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Austin Neighborhood Guide
AUSTIN, TX · 78704
Travis Heights, Bouldin Creek, Zilker, Barton Hills, South Austin at its finest. Minutes to Barton Springs and Zilker Park. Top-rated Zilker Elementary, walkable to South Congress shops. Strong demand keeps inventory tight; homes here rarely last a week.
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: Zilker, Bouldin Creek, Travis Heights, Barton Hills. 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.
$1,192,500 is the median of the twelve monthly medians from August 2025 through July 2026, on 4,367 sales, running $870,000 to $1,325,000. A million dollars used to be an above-median number in this ZIP and is now below median. Nothing had to happen to your house for that to change.
78704 carries a location premium and you feel it in every comp. In Zilker you are paying a large premium for park adjacency, and ACL Festival turns those streets into a parking lot every October. In Bouldin Creek, cottages that sold for $300,000 in 2015 are $900,000 now.
They treat it as a single market. It is at least three: Zilker, Bouldin Creek and Travis Heights, with different housing stock, different price points and different school feeders. What you pay for in one does not tell you what value looks like in another.
78704 spans more than one Austin ISD feeder. Zilker feeds Zilker Elementary, O. Henry Middle and Austin High. Bouldin Creek and Travis Heights feed Becker or Travis Heights Elementary, then Lively Middle and Travis Early College High School. Because those boundaries cut through the ZIP, confirm zoning by address rather than by neighborhood name.
In parts, and that is most of what you are paying for. From much of Travis Heights, Bouldin Creek and Zilker you can walk to South Congress or Barton Springs. Barton Hills is quieter and more car-dependent. Walkability here is block by block, so check the specific address against the places you would actually go.
Decide that before you set the budget. Zilker, Bouldin Creek and Travis Heights have different housing stock, different price points and different school feeders, and what value looks like in one tells you nothing about the other two. Treating 78704 as one market is the most expensive mistake buyers make here.
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 Central 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.