Welcome to Barton Hills, TX

Barton Hills is one of Austin's most coveted residential enclaves, situated in South Austin within the 78704 zip code. This neighborhood embodies the "Keep Austin Weird" ethos while offering immediate access to some of the city's most iconic natural attractions. The vibe is laid-back, green, and distinctly Austin—trendy yet grounded, active yet peaceful.

The neighborhood attracts a diverse mix of residents: young professionals drawn to its central location, families seeking highly-rated schools and safe streets, outdoor enthusiasts who prize greenbelt access, and longtime Austinites who appreciate the area's mid-century character. With approximately 8,957 residents and a median age of 35, Barton Hills skews younger than many Austin neighborhoods while maintaining genuine multigenerational appeal.

What sets Barton Hills apart is its rare combination: a neighborhood that feels sealed off from urban intensity while sitting minutes from downtown Austin. Tree-lined streets wind through rolling terrain, heritage oaks shade large lots, and multiple greenbelt entry points mean nature is literally at residents' doorsteps. The community is tight-knit with an active neighborhood association, regular events, and a genuine sense of belonging.

Location & Geography

Boundaries: Barton Hills is bounded by South Lamar Boulevard and the Zilker neighborhood to the east, Barton Springs Road and Zilker Park to the north, Barton Creek and the Spyglass-Barton's Bluff neighborhood to the west, and the Capital of Texas Highway (Loop 360) to the south. The neighborhood encompasses 535 acres across 1,585 lots.

Proximity: Downtown Austin sits just 2 miles north—a 10-15 minute drive via surface streets. The Colorado River (Lady Bird Lake) marks the northern boundary of the greater area. West Lake Hills and Rollingwood lie to the west, while the vibrant South Lamar corridor runs along the eastern edge.

Terrain & Natural Features: The landscape is quintessential Texas Hill Country within city limits. Rolling hills create varied topography throughout the neighborhood, with some properties offering dramatic elevation changes and creek valley views. Towering live oaks, elms, and native vegetation create a lush, shaded canopy. Barton Creek runs through the heart of the area, feeding the famous Barton Springs Pool via the Edwards Aquifer.

Climate: Austin's subtropical climate means hot summers (highs regularly exceeding 100°F) and mild winters (December averages 40-63°F). Annual rainfall averages 33-34 inches. The tree canopy and proximity to water features make Barton Hills feel noticeably cooler than more developed areas during summer months.

Real Estate Market Snapshot

Current Pricing: Median home prices currently range from $1.1M to $1.3M, with the average sale price around $1.4M-$1.5M. Price per square foot hovers around $600-625. Entry-level homes start in the high $400Ks for condos and $700Ks for smaller single-family homes, while premium properties with greenbelt frontage or significant lots can exceed $3M-$5M.

Market Dynamics: Homes average 51-69 days on market—notably longer than the national average of 48 days. Recent data shows approximately 50% of listed homes experiencing price reductions before sale, with a median sale-to-list ratio around 95%. Year-over-year appreciation has varied, with recent periods showing 5-10% gains depending on the quarter analyzed.

Inventory & Competition: Current active listings typically number 40-55 homes. The market leans toward buyers in the current environment, with few homes selling above asking price. New construction activity remains steady, with teardowns of original 1950s-1970s homes being replaced by modern builds in the $2M-$4M range.

Relocation Tips

• Secure school enrollment early. Barton Hills Elementary is highly sought-after. Confirm zone boundaries before purchasing, as some properties fall into Eanes ISD rather than Austin ISD.
• Plan for ACL and event weekends. The Austin City Limits Music Festival (October) and Trail of Lights (December) significantly impact traffic and parking. Some residents rent their homes during ACL for substantial income.
• Explore greenbelt access points. Properties near Gus Fruh, Campbell's Hole, or Spyglass entrances command premiums for a reason. Walk the trails before buying.
• Budget for property taxes. Travis County property taxes are significant. A $1.2M home can carry $20K+ in annual taxes.
• Join the Barton Hills Neighborhood Association. BHNA is active in advocacy, events, and community-building. Membership connects you with neighbors quickly.
• Consider flood insurance. Some properties near Barton Creek fall within FEMA flood zones. Verify flood maps during due diligence.

Factors to Consider When Buying

Environmental Considerations

• Edwards Aquifer Recharge Zone: Much of Barton Hills sits over or near the Edwards Aquifer recharge zone. Development restrictions protect water quality but can limit renovation options. Verify zoning with the Barton Springs Edwards Aquifer Conservation District.
• Flood Zones: Properties along Barton Creek and low-lying areas may require flood insurance. Review FEMA flood maps carefully.
• Tree Ordinances: Austin's heritage tree ordinance protects significant oaks. Removal permits are difficult to obtain and can constrain construction.

Property & Market Factors

• Property Age: Original homes date from the 1940s-1970s. Foundation issues, outdated electrical, and aging HVAC systems are common in unrenovated properties.
• HOA: Most of Barton Hills has no HOA, offering flexibility but no covenant enforcement. Some gated condo communities (Spyglass, Barton Hollow) have HOAs with fees ranging from minimal ($1/year) to standard rates.
• School Boundaries: The neighborhood straddles Austin ISD and Eanes ISD boundaries. Some western properties fall into prestigious Eanes schools (Westlake High). Confirm district before purchasing.
• Noise: Properties near Zilker Park experience event noise during ACL (two October weekends). South Lamar corridor generates traffic noise for adjacent homes.
• Market Pace: Homes move slower here than Austin's hottest markets. Negotiate—price reductions are common.

Factors to Consider When Selling

Timing & Seasonality: Spring (March-May) remains the strongest selling season, capturing families seeking to move before the school year. Avoid listing during ACL weekends in October—access complications and traffic deter showings. Winter months see reduced activity but also less competition.

Pricing Strategy: Current market conditions favor strategic pricing from day one. With 50% of homes seeing price reductions, overpricing extends days on market significantly. Comparative market analysis should weight recent sales heavily—the market has shifted from 2021-2022 peaks.

Value-Adding Upgrades

• Outdoor living: Pools, covered patios, and landscaping resonate strongly with Barton Hills buyers focused on outdoor lifestyle.
• Kitchen and bath updates: Modern kitchens with quality appliances and updated bathrooms show strong ROI.
• Energy efficiency: Given Austin's climate, updated HVAC, insulation, and energy-efficient windows attract premium buyers.

Buyer Demographics: Target marketing toward young professionals (average income $75K individual, $117K household), families with children seeking top-rated Barton Hills Elementary, and outdoor enthusiasts prioritizing greenbelt access. Many buyers relocate from higher-cost markets and value the urban-meets-nature lifestyle.

Dining and Entertainment

Barton Hills itself is primarily residential with few commercial establishments. The action concentrates along the adjacent South Lamar Boulevard corridor—one of Austin's premier dining and entertainment destinations.

Notable Restaurants

• Uchi: James Beard Award-winning sushi and Japanese fusion. Austin's gold standard for upscale dining.
• Loro Asian Smokehouse: Aaron Franklin and Tyson Cole's celebrated Asian-barbecue collaboration with a dog-friendly patio.
• Odd Duck: Farm-to-table Texas contemporary with a constantly evolving menu from their own farm.
• El Naranjo: Upscale Oaxacan cuisine recently relocated to South Lamar. Outstanding moles and mezcal.
• Terry Black's Barbecue: Austin's quintessential Texas BBQ experience.
• Veracruz All Natural: Legendary migas breakfast tacos.
• Paperboy: Trendy brunch destination with creative dishes and pastries.

Bars & Nightlife

• Broken Spoke: Austin's legendary honky-tonk dancehall—60+ years of live country music. A Texas institution.
• Saxon Pub: Intimate live music venue showcasing singer-songwriters and Americana acts.
• Barton Springs Saloon: Neighborhood dive bar popular with greenbelt users and motorcycle riders.
• Gibson Street Bar: Known for seasonal decorations and cocktails.

Entertainment

• Alamo Drafthouse South Lamar: Austin-born dine-in movie theater with quote-alongs and special events.
• ZACH Theatre: Texas's oldest continuously running theater company. Professional productions year-round.

Parks and Recreation

Barton Creek Greenbelt: The Barton Creek Greenbelt is the neighborhood's defining natural feature—12 miles of trails through 800+ acres of limestone cliffs, dense vegetation, and swimming holes. Multiple access points serve Barton Hills residents: Gus Fruh (2632 Barton Hills Dr), Campbell's Hole (via Spyglass or Homedale), and the Zilker trailhead.

Activities include hiking, trail running, mountain biking, rock climbing (Urban Assault Wall at Gus Fruh is popular), and creek swimming when water levels permit. The Hill of Life at Trail's End challenges serious athletes.

Barton Springs Pool: Just north of the neighborhood, this 3-acre natural spring-fed pool maintains 68-70°F year-round—perfect for swimming in any season. Fed by the Edwards Aquifer, it's home to the endangered Barton Springs Salamander and remains one of Austin's most iconic attractions.

Zilker Park: This 351-acre metropolitan park borders Barton Hills to the north. Features include the Zilker Botanical Garden, Umlauf Sculpture Garden, playgrounds, sports fields, disc golf, and the Ann & Roy Butler Hike-and-Bike Trail along Lady Bird Lake.

Additional Outdoor Amenities

• Lady Bird Lake: Kayaking, paddleboarding, and the 10-mile hike-and-bike trail.
• Violet Crown Trail: 30-mile trail connecting Zilker through the greenbelt system.
• Swimming Holes: Twin Falls, Sculpture Falls, and Gus Fruh pool offer creek swimming when water levels cooperate.

Annual Events and Festivals

• Austin City Limits Music Festival (October): Two weekends, 100+ artists, 450,000 attendees across Zilker Park. The neighborhood experiences significant traffic impacts but also rental income opportunities.
• Trail of Lights (December): Austin's 60+ year holiday tradition features 2 million lights, 96 illuminated trees, and nightly programming at Zilker Park.
• Blues on the Green (Summer): Free outdoor concert series at Zilker Park.
• Zilker Park Kite Festival (March): Annual family-friendly kite-flying tradition.
• BHNA Neighborhood Events: The Barton Hills Neighborhood Association hosts seasonal gatherings, park clean-ups, and community events throughout the year.

Schools and Education

Austin ISD Schools (Primary Zone)

• Barton Hills Elementary (K-5): Niche grade A, GreatSchools 8/10, ranked #77 in Texas elementary schools. Known for environmental programs, composting, organic gardens, and cultural arts. Strong reading proficiency (89%). Student-teacher ratio 13:1.
• Henry Middle School (6-8): Niche grade A-, GreatSchools rating strong. STEM-focused with Project Lead The Way participation. Fine arts programs.
• Austin High School (9-12): Niche grade A. Texas's oldest continuously operating public high school (since 1881). Located downtown across Lady Bird Lake.

Eanes ISD (Some Properties): Western portions of Barton Hills fall into Eanes ISD, one of Texas's top-rated districts. Properties zoned for Eanes (including Westlake High School, rated A+) command premiums. Verify boundaries with each property.

Higher Education Nearby: The University of Texas at Austin sits 3 miles north. St. Edward's University is located in nearby South Austin. Austin Community College has multiple campuses throughout the metro area.

Commute and Accessibility

Major Roadways

• MoPac Expressway (Loop 1): Primary north-south artery running along the neighborhood's western edge. Express lanes connect to downtown. Handles 200,000+ vehicles daily.
• South Lamar Boulevard: Eastern boundary. Surface street route to downtown (10-15 minutes without traffic).
• Capital of Texas Highway (Loop 360): Southern boundary providing connections to Oak Hill, Bee Cave, and western suburbs.
• Barton Springs Road: Northern corridor connecting to downtown and Zilker Park.

Public Transit: CapMetro bus routes serve the South Lamar corridor, including Route 30 (Barton Creek/Bull Creek) and Route 3 (Burnet/Menchaca). The neighborhood itself has limited walkability (Walk Score ~36) and is car-dependent for most errands. MetroBike stations exist along Barton Springs Road.

Commute Times

• Downtown Austin: 10-15 minutes via surface streets, 8-12 minutes via MoPac (without traffic).
• Austin-Bergstrom International Airport: 20-25 minutes via MoPac to 71.
• Domain/North Austin: 25-35 minutes via MoPac.

Why People Love Barton Hills

• Nature at Your Doorstep: Few urban neighborhoods offer 12+ miles of hiking trails, swimming holes, and a world-famous spring-fed pool within walking distance.
• Central Location Without the Chaos: Minutes from downtown's energy but buffered by rolling hills and mature trees. The neighborhood feels like an escape while being in the city's heart.
• Top-Rated Schools: Barton Hills Elementary's environmental focus and strong academics draw families. Access to Eanes ISD for some properties adds appeal.
• Community Feel: Active neighborhood association, dog-friendly culture, and neighborly streets create genuine connection. This isn't a transient neighborhood.
• Architectural Character: Mid-century modern Stenger originals alongside renovated ranches and contemporary new builds create visual diversity and charm.
• Austin's Best Dining & Entertainment: South Lamar's restaurant row puts James Beard-winning cuisine steps away. Broken Spoke and Saxon Pub keep live music accessible.
• Outdoor Lifestyle: Residents hike, swim, paddle, and explore year-round. The neighborhood attracts people who value active living.

Most Coveted Streets & Estates

Airole Way & Arthur Street: The enclave of A.D. Stenger-designed mid-century modern homes is Barton Hills' architectural crown jewel. Nine of ten homes on Airole Way were designed by Stenger in the 1940s-50s, featuring prairie-influenced designs with clerestory windows, sheltering rooflines, and indoor-outdoor integration. These properties rarely hit the market and command significant premiums when they do.

Greenbelt Frontage Properties: Homes along Bartoncliff Drive, Dip Cove, and properties backing to Barton Creek offer direct trail access and natural views. These greenbelt-adjacent lots provide the neighborhood's most dramatic settings and highest price points.

Barton Hills Drive: The neighborhood's main artery features diverse housing stock and convenient greenbelt access at the Gus Fruh trailhead. Properties here balance accessibility with authentic neighborhood character.

Spyglass Area: The Spyglass Drive corridor includes gated communities like Barton Hollow Condominiums (some in Eanes ISD) and single-family homes with greenbelt proximity. The area offers a slightly more secluded feel with Campbell's Hole access.

Cul-de-Sac Streets: Quiet cul-de-sacs like Side Cove, Dip Cove, and Westworth Circle offer privacy and family-friendly street dynamics. These locations often feature larger lots and reduced through traffic.

Who is Barton Hills For?

Barton Hills attracts a specific kind of Austin resident—someone who wants urban access without urban density, nature without isolation, and community without conformity.

This neighborhood is ideal for:

• Families seeking top-rated elementary schools and safe, walkable streets with abundant outdoor recreation.
• Outdoor enthusiasts who want to hike, swim, bike, or climb without driving across town.
• Young professionals who value a short downtown commute but prefer tree-lined streets over high-rises.
• Dog owners who appreciate greenbelt trails and a pet-friendly community culture.
• Architecture aficionados drawn to mid-century modern heritage and thoughtful contemporary builds.
• Buyers with $800K-$3M+ budgets ready to invest in one of Austin's most established and desirable neighborhoods.

Barton Hills delivers a lifestyle proposition that's increasingly rare in growing cities: authentic neighborhood character, world-class outdoor amenities, central convenience, and genuine community—all wrapped in the laid-back spirit that makes Austin unlike anywhere else.