78735 Zip Code Guide | Barton Creek, Oak Hill & Sunset Valley
78735 At a Glance
The 78735 ZIP code covers a large area in West and Southwest Austin, including parts of Barton Creek, Oak Hill, Sunset Valley, and surrounding neighborhoods. It balances accessibility with a quieter residential feel that sits between central Austin and more suburban destinations. Housing in this ZIP is varied, ranging from established neighborhoods with mature landscaping to newer homes and larger lots, making 78735 appealing to a mix of families, professionals, and long-term residents.
Key Characteristics
Location: Southwest Austin, bordering Barton Creek and Sunset Valley
Major Access: Highway 290, Highway 71, William Cannon Drive, and access to Mopac via nearby corridors
School Districts: Served by Austin Independent School District (AISD) or Eanes ISD, but assignments vary by address and should be verified with boundary tools
Housing Style: Mix of established single-family homes, modern builds, remodeled properties, and smaller multifamily options
The Vibe: Residential, established, and green with proximity to natural features and commuter routes
Price Point: Median Home Price Range (2026): $750,000 to $1.57 million
Considerations to Know
Neighborhood character can vary block by block due to the ZIP’s geographic size and mix of older and newer subdivisions.
Traffic on 290/71 and William Cannon during commute hours can impact daily travel times.
School assignments can shift within short distances, so verifying by address is essential.
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Neighborhood Character & Housing Overview
78735 includes diverse residential areas that matured at different times. Some streets feature classic ranch and mid-century homes, while others showcase updated constructions and recent remodels. The overall feel is more residential-oriented than purely urban, with many homes sitting on larger lots with established trees and buffers from commercial corridors. Buyers often evaluate properties based on proximity to major routes, neighborhood micro-character (Oak Hill vs. Barton Creek vs. Sunset Valley), and how the home fits its immediate context.
| Feature | What You’ll Typically See in 78735 |
|---|---|
 Primary Housing Type | Single-family homes with some townhomes and small multifamily |
 Typical Build Period | Mid-20th century through recent updates |
 Lot Sizes | Medium to larger lots common in established sections |
 Architectural Variety | Ranch, traditional, transitional, and modern remodels |
 Renovation Levels | Ranges from original to fully updated homes |
 Street Layout | Mix of grids and curving street networks |
In 78735, value is often influenced by pocket and condition more than broad ZIP averages. Buyers tend to compare homes within tighter micro-areas before expanding to the entire ZIP.
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Market Snapshot
Market dynamics in 78735 reflect its position as a transitional West/Southwest Austin ZIP with a mix of housing ages and lot characteristics. Price per square foot and negotiation patterns vary significantly by neighborhood and condition tier. Metrics are most useful when paired with recent comparable sales in the same sub-area and condition category.
Sales Price
Sqaure Footage
Price Negotiations
Days on Market
Total Sales
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Local Amenities & Access
Amenities in 78735 are anchored by access to major corridors, proximity to established commercial centers, and natural features that define Southwest Austin. Daily life blends efficient commute routes with neighborhood-level services and outdoor access that feels integrated rather than destination-only.
Employment & Commute Connectivity
78735 is highly connected for a Southwest Austin ZIP. Highway 290 and Highway 71 provide access toward central Austin, Mopac, and employment hubs across the metro, while William Cannon Drive and other surface streets link neighborhoods to corridor traffic. Commute times depend on peak-hour patterns, but many residents find 290/71 to be a practical route to central Austin when planning around core travel windows. The ZIP’s location supports flexibility in routing, with multiple access points reducing reliance on any single thoroughfare.
School Zoning & Education
78735 is served by Austin Independent School District, and school assignments vary within the ZIP. Elementary schools such as Oak Hill Elementary and middle schools like O Henry Middle are commonly associated with the area, while high school zoning often feeds into Austin High School. In addition to Austin ISD public school options, families in 78735 also have access to several nearby private school campuses. Schools such as St Michael’s Catholic Academy and Regents School of Austin are located within a short drive, which can be an important consideration for buyers exploring alternative education paths. Private school availability often complements the broader schooling landscape in this part of Southwest Austin.
Retail & Daily Services
Retail and daily services in 78735 are readily accessed along the main corridors, especially Highway 290/71 and William Cannon Drive. Grocery stores, national and local restaurants, pharmacies, fitness centers, and service businesses cluster where surface streets meet major routes, making errands efficient by car. While the ZIP does not have a single large internal retail hub, these corridor nodes functionally serve most daily needs without requiring long drives. Many residents also branch out to adjacent West Austin and Southwest Austin centers for broader options and specialty retail.
Outdoor Amenities
Residents in 78735 are also close to several of Austin’s most established private club destinations. Westlake Country Club and the Barton Creek Country Club Crenshaw Course are both located nearby, offering golf, fitness, and social amenities that appeal to buyers seeking a club oriented lifestyle. While not all properties in the ZIP are directly tied to these memberships, proximity to these venues is often considered a notable lifestyle advantage in this part of Southwest Austin. Residents are also close to Barton Creek Greenbelt and its extensive trails for hiking, biking, and creek access, making it practical to incorporate nature into weekly routines. Larger park systems and regional outdoor amenities are reachable in adjacent ZIPs like 78733 and 78746, expanding recreation beyond neighborhood boundaries.
Buyer and Seller Considerations in 78735
78735 is a pocket-driven market where lot placement, condition, and corridor access often drive decision-making more than ZIP-wide averages.
For Buyers:
Renovation quality varies widely, so comparing interior systems and updates is necessary alongside square footage.
Commute routing matters because access points to 290/71 and surface streets can affect daily travel more than distance alone.
School zoning varies across the ZIP, so verify assignment early with official tools.
Greenbelt and natural access points are desirable but unevenly distributed, so proximity can shape long-term satisfaction.
For Sellers:
Pricing works best when tied to recent sales in the same neighborhood pocket rather than broad ZIP trends.
Documentation of improvements and clear condition summaries support confident buyer decision-making.
Corridor access and condition often matter more to buyers than stylistic choices, so highlight functional advantages.
Presentation that balances established charm with updates often resonates in this ZIP.