On our home page there are links for most Austin neighborhoods
that only show what is for sale in those neighborhoods and
information on each neighborhood.  There are also links to the
downtown area condo & lofts buildings with information on each.  It
is also possible to search all properties for sale.

The Austin Real Estate market has roared back after a slight
downturn during the national mortgage crunch.   Austin did not
experience the same massive run up in housing prices from 2001
through 2005 that East & West coast cities did and just continues to
steadily appreciate in value.         

If you are thinking about investing in rental property, the timing is
great.  The tax benefits of owning rental property are fantastic and
rents are rising faster than the price of rental property, so
opportunities are everywhere.

The Austin Real Estate market is really 2 separate markets.  The
central city is expensive, while the suburbs are inexpensive in
comparison to much of the nation.  Central Austin though is very
small and central neighborhoods are generally less than 5 minutes to
downtown.  To get less expensive options in houses, lofts & condos,
all you have to do is get more than 5 minutes from downtown.   The
biggest misconception people make about the Austin market is that
they see that the average home is still around $200,000 and they
think they can find that in central Austin.  The reason the average
home is around $200,000 is that the suburbs are still very
inexpensive.  The average home in central Austin is now over
$400,000, and most fixer uppers are long gone.  Again though, all
you have to do to get less expensive homes is to get 5 minutes from
downtown.  An example would be South Central Austin, all you have
to do is get south of Oltorf Street for prices to come way down.  
Oltorf is only 3 to 4 minutes to downtown.  South central between
Oltorf and Ben White Blvd. will probably see some huge increases in
value over the next few years, and it is still possible to find fixer
uppers.  Southeast Austin is also close to downtown and has not seen
a lot of the price increases over the last few years.  Values in
southeast Austin could rise tremendously over the next few years,
and we are already seeing luxury loft projects planned along Town
lake in southeast Austin.  This should start lifting the prices of the
whole area.  

If using our search engine, the Central Austin neighborhoods are:

Barton Hills/Zilker Park- 78704

Bouldin Creek- 78704

Clarksville

Downtown- 78701  (We are very knowledgeable about all downtown
loft options, either existing lofts or projects under construction.  
Downtown is changing rapidly, just look at the construction cranes
in the above downtown picture, these are all loft projects under way)

Hyde park- 78751

Pemberton Heights, Bryker Woods

Rollingwood

South Central, south of Oltorf- 78704

Tarrytown- 78703

Travis Heights- 78704

Westlake- 78746 (Eanes)

University of Texas area- 78705

The areas above are expensive, but are close to everything, heavily
wooded, and will appreciate in value over the next few years.

Lake areas:
If you are looking specifically for waterfront, let us know and we can
set you up on a waterfront only search.

Lake Austin

Lake Travis -South and North shores-  West Austin, Lakeway, Lago
Vista etc.

Lake Travis- Hill Country - Spicewood, Marble Falls

There are many stunning homes built on the high cliffs of Lake
Travis.  The south side of the lake is a much closer drive into
downtown, so more expensive.  The north side can be a hour drive
into downtown during rush hour, the south side- half that.  Lake
Travis also goes far into the Hill Country all the way to Marble Falls

78702, 78722 - These areas just east of downtown have probably had
the greatest percentage price increases over the last few years, so
there is risk involved if the market turns down.  An example would
be a house that sold for $86,000 in 1999 is currently on the market
for $299,000.   These areas are changing rapidly and there is a huge
redevelopment at the old Mueller Airport site.

Neighborhoods cheaper and close in, but more than 5 minutes to
downtown:

South of Ben White- 78745

Southeast of Downtown- 78741

Northwest- 78730, 78731, 78750, 78758, 78759

North Central, north of Koenig- 78752, 78756, 78757
These above areas have a strong potential for big price increases over
the next few years as Austin continues to grow and these areas
become more of central Austin.

If you are looking for the hilly wooded areas west of town:  

Travis Country/Southwest Parkway

Lost Creek/ Barton Creek

Oak Hill

Southwest Austin including Circle C-  78739, 78749

Note these areas are more expensive again.  There is limited land to
build homes in these areas, so values should remain high.  There is a
lot of preserve land in west Austin, so much of west Austin will
remain wooded.

You will get the most for your money in the suburbs, and it is
possible to buy a brand new home for under $150,000.  Some of the
new home builders are currently offering stunning deals on new
homes.   If you work in the suburbs or don't mind a commute, the
Austin suburbs have some of the best value in homes in the United
States.   The southern suburbs will probably go up in value faster
than the northern suburbs over the next few years because of being
closer to downtown and the fact that thousands of new homes are
being planned in the northern suburbs, (especially along Texas 130),
holding down prices.

Please contact us with any questions, or to see any property listed
for sale.  We have been in Austin Real Estate since 1994 and know
the market very well.

512-693-7231
Hamilton Pool
512-693-7231
Austin city limits music festival in Zilker Park
Town Lake Hike n Bike Trail
Bluebonnets as far as the eye can see.
AUSTIN NEIGHBORHOOD INFORMATION