78704 Zip Code Guide | South Central Austin
78704 At a Glance
The 78704 ZIP code covers South Central Austin just south of Lady Bird Lake and is best known for iconic neighborhoods like Barton Hills and Zilker, along with pockets tied closely to South Congress and South Lamar. It is one of Austin’s most lifestyle-driven ZIP codes, where walkability, outdoor access, and neighborhood character often carry as much weight as the home itself. Housing includes a wide mix of older single-family homes, renovated bungalows, modern infill, and smaller condo or townhome pockets, with demand shaped heavily by micro-location.
Key Characteristics
Location: South Central Austin near Lady Bird Lake and the urban core
Major Access: MoPac, I 35, Ben White Boulevard, Barton Springs Road, South Lamar, South Congress
School Districts: Austin ISD, commonly associated high schools often Austin High School and Travis Early College High School, depending on address (verify by exact property)
Housing Style: Primarily single-family with meaningful variation, plus select condo and townhome communities near key corridors
The Vibe: Outdoors-forward, highly walkable in many pockets, and closely tied to South Austin culture
Price Point: Median Home Price Range (2026): $740,000 to $995,000
Considerations to Know
Street-by-street differences are real here, and two homes a few blocks apart can live and price very differently
Renovation quality matters because homes range from original construction to high-end rebuilds
School zoning varies within short distances, so assignments should be verified by address
Current Active Listings:
Neighborhood Character & Housing Overview
78704 developed in waves, which is why housing feels so varied from one pocket to the next. In Barton Hills and Zilker you will see classic ranch homes, older bungalows, and significant remodel activity, while nearby corridors have introduced modern infill, smaller attached communities, and a growing number of lock-and-leave options. Buyers tend to evaluate 78704 more like a collection of micro-neighborhoods than one uniform ZIP, with walkability, proximity to green space, and “feel” often driving the shortlist early.
| Feature | What You’ll Typically See in 78704 |
|---|---|
 Primary Housing Type | Mostly single-family homes with condos and townhomes in select pockets |
 Typical Build Period | Older housing stock with frequent remodels and selective new construction |
 Lot Sizes | Varies by pocket, with many urban lots and some larger interior lots |
 Architectural Variety | Bungalows, ranch styles, mid-century, and modern infill |
 Renovation Levels | Wide range from original condition to full rebuilds |
 Street Layout | Residential grids mixed with corridor-adjacent streets |
In 78704, it is normal for pricing to be driven by pocket, street, and finish level more than broad ZIP averages. The strongest comparisons usually come from recent sales within the same micro-area rather than general South Austin trends.
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Market Snapshot
Market behavior in 78704 is often shaped by micro-location and property condition. Median numbers are useful context, but negotiation patterns and days on market can shift quickly depending on whether a home is fully updated, how it compares to recent nearby sales, and how walkable it is to major amenities. Use the snapshot as a directional guide, then layer in neighborhood comps and current inventory to understand how the market is behaving in the specific pocket you care about.
Sales Price
Sqaure Footage
Price Negotiations
Days on Market
Total Sales
Explore and Compare Nearby Areas
Local Amenities & Access
Amenities are a major reason people choose 78704, and they are not just “nearby.” This ZIP sits at the intersection of Austin’s most iconic outdoor spaces, some of its most recognizable dining and shopping corridors, and quick access to Downtown. Day-to-day life here often includes walking to coffee, biking to the lake trail, meeting friends on South Lamar, or treating Zilker like your backyard. The highlights below reflect how locals actually use 78704 week to week.
Employment & Commute Connectivity
78704 is positioned for fast access to Downtown Austin and the central employment core, with multiple route options depending on where you live in the ZIP. MoPac, I 35, and Ben White Boulevard help connect to the broader city, while Barton Springs Road and Cesar Chavez provide direct access toward the lakefront and downtown offices. Many residents mix commute modes, especially in the Zilker and Bouldin-area pockets where biking and short rideshare trips are common. The practical advantage is flexibility, since there are usually multiple ways to get where you need to go.
School Zoning & Education
78704 is served by Austin ISD, and high school assignments commonly include Austin High School, Lively Middle School, Zilker Elementary School, Barton Hills Elementary School and Travis Heights Elementary School, depending on the exact address. Because boundaries can shift within short distances, school zoning is best handled as an address-level verification step using AISD tools. In addition to K–12 options, the ZIP’s proximity to Downtown institutions and central Austin resources is part of what keeps demand strong, especially for households that prioritize access and time savings.
Retail & Daily Services
Retail in 78704 is anchored by well-known corridors rather than one enclosed shopping center. South Congress Avenue is a major draw for boutiques, dining, and live music, and it is one of the most distinct retail streets in the city. South Lamar adds a more day-to-day rhythm with restaurants, cafes, and services that locals use regularly, especially in the pockets closer to Zilker and Barton Hills. Many errands stay hyperlocal, and the ZIP’s layout makes it easy to combine shopping, dining, and a quick stop at the trail into the same outing.
Outdoor Amenities
Outdoor amenities in 78704 are closely tied to the south shore of Lady Bird Lake and nearby neighborhood parks. Auditorium Shores is a central outdoor destination within the ZIP, offering open green space, waterfront access, and direct connections to the Ann and Roy Butler Hike and Bike Trail. Smaller neighborhood parks and green spaces throughout 78704 support walking, casual recreation, and everyday outdoor use. Proximity to the lake creates easy access to trails and water oriented activities without leaving the area. These outdoor assets contribute to the active, urban lifestyle that defines much of 78704.
Buyer and Seller Considerations in 78704
78704 is highly pocket-driven. Strategy here is less about “South Austin” as a whole and more about the specific street, walkability, renovation level, and how a home compares to the most recent nearby sales.
For Buyers:
Expect meaningful variation in condition and finish level, even within the same pocket. A smart comparison looks at renovation quality and major system age, not just style.
Walkability and outdoor proximity can influence value as much as square footage. Being close to Zilker, the lake trail, or key corridors changes how a home is used day to day.
Traffic patterns and parking can shift block by block near popular corridors. Visiting at different times can reveal what the street feels like outside of a showing window.
If you are comparing attached options, HOA rules and fee structures matter early. Two similar units can have very different ownership costs.
For Sellers:
Pricing works best when anchored to the nearest comparable pocket, not a broad ZIP average. Buyers compare tightly within micro-areas and adjust quickly for walkability and finish.
Preparation pays off when it is targeted. Clean maintenance, clear upgrade documentation, and strong presentation reduce negotiation friction.
If your home competes with high-end remodels nearby, positioning needs to be precise. Buyers will weigh design, layout, and perceived lifestyle just as much as bedrooms and baths.
Timing matters because buyer demand can cluster around seasons and events. Listing strategy should reflect current inventory in your immediate pocket.