At a Glance
- Location: South of the river and Lady Bird Lake, covering zip codes 78704, 78745, 78748 and 78749
- Home prices: Roughly $400K to $1M+ depending on zip code, from condos and bungalow-era homes near the lake to 1990s–2000s family neighborhoods further south (see ranges below)
- HOA: Most older neighborhoods in 78704 and 78745 have none; newer master-planned sections like Circle C do
- Schools: Mostly Austin ISD; zoning varies by street, so confirm by address
- Commute: Roughly 10 minutes to downtown from 78704; about 15–25 minutes from Circle C and 78748/78749 depending on traffic
South Austin homes for sale cover some of the most different housing in the metro, which is why it helps to think of it as four zip codes rather than one place. Near the river, 78704 is the walkable, high-demand core with Zilker, Barton Hills, Travis Heights and Bouldin Creek. 78745 is the more affordable, established middle band with larger lots and mid-century homes. Further south, 78748 and 78749 are newer, family-oriented areas, including the master-planned Circle C Ranch.
South Austin Homes for Sale: Price Ranges by Zip Code
Public price data for South Austin varies a lot by source, date, and whether condos are included, so treat these as ranges to orient yourself, not quotes:
- 78704 (Zilker, Barton Hills, Travis Heights, Bouldin Creek, South Lamar, South Congress, Galindo): Typical single-family homes generally start around $650K and run well past $1M in Zilker, Barton Hills, and Travis Heights. Condos and townhomes near South Lamar and South Congress start in the $400Ks to $600Ks. Under $500K for a single-family home here is rare.
- 78745 (Westgate, Cherry Creek, Garrison Park, South Manchaca, West Congress): Mostly roughly $400K to $700K, with many homes from the 1970s–80s on larger lots and some renovated or rebuilt properties priced above that.
- 78748 (Slaughter Creek and Southpark Meadows-area sections, Bauerle Ranch, and others): Most sections trade roughly in the mid-$400Ks to high-$600Ks, with larger-lot sections higher.
- 78749 (Circle C Ranch, Legend Oaks, Sendera, Maple Run, Oak Hill Heights): Circle C generally runs from the mid-$400Ks to $850K, with other 78749 neighborhoods commonly in the $550K to $800K range.
Prices move with the market, so if you want the current picture for a specific zip code or street, reach out directly and I’ll pull what has actually sold recently.
Neighborhoods by Zip Code
78704 — close-in and walkable
- Zilker and Barton Hills — near Barton Springs and the greenbelt, mostly mid-century homes and newer infill on larger lots
- Travis Heights — bungalows and a historic-district feel, close to South Congress
- Bouldin Creek — walkable, central, a mix of older homes and newer builds
- South Lamar and South Congress corridors — condos and townhomes alongside single-family streets
- Galindo — generally the more approachable pocket within 78704
78745 — established and more varied
- Westgate, Cherry Creek, Garrison Park, South Manchaca, and West Congress — a mix of 1970s–80s homes, mature trees, and ongoing renovation and rebuilding
78748 — newer family sections further south
- Slaughter Creek-area sections (such as Great Oaks, The Hollows, and The Reserve at Slaughter Creek), Bauerle Ranch, and neighborhoods near Southpark Meadows
78749 — Circle C and nearby
- Circle C Ranch — a master-planned community of roughly 4,000 homes south of Slaughter Lane, with pools, a swim center, the Veloway cycling loop, and miles of greenbelt trails
- Legend Oaks, Sendera, Maple Run, Oak Hill Heights, and Convict Hill — established single-family neighborhoods, several with no HOA
If you’re set on a particular neighborhood, tell me and I’ll pull what’s active there, since availability by neighborhood changes week to week.
HOA Fees and Property Taxes
Most older neighborhoods in 78704 and 78745 have no HOA at all. In newer master-planned areas like Circle C, annual dues are modest compared with many suburbs, but they vary by section and some carry a supplemental assessment, so I’ll confirm the exact number for any specific home before you write an offer. Property taxes depend on the city, school district, and any exemptions you qualify for, and you can look up any address on the Travis Central Appraisal District website. Once you buy, file your homestead exemption right away — our homestead exemption guide walks through the current amounts and deadline.
South Austin Schools
Most of South Austin is served by Austin ISD, but which schools a home is zoned to depends on the exact address, so always confirm before you fall in love with a house.
- In and around 78704, elementary schools include Zilker, Travis Heights, Becker, and Galindo, with O. Henry Middle School nearby.
- In and around Circle C and 78749, families commonly see Clayton, Kiker, and Mills elementary schools, Bailey or Small middle schools, and Bowie High School.
- In 78745 and 78748, zoning varies by neighborhood across several Austin ISD campuses.
- High schools serving South Austin addresses include Austin, Travis, Crockett, Bowie, and Akins, depending on where the home is.
For current ratings and performance, check the Texas Education Agency’s campus reports directly, since ratings change year to year. Our guide to Austin school districts is a good place to start.
Getting Around
From 78704 it’s roughly a 10-minute drive to downtown, and close enough to bike in many cases. Further south, expect about 15 to 25 minutes to downtown from Circle C and the 78748/78749 areas, depending on traffic and whether you take MoPac, Loop 1 or Lamar. Austin-Bergstrom International Airport is roughly 15 to 20 minutes from most of South Austin. A couple of practical notes: some streets near Williamson, Blunn, and Bouldin Creeks sit in or near floodplain areas, and homes built before the 1960s often deserve extra attention to foundation and plumbing during inspection.
Thinking About South Austin?
If you’re weighing South Austin against the suburbs, our Austin community guide gives the broader picture, and our guide to buying a home in Texas covers the full process. If you’re relocating and can’t visit first, see how we handle buying a home in Austin without visiting. When you’re ready, reach out directly and I’ll send you what’s currently available by zip code, neighborhood, and school zone.