At a glance
- Location
- Central South Austin
- Neighborhoods covered
- Travis Heights, Bouldin Creek, Zilker, Barton Hills, South Lamar, Galindo
- Highest price per sq ft
- Travis Heights (as of Jul 2024)
- Better-value areas
- Bouldin Creek, South Lamar and Galindo; options under $1M on South Lamar (as of Jul 2024)
- Easiest commute
- Galindo, right off 290
- Parks
- Zilker Park, Town Lake trail
Why 78704 is so desirable
704 has most of the best restaurants in Austin, the live music, the local culture, and everything from high-end shopping to a food truck slinging tacos out of a dirt lot. I started this tour at Jo's Coffee on South Congress, which is about as 704 as it gets.
The neighborhoods are close together but they don't feel the same. Some are hilly with downtown views, some are flatter with newer construction, and prices change a lot from one to the next.
Travis Heights
Travis Heights has the highest average price per square foot of any 78704 neighborhood, and for good reason. It's one of Austin's oldest neighborhoods. It's hilly, and some homes have downtown views. You can walk to South Congress for shopping, restaurants and Equinox, yet the streets are quiet because there are almost no major cut-through roads.
The homes are a mix:
- Tudor-style homes
- Early-1900s homes renovated with modern updates
- ADUs and garage apartments
- Large new construction, 3,000 to 5,000 square feet on corner lots
Bouldin Creek
Bouldin Creek sits west of South First Street, and it tends to be one of the really good value communities in 78704. Honestly, I can't fully explain why, but a lot of opportunities open up here.
It's less hilly than Travis Heights, so you get fewer views, but there are mature trees and a lot more newer construction instead of homes that have been redone over time. You can walk to Bouldin Creek Cafe (fully vegetarian) and Elizabeth Street Cafe.
Zilker and Barton Hills
Zilker
Zilker is by far my favorite neighborhood in 704. You're next to Zilker Park, one of the city's largest parks, with off-leash sections, the restored Zilker Zephyr train, botanical gardens, sports fields and the Town Lake trail. My wife and I used to run Town Lake when we were dating. You can walk to Juliet and Chuy's.
The homes are often custom and architect-designed, some with downtown views. Getting around is easy via 2222 toward Westlake, MoPac, or Lamar (and the Whole Foods there). The trade-offs: Zilker is one of the more expensive parts of 78704, and traffic can be heavier depending on your street.
Barton Hills
Barton Hills is an absolute hidden gem that I don't think enough people talk about. It's for people who want South Austin but like how Westlake feels: quieter, more tucked away, with similar topography and home styles. A lot of older homes have been torn down and rebuilt into larger, architect-designed residences.
South Lamar and Galindo: more value
South Lamar
South Lamar is home to the Broken Spoke Saloon, and it's a newer part of town with more condo options. As of July 2024, it's one of the places in 78704 where you can get in under $1 million. It's bikeable, with Loro, Easy Tiger, Central Market, Target and In-N-Out nearby.
Galindo
Galindo has a lower price point than its neighbors to the north. You can walk to Summer Moon Coffee off South First, plus restaurants, bars and live music, and Spokesman is close by (my wife's favorite coffee shop in all of Austin). There's a community center and a tennis club. Galindo is right off 290, and it's probably an easier commute than most of the other neighborhoods on this list.
A 78704 home up close
I ended this tour inside one of my own 78704 listings, as an example of South Austin style. It had a blue exterior, solid hardwood floors, custom woodwork on the stairs and a design by a South Austin-based designer. Homes like this are why I'd tell you to walk through a few in person.
Which 78704 neighborhood fits you
- Walk to South Congress, quiet streets, character homes: Travis Heights, if the budget allows.
- Newer construction and good value: Bouldin Creek.
- Park life and custom homes: Zilker.
- Westlake feel without leaving South Austin: Barton Hills.
- Under $1 million or a condo: South Lamar.
- Easier commute and a lower price point: Galindo.
When I work for you, you get me. I show the homes, I negotiate and I'm the one who answers your call. You're never handed off to a teammate you didn't choose.
If you're thinking about 78704, call or text me at (512) 983-7331 or email mason@masonsellsaustin.com and we'll narrow down which part of 704 fits how you live.
Selling in 78704
My listing plan: a custom video tour, sunset photography, staging for vacant homes at my cost, and a launch straight to agents.
Common questions
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Thinking about a move in Austin?
When I work for you, you get me. I show the homes, I negotiate your contract, and I'm the one who answers your call. No hand-offs.