SHAPIROGROUP
Neighborhood Guide
The soul of Austin. Where local isn't a marketing word — it's a way of life.
$825K
Median Price
72
Walk Score
5-15 min (depending on which part of 78704)
To Downtown
811
Active Listings
78704
ZIP Code
78704 is Austin's most iconic zip code — a sprawling South Austin territory that encompasses South Congress (SoCo), South Lamar, Zilker, Barton Hills, and Bouldin Creek. This is where Austin's weird reputation was born and still lives. Independent restaurants, vintage shops, food trucks, live music, and fiercely local businesses define the area. Zilker Park and Barton Springs Pool are the neighborhood's backyard. The homes range from charming 1950s bungalows to modern new builds, and the price reflects the demand — 78704 is one of the most competitive zip codes in Texas.
The Vibe
Eclectic, creative, fiercely local. The kind of place where your neighbor is a musician, a startup founder, and a yoga instructor — sometimes all three. Strong community identity. Anti-corporate without being anti-success.
78704 is where Austin's creative class lives. The density of independent businesses, artists, and founders creates a vibe that's simultaneously relaxed and ambitious. South Congress is walkable, the food scene is unmatched, and the community actively supports local makers and builders. If you want to live somewhere that feels like a movement, not just a neighborhood, this is it. Multiple coworking options on South Lamar.
This is arguably Austin's best neighborhood for outdoor fitness. Barton Creek Greenbelt offers miles of trail running, rock climbing, and swimming holes. Barton Springs Pool is a 68-degree spring-fed pool that's basically a year-round cold plunge. Multiple yoga studios, CrossFit boxes, and boutique gyms. Whole Foods and local organic markets nearby. The lifestyle here naturally aligns with health optimization.
Strong family presence, especially in Zilker and Barton Hills. Zilker Elementary is a sought-after campus. The parks are incredible — Zilker, Barton Springs, Barton Creek Greenbelt — and kids grow up swimming in natural springs and hiking limestone trails. The SoCo vibe is family-friendly during the day (strollers on South Congress are a common sight). Downside: homes with 4+ bedrooms in 78704 are rare and expensive.
78704 has been one of Austin's strongest appreciation stories for the past decade. Limited supply (older housing stock on large lots), massive demand, and a cultural cachet that isn't going away. ADU potential on many lots. Short-term rentals are regulated but some areas still allow. Value-add opportunities exist in original bungalows that can be renovated. Expect to pay a premium — this zip code earns it.
Market Data
Real-time pricing, inventory, and activity data powered by SuperSearch.
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Local Guide
68-degree spring-fed pool, open year-round. Three acres of natural swimming. Austin's original cold plunge — decades before it was trendy. $9 entry or free before 8am.
2131 William Barton Dr
One of the original CrossFit affiliates in Austin. Strong community, serious programming. The 6am class is where you'll find half the founders in 78704.
1309 S Lamar Blvd
Donation-based hot yoga in a warehouse. Dark room, loud music, intense heat. Not your gentle stretching class. Community-driven.
1417 S 1st St
7.9 miles of limestone trails through Austin's Hill Country. Trail running, rock climbing, swimming holes. The Sculpture Falls trail is the locals' favorite.
Education
Austin ISD · elementary
One of AISD's most sought-after campuses. Strong parent involvement.
Austin ISD · elementary
Austin ISD · elementary
Near the Zilker/Barton Hills border. Excellent ratings.
Austin ISD · middle
Austin ISD · high
Large campus, strong athletics, good college placement.
Insider Knowledge
The sunrise swim at Barton Springs (before 8am, it's free) is the best-kept morning routine in Austin. 68 degrees, steam rising off the water, almost nobody there.
Twin Falls on the Greenbelt is the locals' swimming hole. Skip Sculpture Falls on weekends (crowded) and hit Twin Falls midweek.
South 1st Street is becoming the new South Congress — same vibe, lower rents, more interesting shops. Watch this corridor.
The food truck lot at South Lamar and Barton Springs Road has some of Austin's best hidden gems. Veracruz All Natural started as a food truck here.
Sold a company or building one. Wants to live where the energy is.
Tracks everything. Optimizes everything. Including where they live.
Sees real estate as an asset class, not just a place to live.
Price range: $400K (condo) — $3M+ (new build on large lot)
Our team knows 78704 — South Austin block by block. Let us find your perfect home — including off-market opportunities you won't find online.
World's largest climbing gym (in the ABP North location, but the culture starts here). Bouldering, fitness, yoga, and a strong social community.
979 Springdale Rd (East)
Asian smokehouse from the Uchi and Franklin Barbecue teams. Brisket fried rice, smoked salmon dip, and Thai-inspired cocktails. The best patio in 78704.
French-Vietnamese bakery and restaurant. Pastel interiors, excellent pho, and the best pastry case in South Austin. Great for a client breakfast.
Oyster bar and seafood on South Congress. See and be seen. Great wine list and the cedar-plank salmon is a go-to for the health-conscious.
Austin's oldest Tex-Mex institution (since 1952). Not trendy, not trying to be. Just honest, excellent Tex-Mex with generations of family history. The Bob Armstrong dip is legendary.
Northern Thai. Fresh, bright, and absolutely delicious. The papaya salad and whole fish are standouts. Great for a health-conscious date night.
The original SoCo coffee shop. Home of the 'I love you so much' mural. Tourist-famous but still genuinely great coffee and the best people-watching patio in Austin.
Outdoor coffee and beer garden with food trucks. Spacious, shaded, and perfect for working outside. Live music some evenings.
4204 Manchaca Rd
Specialty coffee and light food. Clean, modern space. Good wifi, good drinks, good vibes. The avocado toast is actually worth it.
2159 S Lamar Blvd
350 acres of Austin's most beloved green space. Kite festival, ACL, Zilker Hillside Theater, botanical garden, and the Barton Springs entry point. If you have kids, this is your backyard.
Miles of trails, swimming holes, and rock climbing. Twin Falls and Sculpture Falls are the must-hit spots. Bring water shoes.
SoCo itself is a walking experience — boutiques, murals, food trucks, and people-watching from 1st to Oltorf. Best on a Saturday morning.
68°F year-round. A natural cold plunge that predates Wim Hof by a century. Regulars go daily at dawn. It's not just exercise — it's a spiritual practice for some.
Cryo, IV drips, red light therapy, compression boots. The full biohacking menu south of the river.
South Lamar
Deep tissue and sports massage. Popular with CrossFit and trail-running crowd. Book ahead.
Quiet, productivity-focused coworking. No phone calls, no meetings — just deep work. Pomodoro method built into the space. Perfect for founders who need focus time.
701 Tillery St (East — but popular with 78704 residents)
Community-driven coworking on South 1st. Monthly memberships, day passes, and private offices.
Austin's only cooperatively-owned grocery. Local, organic, and unapologetically Austin. The deli and hot bar are excellent.
South Lamar
Organic focus, supplement wall, and competitive pricing on clean-label products. No loyalty card games.
Texas's beloved grocery chain. This location has a solid organic section and is walkable from much of 78704.
Trails, dinosaur tracks, and wildlife. Educational and free. Kids love the boardwalk through the wetlands.
Vintage mini-golf since 1948. Two courses, BYOB, and a vibe that hasn't changed in decades. Austin institution.
The train is gone but the trail around Zilker is perfect for family bike rides. Rent bikes at Barton Springs Bike Rental.
