Central AustinLess


Balcones neighborhood is located off Hwy 183 in Northwest Austin. It’s a very desirable community within the acclaimed Round Rock School District. The neighborhood features custom homes on spacious lots, most of which are between a quarter to half an acre.

The Balcones area is very convenient to many freeways including Mopac, Hwy 183, and the new tolls roads in North Austin. Balcones is located within a 5 minute drive to the Arboretum, one of the premier shopping areas in Austin, TX. Major employers in the area include Dell, IBM, National Instruments, Time Warner, and Samsung.

Students in the Balcones Hills, Balcones Park, and Balcones Woods Neighborhoods attend the following Austin Schools.

  • Davis Elementary School

  • Highland Park Elementary

  • Hill Elementary School

  • Lamar Middle School

  • Murchison Middle School

  • Anderson High School

  • McCallum High School

Students in the Balcones Village Neighborhood attend the following Round Rock Schools. 

  • Spicewood Elementary School

  • Canyon Vista Middle School

  • Westwood High School

Average Home Pricing: $365,000 – $2,000,000
Bryker Woods

Sometimes described as a rather spirited neighborhood, Bryker Woods was developed in the 30s and 40s and still retains a unique charm. Homes continue to be renovated and updated while maintaining the quality and aesthetic that was intended all those years ago.

Bryker Woods is mostly singlefamily homes and sprouting young families. The neighborhood delights with its proximity to Shoal Creek, The University of Texas, the Capitol Complex, downtown and nearby greenbelt access. These are centers of employment, education, entertainment and public activity within the City.

Its central location makes it equally accessible to north and south Austin. Convenient retail services and facilities are within walking distance to most of the neighborhood.

In addition, the neighborhood is blanketed with beautiful trees. Styling commonly features craftsman or a cottage look although recently homes with a modern edge are surfacing.

Hot Spots: Uchiko, Teo’s Gelato, Taco Deli, Waterloo Ice House. 

Outdoor attractions : Seiders Springs Park, Bailey Park, Shoal Creek Greenbelt

Students attend these schools: Bryker Woods Elementary, O’Henry Middle, Austin High

Average Home Pricing: $465,000 – $1,050,000


Clarksville feels like a quaint village, so self sufficient and conveniently located that one could trade his car in for a bicycle. If you do choose to drive you will enjoy a few minute commute to downtown as Clarksville is located between Mopac and Lamar just off of 6th street.

Clarksville was named for a freed slave named Charles Clark after a portion of the then-Mayor’s plantation was allocated for freed-slave housing. The mix of historic, single family homes, to student apartments and young professional starter homes and condos mirror the diversity of residents who call this far-from-suburban neighborhood home.

Because the area is so walkable you just can’t help but stumble upon one restaurant and cafe after another along it’s lush mature-tree-lined streets. The area is protected from growth by a strict preservation committee that maintains the unique personality and nostalgia. 

Clarksville is far from suburbia; it’s an eclectic urban hub in the heart of the city so it attracts people who love to be in the mix of things. Clarksville has a good blend of apartments, condos, and homes. The cozy homes attract young families, the condos are populated with young professionals, and the funky apartments are popular with students. It’s a hip area and is home base for much of the city’s creative crowd (there are many art galleries in Clarksville), and it’s a very fun place for singles.

Hot spots: Naus’s Drugstore, Jeffrey’s, Cippolini, Fresh Plus, Galaxy Cafe 

Outdoor attractions: Clarksville Park, West Austin Park, Pease Park

Students attend these schools: Mathews Elementary, O’Henry Middle, Austin High

Average Home Pricing: $750,000– $1,831,000

Cliffs Over Lake Austin

The majestic views of Lake Austin and central location make Cliff Over Lake Austin one of the most coveted neighborhoods in the area. 82 homes built in the 1980s and 1990s line the curvy streets on tree-filled lots. Despite the age of the homes, several have been renovated to include modern updates and features. Pools, three-car garages and boat docks on Lake Austin are just a few features that are typical of the homes here. Homes range in size from 1,800 to 4,000 square feet and are priced in the $300s to over $1 million.

The neighborhood’s location off of FM 2222 makes it easy for residents to access North, South and Central Austin. Residents can enjoy the breathtaking views from Mount Bonnell Overlook or take a guided hike through the Bright Leaf Preserve.

Across the water, members can golf or play tennis lakeside at the Austin Country Club. Cliff Over Lake Austin is also just a short drive away from delicious restaurants like The County Line and Chez Zee. Homeowners love their beautiful estates overlooking the water at Cliff OVer Lake Austin. 

Kids who live in Northwest Austin’s Cliff Over Lake Austin neighborhood are served by the Austin ISD and will likely attend the following schools: 

  • Highland Park Elementary – 10/10

  • Lamar Middle – 6/10

  • McCallum High School – 7/10


Deep Eddy is located on the banks of the Colorado River and offers a lush natural environment just a few minutes from downtown Austin. Residents can enjoy a round of golf at the Lions Municipal golf course, take a dip in historic Deep Eddy bath house or stroll to the Lady Bird Lake Hike and Bike Trails, or the Mayfield Preserve. Just south of Tarrytown and two miles west of downtown, Deep Eddy provides a cozy neighborhood atmosphere. The age of construction is diverse as is the architectural styles. Buyers may choose from single family front porch homes to small enclaves of modern townhomes.

Just south of Tarrytown, Deep Eddy provides an ideal environment for kids. The nearby West Austin Youth Association offers everything from dodge ball and basketball leagues to developmental mornings for preschoolers. And the Deep Eddy Pool runs Splash Party Movie Nights where kids can float in the pool and watch family friendly films. Of course, kids of all ages can partake in the refreshingly cool waters of the Deep Eddy Pool, one of Austin’s most beloved natural swimming areas, and the origin of the neighborhood’s name

Hot Spots: Maudie’s

Outdoor Attractions: Deep Eddy Pool, Lions Municipal golf course

Schools these students attend: Casis Elementary, O’Henry Middle School, Austin High School

Average Home Pricing: $418,750 – $1,856,250


Located just north of Downtown, Hancock is home to ambitious professionals, laid-back creative types, and University of Texas students. Getting around this residential neighborhood often involves walking, jogging, or biking to its local bars, cafes, and eateries renowned for their outdoor patios and intimate vibes. Hancock’s soothing atmosphere makes it seem far away from 6th Street’s noise, but jump on the interstate bordering this neighborhood and you’ll be Downtown before the band goes on break.

With its tree-lined streets and relative isolation within the city, Hancock maintains a peaceful atmosphere even at night and on the weekends. With a central golf course and a 24-hour gym easily

Hancock is also home to St. David’s Medical Center and Hancock golf course, as well as Eastwoods Park– a lovely 9-acre park complete with basketball and tennis courts, playground and splash pad for kids, picnic tables, BBQ pits, half a mile of hiking trails, and a multipurpose field. There is also a statue of Eeyore located here (the donkey from Winnie the Pooh). The statue commemorates the 1963 founding of an annual Austin festival of springtime and hippie-dom called, Eeyore’s Birthday (originally held in Eastwoods Park every April, but held in Pease Park since the mid-70s).

Average Home Pricing: $520,050 – $1,050,000

Hyde Park

Hyde Park is a neighborhood of tiny bungalows, to duplex townhomes; small condo complexes and charming turn-of-the century homes all blended into this historic neighborhood. On the outskirts of the University of Texas campus, residents enjoy a unique blend of professionals, professors and students as their neighbors. Most notable is the strength of this neighborhoods association with community involvement at amongst the highest of any in the city. These residents share a proud history as a host to the State Fair of Texas, really! These days Hyde Park enjoys noteriety in the National Registry of Historic Places.

In Hyde Park, you’re more likely to encounter articulate residents and local bakeries than noisy crowds and raucous bars. Small-town charm emanates from Hyde Park’s coffee shops and markets, and the neighborhood’s historic homes, well-tended lawns, and tree-shaded streets all contribute to its inviting walkability. Getting to Downtown requires a quick ride via bike or public transit—luckily Hyde Park is served by multiple MetroBus lines. 

Hot spots: The Triangle development 

Outdoor attractions: Shipe Park and Pool, Hancock Golf Course

Schools these students attend: Lee Elementary School, Keating Middle School, McCallum High School.

Average Home Pricing: $486,500 – $1,732,500


The Mt. Bonnell neighborhood is boardered by 2222 and 35th Street and Mt. Bonnell Road, just a 5 minute drive into downtown Austin. Offering some of the most heavily treed typography in the central Austin area, the homes in Mt. Bonnell are stately with a special few perched atop their namesake and offering amazing views of Lake Austin and the surrounding hills. The Mt. Bonnell area was first developed in the mid 1980’s. Today you will find remodeled homes and new construction going up on million dollar lots.

Hot spots: Laguna Gloria, Mt. Bonnell 

Outdoor attractions: Mt. Bonnell, Brightleaf Park, Camp Mabry

Schools these students attend: Casis Elementary, O’Henry Middle School, Austin High School

Average Home Pricing: $1,278,500 – $9,116,300


This neighborhood defined by its history. The lush trees of Pease Park support the serenity of this beautiful sought after neighborhood. Old Enfield is bordered by West 24th St. north, Enfield Road south, Lamar Blvd. east and MoPac west. Old Enfield is best known for its small enclave of prestigious homes although the neighborhood truly encompasses condo projects and even rental apartments. In the upper end of this enclave one finds that many of the residents have lived in the neighborhood 25 years or longer and the very rare sale in this niche is often closed without ever listing in the public market. Young families are slowly purchasing in this enclave as its close proximity to downtown is so attractive. Many of the houses were built between 1910 and 1950 and although remodeled to feature the latest and greatest in modern conveniences, still continue to retain their nostalgic charm.

Spanning the eastern section of the neighborhood is the Shoal Creek Greenbelt, a large, natural forested area that stretches from north central Austin to Lady Bird Lake and contains a hike and bike trail. Within the neighborhood, the greenbelt expands into Pease Park, with many playing fields and grassy areas and an open leash area for dogs.

Hot spots: Westwood County Club 

Outdoor attractions: Pease Park, Bailey Park, Shoal Creek Greenbelt

Schools these students attend: Casis Elementary, O’Henry Middle School, Austin High School

Average Home Pricing: $1,393,750 – $12,500,000

Pemberton Heights

Pemberton Heights sustains itself as a premier choice among Austin’s who’s who. Pemberton Heights is located less than five miles from downtown and Lady Bird Lake, between Lamar and Loop 1 (Mopac) and 38th and 24th Streets. This family-friendly neighborhood features upscale stately homes on larger lots with sprawling lawns, and lush trees.

While many of the homes were built between the 1920s and 1940s, the majority of the construction is original, modified for today’s modern conveniences. Styles vary amongst the sizable homes from Georgian to Tudor and oversized bungalows.

Residents enthusiastically support associations to help preserve the beauty of the area. Pemberton heights is family centric and pedestrian-friendly.

Over 25 of the structures in Pemberton Heights have been designated as Austin Historic Landmarks by the City Council. The historic charm and the many delights and conveniences of the area keep it in consistently high demand.

Outdoor attractions: Pease Park, Shoal Creek Green Belt 

Schools these students attend: Casis Elementary, O Henry Middle School, Austin High School

Average Home Pricing-: $950,500 – $6,500,000

Shoal Creek

Shoal Creek, otherwise known as Shoalmont, is a quiet neighborhood located between Mopac and Burnet Road. It is bordered by Ranch to Market Road 2222 in the north. Shoal Creek possesses a diverse assortment of houses, though beautiful Mid-century modern homes are in high supply.

It is predominantly a mix of young and professional families composed of homes built in the early 1940s to the early to mid-1950s with builders recently.

The North Shoal Creek neighborhood is convenient to retail and recreational facilities. Centrally located, the Shoal Creek neighborhood is moments from downtown, yet comfortable and spacious with large trees and lush natural setting. 

Nearby Burnet Road provides many of those independent businesses Austinites love, with favorites such as Hey Cupcake! and Bird’s Barbershop. Residents of Shoal Creek are in district to Austin ISD. 

Hot spots: 26 Doors, Jefferson Square 

Outdoor attractions: Shoal Creek and its Greenbelt, Pease Park

Schools these students attend: Mathews Elementary, O’Henry Middle, Austin High

Price range: $680,000 – $1,600,500


Centrally located with an eclectic mix of architecture, Tarrytown is brimming with ambiance and convenience. This captivating neighborhood is home to just over 16,000 residents including families of all ages.

Tarrytown is made up of cottages to large houses ranging in price anywhere from $400,000 to $3,000,000. In addition there are condominiums and duplexes. 

Yards tend to be small as well as the more moderately priced homes however, residents choose this neighborhood due to its close proximity to downtown and its family-friendly atmosphere which is supported by a neighborhood elementary school, local grocery, West Austin Youth Association, and an old-fashioned Tarrytown center.

Run an errand anywhere in this neighborhood and you are bound to know several people by their first name. 

Hot Spots: Hula Hut, Magnolia Cafe, Mozart’s Coffee Roasters 

Schools these students attend: Casis Elementary, O.Henry Middle School, Austin High School

Outdoor activities: Mayfield Preserve, Laguna Gloria, Reed Park, Deep Eddy

Price Range: $700,000– $6,500,000

West CampusLess

West Campus houses a variety of architecture and a wide range of mansions, houses, apartments, and is constantly growing.

West Campus area’s architecture is diverse, with 80-year-old buildings often found next door to modern condos and apartments. Craftsman homes, bungalows, historic mansions, duplexes, and apartments can all be found in this area despite its small geographic size.

This neighborhood is marked by the wide range of student organizations. 

When most people think West Campus, they think the Drag, dotted with shops, restaurants, late night coffee shops, 24-hour diners, and tattoo shops. If you’re an undergrad student at UT, this is the hottest place to be in Austin.

Price Range: $320,000– $1,900,000


1611 W. 5TH STREET, SUITE 100, AUSTIN, TEXAS 78703