also the fastest changing. You can buy a 1940s bungalow next door to a new build with a rooftop deck, and both owners will tell you the neighborhood is over.
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 East 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.