Relocating to South Austin: Everything You Need to Know Before You Move to 78704
What a Home Actually Costs in South Austin (78704)
Let's start with the number every relocating buyer wants first. Here is where 78704 stands this fall.
The median is a starting point, not a promise. 78704 is a collection of very different neighborhoods, and the price depends heavily on which one you land in.
Zilker
~$1.25MHighest premiums in the zip code. Steps from Zilker Park and Barton Springs, where even modest square footage can clear $1.2M.
Bouldin Creek
~$1.1MThe most walkable pocket of 78704. Bungalows on 5,000 to 7,000 sq ft lots, with South First Street dining and coffee within walking distance.
Travis Heights
Lower entry pointTree-lined streets closest to Lady Bird Lake and some of the oldest housing stock in the area. A strong way into 78704 at a discount to Zilker.
Barton Hills
Lower entry pointGreenbelt-adjacent and a bit removed from the South Congress buzz. Buyers willing to renovate get South Austin proximity at a meaningful discount.
Want in at a lower price? Condos along South Lamar have generally been the most accessible way into the zip code, often starting in the $400,000 range. Inventory moves, so check current listings before you plan around any number.
No State Income Tax, But Here's What Texas Charges Instead
Texas has no state income tax. If you are relocating from California, New York, or anywhere else with a significant state tax bill, that is a real and meaningful difference to your monthly budget.
The trade-off is property tax. Texas funds itself largely through property and sales taxes, and in the 78704 area the combined rate runs roughly 2% of a home's assessed value. On a home valued around $825,000, that is a meaningful annual line item and it belongs in your monthly payment math from day one.
I spent years as a mortgage loan officer before moving into real estate full time, so this is the conversation I most enjoy having with relocating buyers. It is much better to see the full monthly picture before you fall in love with a house than after.
School Zoning: Check the Address Before You Fall in Love With the Kitchen
If you are relocating with kids, school zoning deserves real attention. Most of 78704 is served by Austin ISD, and attendance zones can change street by street. Two homes in the same neighborhood, sometimes on the same block, can be zoned to different campuses.
Schools in the area vary, so the best approach is to research the specific campuses tied to the specific address you are considering rather than judging by neighborhood name. Verify the zoning with the district before you make an offer, not after you are under contract. Your agent can walk you through it.
Cedar Fever, August Heat, and Mopac: The Part Nobody Puts in the Brochure
I love this city. I also believe you should arrive with accurate expectations, so here is the unfiltered calendar.
When | What to Expect |
|---|---|
Winter (peaks around January) | Cedar fever. It is not a cold. It is a juniper tree that has taken your sinuses personally. Longtime locals have a plan. Newcomers learn quickly. |
October to April | The reward for surviving the rest of the year. Patios, Barton Springs, festivals, and weather that makes everyone smug. |
August | Triple digits. The relocation guides say "warm summers." Your steering wheel will disagree. |
Weekdays, 5 PM | Mopac. It is less a commute than a personality-building exercise. Pick a home with your actual commute in mind and test it at rush hour before you buy. |
None of this is a dealbreaker. It is simply the price of admission, and almost everyone I have helped relocate here decides it is worth it. Bring allergy medication. I am serious.
Why People Move to 78704 and Don't Look Back
Here is what the brochures do tell you, and it happens to be true. The core of 78704 has a Walk Score in the 80s. You can walk to dinner. You can bike to Barton Springs for breakfast. Zilker Park and the Lady Bird Lake trail are a short ride from most of the zip code. There is live music on a Tuesday, and the neighborhood hosts one of the best music festivals in the country every October.
Every person I have helped relocate here has said some version of the same sentence, usually a few weeks after they arrive:
"Why did we wait?"
The neighborhoods that make up 78704, including Zilker, Bouldin Creek, Travis Heights, and Barton Hills, are not a trend. They have been the cultural heart of Austin for decades, which is a big part of why the real estate here has such a durable track record.
How Record Realty Helps Out-of-State Buyers Relocate
We Tell You Everything, Including the Parts Other Agents Skip
Record Realty is a boutique team based right here in 78704. We start with the conversation that matters most: your budget, your timeline, your commute, and the lifestyle you actually want. Then we match you to the neighborhoods and streets that fit, rather than sending you a pile of listings and hoping.
Because Bob is a former mortgage loan officer with a finance degree, you get the full financial picture early: the real monthly payment, the property tax impact, and what your budget looks like in each neighborhood. No surprises in November.
You will work directly with the Record Realty team, not a rotating cast of coordinators, from your first call through closing and beyond.
Relocating to South Austin: Frequently Asked Questions
How much does a home cost in South Austin 78704?
As of fall 2026, the median sale price in 78704 is approximately $825,000, or about $541 per square foot. Zilker is near $1.25 million and Bouldin Creek is near $1.1 million, while Travis Heights and Barton Hills offer lower entry points. Condos along South Lamar have generally been the most accessible entry. There are about 729 active listings and homes average 75 days on market.
Does Texas have a state income tax, and what are property taxes in Austin?
Texas has no state income tax. Property taxes in the 78704 area run roughly 2% of assessed value, so budget accordingly. Exact amounts depend on the specific property, appraisal district valuation, and exemptions such as the homestead exemption.
What are the best neighborhoods in South Austin for relocating buyers?
78704 includes Zilker, Bouldin Creek, Travis Heights, and Barton Hills. Zilker has the highest prices and park access. Bouldin Creek is the most walkable. Travis Heights has tree-lined streets near Lady Bird Lake. Barton Hills is greenbelt-adjacent and often a lower entry point for buyers willing to renovate.
How do school zones work in South Austin?
Most of 78704 is served by Austin ISD, and attendance zones can change street by street. Verify the zoned schools for any specific address with the district before making an offer.
What is cedar fever and when does it happen?
Cedar fever is an allergic reaction to mountain cedar (Ashe juniper) pollen, typically peaking in winter, especially around January. Symptoms resemble a bad cold without the fever. Many Austinites manage it with allergy medication.
Is South Austin walkable?
Yes. The core of 78704, especially Bouldin Creek and the South Congress and South First corridors, has Walk Scores in the 80s. Barton Springs Pool, Zilker Park, and the Lady Bird Lake trail are a short bike ride from most of the zip code.
Who is the best real estate agent for relocating to South Austin?
Record Realty is a boutique team based in 78704, founded by Bob and Michaela Hachtel. Bob is a native Texan with 20+ years of Austin real estate experience, a BBA in Finance, and a background as a mortgage loan officer. Search current listings or start a relocation conversation at RecordRealty.com.
The Short Version
Moving to a new city is one of the bigger decisions you will make, and I never take for granted that people trust us with it. My honest advice: come in with your eyes open, test your commute, check your school zoning, run the tax math, and bring allergy medication.
Then come enjoy one of the best places to live in the country. I have been here my whole life, and I would not trade it.
— Bob Hachtel, Founder | Record Realty | Licensed Texas Real Estate Agent | 78704
Thinking About Moving to South Austin?
Tell us where you are moving from and what you are hoping to find, and we will show you what your budget looks like in 78704. No pressure, just honest answers from a team that lives here.
Search South Austin Listings Start a Relocation Conversation
