Austin
TX
- 2026-04-12
- Compiled
- 12
- Candidate neighborhoods researched
- 6 mo.
- Of verified sold comps
Three Neighborhoods, Ranked.
Barton Hills · 78704
Median price lines up exactly with our budget; best AISD holistic + close-in pipeline.
Zilker · 78704
Same K-12 pipeline as #1, same close-in feel, budget buys above median.
Hyde Park · 78751
Most walkable of the three, best character-per-dollar, feeds McCallum (the most holistic AISD high school).
What We’re Working With.
In Order, Not in List.
- 01Public school quality across K-12 with a holistic culture (not pressure-cooker)
- 02Close to downtown (30 min or less commute at rush hour)
- 03Budget discipline — $1.5M target, $1.65M hard ceiling
- 043bd / 2ba / 1,500 sqft minimum, yard preferable
- 05Tree canopy and no flood zones
The Honest Math.
The Liquid Position
| Asset | Amount | Available? |
|---|---|---|
| Cash + taxable brokerage | $1,000,000 | Yes |
| Retirement (401k/IRA) | — | No (don’t touch) |
| Family gift | $0 | — |
| Illiquid assets | — | No (treat as $0) |
Take-Home Math
| Item | Amount |
|---|---|
| Gross HHI | $500,000 |
| Federal tax (~32% eff.) | -$160,000 |
| State tax (TX) | $0 |
| FICA / Medicare (~2%) | -$10,000 |
| 401k contributions | -$23,000 |
| Net take-home | $307,000/yr ($25.6k/mo) |
Monthly Cost at Each Price Point
| Price | Down | P+I | Tax+Ins | Monthly | % bonus | % salary |
|---|---|---|---|---|---|---|
| $1.20M | $240k | $6,387 | $3,200 | $9,587 | 37% | 46% |
| $1.30M | $260k | $6,919 | $3,442 | $10,361 | 40% | 50% |
| $1.50M | $300k | $7,984 | $3,925 | $11,909 | 47% | 57% |
| $1.65M | $330k | $8,782 | $4,288 | $13,070 | 51% | 63% |
| $1.80M | $360k | $9,580 | $4,650 | $14,230 | 56% | 68% |
Recommended Targets
| Target | Price | Why |
|---|---|---|
| Comfort bullseye | $1.3M | 40% with bonus, 50% stress — defensible on salary alone |
| Comfort stretch | $1.5M | 47% with bonus, 57% stress — real stretch; only if bonus is reliable |
| Hard ceiling | $1.65M | 51% / 63% — only if unicorn house AND bonus is solid AND reserve stays above $500k |
Buying-Discipline Rules
- 1.Maximum offer: $1.65M on a true unicorn; $1.5M on a great fit; $1.3M is the bullseye.
- 2.Walk away from bidding wars with 5+ offers. Austin is a slower market in 2026 than the 2022 peak.
- 3.Keep at least $500k liquid post-close. Non-negotiable.
- 4.Plan for the 7% rate we lock, not a hypothetical refinance.
- 5.Austin’s high property tax is built into the monthly forever — size to that reality, not to the P&I alone.
Why This Decision, Now.
At current rates and Austin’s property tax, buying at $1.5M is materially more expensive monthly than our current $5k/mo rent. Roughly: $11,900 PITI+maint vs. $5,000 rent = +$6,900/mo = +$83k/year in housing cost. Over 5 years, that’s about $415k in extra carry before any principal paydown or appreciation. The reason to buy is permanency for the kids, not financial return. Oldest is starting K in a few months. We want to lock in a school and a home block once, not move twice. That’s a real and valuable thing, but it doesn’t scale with price. A $1.3M Barton Hills bungalow delivers the same permanency as a $1.65M one. The $350k we don’t spend becomes cushion or college.
Top Three, In Detail.
Barton Hills
78704
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary | Barton Hills Elementary | State A (94/92/100) | A |
| Middle | O. Henry MS | Top 20 Travis Co | A- |
| High | Austin HS | US News competitive | A- |
Elementary
One of Austin ISD’s highest-scoring elementaries on Texas state accountability (TEA A rating, 94 overall). It’s in the Zilker/Barton Creek greenbelt orbit — tree canopy, park access, a kid-friendly walkable block pattern. Parents in reviews consistently call it warm and non-competitive, which matches our EQ-first preference.
Middle School
Highly rated overall (Niche “highly rated,” top 20 Travis County), but Niche parent reviews surface bullying concerns more than we’d like. Common reading: strong academics and programs, admin response to social issues is hit or miss. Action item: visit before committing.
High School
This is the key reason Barton Hills is #1. Austin HS has AP participation at ~54% — squarely in the “balanced” band, not pressure-cooker. It runs an intentional SEL (social-emotional learning) curriculum and uses academy-based small learning communities. SAT average ~1230, graduation rate 93%, GPA average ~3.42. Matriculation is strongest to UT Austin, with regular placements at top privates and out-of-state flagships. It’s the holistic flagship of AISD.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Mar 12, 2026 | ❉2117 Sharon Ln, Austin, TX 78704 | $1,485,000 | 3/2 | 1,820 | $816 |
| Feb 2, 2026 | 2207 Bluebonnet Ln, Austin, TX 78704 | $1,395,000 | 3/2 | 1,652 | $844 |
| Jan 14, 2026 | 2410 Barton Skyway, Austin, TX 78704 | $1,650,000 | 4/2.5 | 2,140 | $771 |
| Dec 8, 2025 | 2502 Barton Pkwy, Austin, TX 78704 | $1,520,000 | 3/2 | 1,910 | $796 |
| Nov 28, 2025 | 2110 Kinney Rd, Austin, TX 78704 | $1,275,000 | 3/2 | 1,580 | $807 |
Streets to Target
- ✦Lower Barton Hills (off Barton Skyway, Barton Parkway)
- ✦Further from creek edge to stay out of flood plain
Streets to Skip
- —Rock Terrace Circle
- —Oakhaven Drive — $1.85M-$3M on recent comps
Commute
10-15 min to downtown via Lamar/MoPac
Climate
Strong tree canopy. Flood-plain check required on edge streets near Barton Creek.
What Works
- Elite elementary (state A, 94 overall)
- Balanced (non-pressure-cooker) high school at Austin HS
- 10-15 min to downtown
- Tree canopy and park access
- Median lines up exactly with our budget
What to Watch
- Austin ISD enrollment decline is a 13-year risk (district-wide, not zone-specific)
- O. Henry middle school has some parent-surfaced bullying concerns — verify on visit
- Flood plain exposure on some edge streets
The single cleanest fit for our constraints. Budget matches median, schools match our stated values, commute is best-in-class.
Zilker
78704
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary | Zilker Elementary | State B | ~A- |
| Middle | O. Henry MS | Top 20 Travis Co | A- |
| High | Austin HS | US News competitive | A- |
Elementary
Strong academics (top 10% of Texas elementaries), and an unbeatable location adjacent to Zilker Park and Barton Springs. One tier below Barton Hills on the state accountability label, but effectively tied for parent experience. The neighborhood itself is the single most sought-after family block of 78704.
Middle School
Identical pipeline to Barton Hills — O. Henry. Everything in #1’s analysis applies here.
High School
Same Austin HS pipeline. AP 54%, balanced culture, SEL curriculum, strong UT Austin matriculation.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Mar 4, 2026 | ❉1612 Spyglass Dr, Austin, TX 78746 | $1,395,000 | 3/2 | 1,720 | $811 |
| Feb 18, 2026 | 1924 Bluebonnet Ln, Austin, TX 78704 | $1,475,000 | 4/2 | 1,895 | $778 |
| Jan 27, 2026 | 1821 Dexter St, Austin, TX 78704 | $975,000 | 3/2 | 1,353 | $721 |
| Dec 23, 2025 | 1707 Kerr St, Austin, TX 78704 | $2,200,000 | 4/3 | 2,520 | $873 |
Streets to Target
- ✦Lower Zilker blocks off Kinney and Bluebonnet
- ✦Away from creek edge
Streets to Skip
- —Kerr, Dexter near the park (can hit $2M+)
Commute
10-15 min to downtown. Essentially identical to Barton Hills.
Climate
Strong canopy. Barton Creek flood plain on the edge streets — per-lot check required.
What Works
- Same elite pipeline as Barton Hills
- Adjacent to Zilker Park + Barton Springs (walk-to greenspace is the lifestyle differential)
- Budget buys above median
- 10-15 min downtown
What to Watch
- Elementary is a tick below Barton Hills on state accountability (minor)
- Flood-plain exposure on some blocks
- Market is tight and competitive for updated stock
Essentially tied with Barton Hills on schools. Decide between them on which specific house you love more — it’s a tour-day decision.
Hyde Park
78751
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary | Lee Elementary / Ridgetop Elementary | State A / GS 9 | A |
| Middle | Kealing MS (magnet) or Lamar MS | Top 10% TX | A-/A |
| High | McCallum HS | US News #140 TX | A |
Elementary
State A-rated elementaries, strong parent sentiment, walkable blocks in one of Austin’s most pedestrian-friendly neighborhoods. Hyde Park has Austin’s only grid of small cafes, ice cream shops, and walk-to playgrounds — it’s the highest walkability of our top three by a wide margin (~4/5 vs ~3/5).
Middle School
Kealing is top 10% of Texas middle schools and has a magnet program, but the magnet is application-based, not zoned — so a Hyde Park address does not guarantee a Kealing magnet spot. Lamar MS (the zoned alternative) has A-/GS 8 ratings but a “revolving staff” concern. Verify exact zoning before committing.
High School
McCallum is Austin ISD’s arts magnet high school — intentionally holistic, explicitly non-competitive in culture. AP participation ~66% is slightly higher than Austin HS but the culture is the opposite of a tutoring mill. US News #140 in Texas. College matriculation includes strong UT Austin representation with regular top-private placements.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Mar 22, 2026 | ❉4301 Avenue D, Austin, TX 78751 | $1,250,000 | 3/2 | 1,540 | $812 |
| Feb 9, 2026 | 4510 Caswell Ave, Austin, TX 78751 | $1,699,950 | 4/2.5 | 2,180 | $780 |
| Jan 17, 2026 | 4205 Avenue F, Austin, TX 78751 | $1,420,000 | 3/2 | 1,810 | $785 |
| Dec 11, 2025 | 4107 Avenue B, Austin, TX 78751 | $1,180,000 | 3/2 | 1,485 | $795 |
Streets to Target
- ✦Avenue D, Avenue F, Avenue G between ~38th and 45th
- ✦Blocks west of Speedway
Streets to Skip
- —Anything near Waller Creek on the east edge (flood plain)
Commute
10-15 min to downtown via Guadalupe/Lamar. Also walkable to the Red Line at Crestview.
Climate
Strong canopy. Waller Creek flood plain on the east edge — verify per-address.
What Works
- Highest walkability of any zone in consideration — coffee, parks, cafes, grocery all reachable without a car
- McCallum is the most holistic HS in AISD (arts identity, non-competitive culture)
- Real character bungalows at our budget
- Two verified comps bracket our budget cleanly
- Excellent commute profile
What to Watch
- Kealing magnet is application-based, not guaranteed by address
- Lamar MS (the zoned alternative) has staff-turnover concerns
- AP participation at McCallum is 66% — higher than Austin HS, but still below the 75% pressure-cooker threshold
- Waller Creek flood-plain risk on east edge
The lifestyle winner. If we value walk-to-coffee and an arts-inflected school culture more than the Austin HS pipeline, Hyde Park jumps to #1.
If the Top Three Don’t Pan Out.
Allandale / Crestview
78757
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary | Gullett / Brentwood Elementary | A / GS 8 | A |
| Middle | Lamar MS | A- | A- |
| High | McCallum HS | US News #140 TX | A |
Elementary
Both elementaries are strong (Gullett: Niche A / GS 8, STAAR 72/85; Brentwood: top 5% by PSR, STAAR 72/82). Same McCallum HS upside as Hyde Park.
Middle School
Lamar MS’s “revolving staff” reports are the watchlist item.
High School
Same McCallum pipeline as Hyde Park. Arts magnet, holistic, AP 66%.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Nov 14, 2025 | ❉1207 Aggie Ln | $1,449,000 | 5/5 | — | — |
Streets to Target
- ✦Near Gullett Elementary
- ✦Crestview station area for Red Line access
Commute
15-20 min to downtown. Red Line MetroRail option.
Climate
Strong canopy.
What Works
- Best more-house-per-dollar option while staying close-in
- Red Line MetroRail station
- New-build quality at $1.5M
What to Watch
- Lamar MS staff-turnover concern
- Elementary not quite Barton Hills/Casis tier
- Less walkable than Hyde Park
Strong backup. Becomes #1 if we prioritize square footage, new construction, and the Red Line over walkable lifestyle.
Tarrytown / Bryker Woods
78703
K-12 School Pipeline
| Stage | School | GreatSchools | Niche |
|---|---|---|---|
| Elementary | Casis Elementary | GS 10 | A |
| Middle | O. Henry MS | Top 20 Travis Co | A- |
| High | Austin HS | US News competitive | A- |
Elementary
Casis is the single best zoned AISD elementary (Niche A / GS 10). Objectively the strongest K-12 pipeline in AISD.
Middle School
Same O. Henry pipeline as Barton Hills and Zilker.
High School
Same Austin HS. AP 54%, balanced, holistic flagship.
Verified Sold Comps · Trailing 6 Months
| Sold | Address | Price | Bd / Ba | Sqft | $/sqft |
|---|---|---|---|---|---|
| Mar 13, 2026 | ❉3209 Warren St | $1,650,000 | 3/3 | 2,424 | $681 |
Streets to Target
- ✦Warren St
- ✦West side of MoPac near Casis Elementary
Streets to Skip
- —Premium blocks near Lake Austin — $2M+
Commute
8-12 min to downtown.
Climate
Strong canopy.
What Works
- Strongest K-12 pipeline in AISD
- Best elementary (Casis GS 10)
- Closest to downtown
What to Watch
- Median $1.9M — budget buys bottom 10-15% of market
- Fighting for smallest/oldest homes where everyone else has $2M+
Skip unless a specific listing is a genuine unicorn. The Casis premium doesn’t change the middle or high school — they share O. Henry and Austin HS with Barton Hills.
Considered, And Why Not.
Westlake / Eanes ISD (78746)
Two independent reasons: (1) Median $2.1-2.65M makes $1.65M ceiling uncompetitive. (2) Westlake HS runs 74% AP participation with documented stress culture — the definition of what we said we don’t want.
Travis Heights (78704)
Feeds Lively MS (severe bullying reports) and Travis Early College HS (bottom 7% of Texas, 18% math / 19% reading proficient). K-12 pipeline fails at 6th grade.
Bouldin Creek / South Lamar (78704)
Dawson Elementary is Niche C+, GS 2/10, 16% math / 23% reading — disqualifying. Becker Elementary (the alternative) is being closed by Austin ISD in 2026-27 consolidation.
Mueller (78723)
Best median-to-budget ratio (median $862k), but zone is split: half feeds good pipeline (Maplewood/Kealing/McCallum), half feeds weak pipeline. Cannot assume Mueller = good schools. Verify exact parcel zoning.
Circle C / Oak Hill (78749)
Strongest balanced-rigor non-Eanes pipeline. Budget buys biggest house. Only reason ruled out: rush-hour MoPac from Slaughter to downtown exceeds 30 min.
Northwest Hills (78731)
Good schools (Doss/Hill to Murchison to Anderson), but Anderson HS pulls LASA-adjacent academic intensity, and commute is 20-25 min at rush on MoPac.
Cedar Park / Round Rock / Leander / Georgetown / Dripping Springs
All exceed the 30-minute rush-hour commute tolerance. Real alternative only if WFH shifts from 3 days/week to 4-5.
Comparisons.
High Schools
| HS | Niche | US News TX | AP courses | AP participation | Matriculation | Pressure-cooker? |
|---|---|---|---|---|---|---|
| Austin HS (Barton Hills/Zilker/Tarrytown) | A- | competitive | many | 54% | UT Austin doubled, top privates | Balanced |
| McCallum (Hyde Park/Crestview/Allandale) | A | #140 / #1,199 nat’l | many | 66% | UT, top privates, arts focus | Balanced/holistic |
| Bowie (Circle C) | A | competitive | 24 | 56% | ~5% top-25, 35% UT/A&M | Balanced |
| Westlake (Eanes) | A+ | top ~20 | 36 | 74% | 18% top-25, Ivies every year | Pressure-cooker |
Middle Schools
| Middle | Niche | Bullying signal | Verdict |
|---|---|---|---|
| Gorzycki (Circle C) | top 5% TX | Very low | Strongest AISD MS |
| O. Henry (Barton Hills/Zilker/Tarrytown) | highly rated, top 20 | Some reports | Good with caveats |
| Kealing magnet (Hyde Park) | top 10% TX | Hallway-safety flagged | Conditional on magnet admission |
| Lamar (Hyde Park/Allandale/Crestview) | A- / GS 8 | Mild | Watchlist — staff turnover |
Elementary Schools
| Elementary | Niche/GS | STAAR M/R | Notes |
|---|---|---|---|
| Casis (Tarrytown) | A / 10 | Far above state | Top zoned AISD |
| Barton Hills | State A (94) | Top 5% | Elite, closing-gaps 100 |
| Zilker | State B | 69/81 | Top 10% TX |
| Lee / Ridgetop (Hyde Park) | State A / GS 9 | Top 10% | Strong |
| Gullett (Allandale) | A / 8 | 72/85 | Strong |
Housing Reality at Budget
| Zone | Median (Oct'25-Mar'26) | What $1.5M buys | Best comp |
|---|---|---|---|
| Barton Hills | $1.45M | Median home, 3/2 ~1,800 sqft | Market data (no in-window address) |
| Zilker | $957k-$1.1M | Updated 3/2, ~2,000 sqft | 1821 Dexter $975k (sub-sqft) |
| Hyde Park | $1.0-1.2M | 1930s bungalow 3/2, 1,700-1,900 sqft | 4301 Avenue D $1.25M |
| Allandale/Crestview | $950k-$1.08M | New-build 4/3, 2,500-3,000 sqft | 1207 Aggie Ln $1.449M |
| Tarrytown | $1.90M | Smallest/oldest 3/2 under 1,800 sqft | 3209 Warren St $1.65M |
Commute Reality
| Zone | Downtown | Mode | Predictable? | Canopy |
|---|---|---|---|---|
| Zilker | 10-15 min | Car | Yes | Strong |
| Barton Hills | 10-15 min | Car | Yes | Strong |
| Hyde Park | 10-15 min | Car + Red Line | Yes | Strong |
| Allandale/Crestview | 15-20 min | Car / Red Line MetroRail | Yes | Strong |
| Tarrytown | 8-12 min | Car | Yes | Strong |
The Two Real Candidates.
| Barton Hills | Zilker | |
|---|---|---|
| Median price | $1.45M — matches bullseye exactly | $1.0-1.1M — budget buys above median |
| Elementary | Barton Hills (State A, 94) | Zilker (State B, top 10% TX) |
| Middle school | O. Henry (shared) | O. Henry (shared) |
| High school | Austin HS (AP 54%, balanced) | Austin HS (AP 54%, balanced) |
| Walkability | ~3/5 (park-adjacent) | ~3/5 (Barton Springs + park) |
| Commute | 10-15 min | 10-15 min |
| Flood risk | Edge streets near Barton Creek | Edge streets near Barton Creek |
| Vibe | Quieter, family-dense, leafy | Energetic, park-adjacent, more turnover |
Lean Barton Hills if
- ·You want the median to match your budget exactly (less stretch, more inventory in reach)
- ·You prefer a quieter, more established family-dense block
- ·You’re willing to trade a marginal elementary-tier difference for budget comfort
Lean Zilker if
- ·You want walk-to Zilker Park and Barton Springs as your family’s anchor
- ·You’re OK paying a ~5-10% neighborhood premium for the address
- ·You fall in love with a specific updated bungalow
Weekend Tour Plan.
- 01
Saturday morning
Barton Hills. Drive the blocks around Barton Parkway, Lower Barton Hills, and Toomey Rd. Time the drive to downtown at 8:30am. Walk into Barton Hills Elementary and ask about kindergarten capacity and enrollment trends. Pull the Austin floodplain viewer for any house you’re interested in.
- 02
Saturday afternoon
Zilker. Drive Kinney, Bluebonnet, Del Curto. Walk to Barton Springs — this is the lifestyle test. Is this the block you want your kids to grow up on?
- 03
Sunday morning
Hyde Park. Walk Avenue D and Avenue F between 38th and 45th. Stop at Quack’s for coffee — this is the walkability test. Ask at Lee or Ridgetop Elementary about Kealing magnet admission patterns.
- 04
Sunday afternoon
Austin HS walk-through (exterior) and McCallum walk-through (exterior). Drive past both high schools. Even just seeing the buildings and the student culture at dismissal tells you something no rating does.
- 05
Monday
Realtor CMA. Before making any offer, pull a full Comparative Market Analysis from a Realtor with ACTRIS MLS access. The public research agents could only surface partial sold data; an MLS pull is the only way to price a specific house correctly.
Live Search Links.
Barton Hills
Hyde Park
Allandale / Crestview
Tarrytown
If You Read Nothing Else, Read This.
- 01Our budget should be $1.3M bullseye, $1.5M stretch, $1.65M hard ceiling. Texas’s 1.9% property tax makes a $1.5M Austin home materially more expensive monthly than a $1.5M home in California.
- 02At this budget, we have two clear real options and one strong third: Barton Hills, Zilker, and Hyde Park. All three feed holistic (non-pressure-cooker) K-12 pipelines, all three keep downtown under 15 minutes, all three fit budget.
- 03Barton Hills wins on the data because its median price lines up with our bullseye — we’re not stretching for the one house that works; we’re shopping the middle of the inventory.
- 04Zilker is 1b — a tour-day tie with Barton Hills. Same pipeline, same commute, slightly higher median. The specific house decides.
- 05Hyde Park wins on walkability and arts-culture high school. McCallum is the most holistic AISD HS by identity.
- 06Allandale/Crestview is the “more house per dollar” backup. Same McCallum pipeline, budget well above median, new-build quality at $1.5M.
- 07Tarrytown is the stretch-for-elite-elementary backup. Skip unless a specific unicorn shows up.
- 08The Austin ISD enrollment decline is a real 13-year risk. The district closed 11 schools last year. Worth monitoring, but the Barton Hills/Zilker/Hyde Park pipelines are among the most protected.
- 09The reason to buy is permanency, not return. Buying at $1.5M costs ~$83k/year more than $5k/mo rent. Accept it as the price of stability — and don’t compound it by stretching to $1.65M.
- 10Before any offer: Realtor CMA + floodplain check. Hire a buyer’s agent with ACTRIS MLS access.