78704 Austin is the part of town people picture when they imagine living in Austin: shaded bungalow streets, Barton Springs swims, live music on South Congress, patios under oak trees, and enough restaurants to make cooking feel optional. The trick is knowing which places are genuinely worth your time, and which ones are mostly good for showing visiting friends around.
This is my unfiltered guide to the area, organized by neighborhood and corridor. It is also a practical look at what it costs to live here, because enjoying 78704 on a Saturday and buying a home here are two different conversations.
Travis Heights: Quiet Streets, Big Oaks, and South Congress at Your Door
Travis Heights sits just east of South Congress, but the neighborhood feels worlds away once you turn onto its residential streets. Original bungalows and cottages sit beneath mature live oaks, with newer infill tucked between homes built in the 1930s, 1940s, and 1950s.
Big Stacy Park and Little Stacy Park are the neighborhood’s everyday anchors. Stacy Pool is especially popular during the warmer months, while the trails and shaded walking paths around Blunn Creek Preserve give residents a natural escape without leaving central Austin. Families also pay attention to Travis Heights Elementary and the easy access to South Congress Avenue.
The best part of living in Travis Heights
You can walk or bike toward Jo’s Coffee, Home Slice Pizza, Güero’s Taco Bar, and the Continental Club without feeling like you live in a commercial district. You are also close to the Congress Avenue Bridge, where the bats emerge around dusk during the warmer season.
For a casual Saturday, I would start with coffee on South Congress, wander the shops, grab a slice at Home Slice, and then decide whether the evening calls for live music or a courtyard drink. That kind of day is the real amenity here.
Barton Hills and Zilker: Greenbelt Access Is the Lifestyle
Barton Hills is quieter and more inward-facing than Travis Heights. The neighborhood is known for mid-century ranch homes, established trees, and interior streets that feel residential even though Zilker Park, Barton Springs Pool, and the Greenbelt are nearby.
Barton Hills Elementary is a major local reference point for families, but the larger draw is outdoor access. Depending on the exact location, residents can reach Greenbelt areas such as Gus Fruh, Twin Falls, and Sculpture Falls by bike, trail, or a short drive.
The Barton Hills routine
The daily rhythm is simple: coffee, a walk, a swim, or a Greenbelt outing before dinner somewhere along South Lamar. Barton Springs Pool and Zilker Park are the daytime anchors, while Loro, Odd Duck’s former South Lamar space, Alamo Drafthouse, and the nearby patios have traditionally made evenings easy.
I am intentionally not including every formerly popular name in this guide. Austin restaurants change quickly, and I would rather leave out a venue with uncertain current status than send someone to a locked door.
South Congress: The Big Strip Still Earns Its Reputation
South Congress is more visitor-heavy than South First, but dismissing it as tourist-only would be a mistake. Locals still use the corridor for coffee, pizza, cocktails, live music, ice cream, and a reliable night out.
Coffee, food, and the classic SoCo walk
Jo’s Coffee remains the obvious starting point. The South Congress location lists daily service from 7 a.m. to 7 p.m., and it is still a natural place to grab coffee and begin walking the avenue.
Home Slice Pizza is another essential. It is an independent neighborhood restaurant serving New York-style pizza by the slice or pie, and the original South Congress location continues to be one of the easiest recommendations in 78704.
Güero’s Taco Bar is the old-school South Congress institution. Its official site lists the restaurant at 1412 South Congress and describes its Oak Garden, Mexican food, margaritas, and live music. It is one of the few places on the strip that still feels connected to the older South Austin social scene.
For something sweet, Amy’s Ice Creams and Big Top Candy Shop are easy wins. Big Top is at 1706 South Congress, while Amy’s continues its Austin-born ice cream tradition with rotating flavors and its familiar Mexican Vanilla.
June’s All Day, Vespaio and Enoteca, Aba, Maie Day, Neighborhood Sushi, Torchy’s, and the restaurants around South Congress Hotel add more polished options for brunch, dinner, and drinks. Check current menus and reservations before heading out; operating schedules and concepts can shift.
Drinks and live music on SoCo
The Continental Club is still the anchor for live music on South Congress. C-Boy’s Heart & Soul brings a different mood, with soul, R&B, and a more intimate bar atmosphere. The Jade Room upstairs is part of the same South Congress nightlife ecosystem.
Hotel San José and South Congress Hotel are useful when you want a more relaxed cocktail setting away from the busiest part of the sidewalk. They are especially good for a date night or a drink before a show.
One important update: Perla’s is currently listed by its own website as temporarily closed following a kitchen fire. I would not plan an evening around it until the restaurant posts a reopening date.
South First: The Locals’ Strip
South First is more neighborhood-oriented than South Congress. The storefronts are mixed with houses, mature trees, galleries, and smaller restaurants, and the overall pace feels less packaged.
Fresa’s South First is currently operating at 1703 South First with dine-in and to-go service. Its official site lists daily to-go hours and later dine-in hours, with weekend service beginning earlier. Thai Fresh is another established option, serving Thai food, breakfast, lunch, dinner, a gluten-free bakery, and vegan ice cream.
Bouldin Creek Cafe at 1900 South First remains a strong choice for vegetarian and vegan food, scratch cooking, coffee, and a covered patio. It is also a genuine neighborhood gathering place rather than a restaurant built around spectacle.
Elizabeth Street Cafe, Lenoir, Barley Swine, Polvos, and Sway have all been important parts of the South First conversation. Barley Swine’s current site lists a seasonal tasting menu and dinner service beginning Thursday and Friday evenings, with earlier weekend service. Reservations are worth planning ahead for.
South First is where I would send someone who wants to understand how locals actually spend time in 78704: breakfast, a long lunch, a courtyard dinner, and a walk home through the surrounding bungalow streets.
South Lamar: Music, Movies, Beer, and Serious Food
South Lamar is busier and more commercial than Barton Hills, but it has an impressive concentration of things to do.
The Broken Spoke remains one of Austin’s most recognizable honky-tonks, with country music, dancing, and lessons. Its current schedule lists service Tuesday through Saturday, with dance lessons Wednesday through Saturday. Saxon Pub provides a more intimate listening-room experience and remains one of the best places to hear established Austin musicians without a giant production around them.
The Alamo Drafthouse South Lamar and the Highball make an easy dinner-and-movie combination. Loro, Ramen Tatsu-Ya, Matt’s El Rancho, Pinthouse Pizza, ABGB, and Black Sheep Lodge cover everything from Asian smokehouse fare to Tex-Mex, beer, pizza, and casual sports-bar food.
Radio Coffee & Beer and Bouldin Acres are the daytime patio choices I hear about most often. They work for coffee, a beer, a casual meeting, or an afternoon where nobody wants to go home yet.
What It Actually Costs to Live in 78704
The 78704 market is not one single price point. Condos and smaller attached homes can sit well below the neighborhood’s single-family median, while remodeled bungalows, architect-designed infill, and larger Barton Hills properties can move well into the multi-million-dollar range.
| Area | Practical price band | Typical home style | Walkability | Best for |
|---|---|---|---|---|
| Travis Heights | Roughly $800,000–$3M+ | Original cottages, bungalows, infill | Highest near SoCo | Buyers who want character and restaurants nearby |
| Barton Hills | Roughly $900,000–$3M+ | Mid-century ranches, additions, modern builds | Moderate; excellent outdoor access | Buyers prioritizing the Greenbelt, Zilker, and quiet streets |
| Bouldin Creek | Roughly $750,000–$2.5M+ | Bungalows, cottages, townhomes, infill | Strong along South First | Buyers who want central location and a neighborhood feel |
Many original homes sit on smaller lots, often around 5,000 to 8,000 square feet, although larger lots do exist. New infill can offer more square footage but often gives up yard space and some of the older neighborhood character.
Redfin’s January 2026 snapshot placed the 78704 median sale price around $825,000, down approximately 9% year over year. Other 2026 market snapshots have placed the median closer to the mid-$800,000s. HAR data showed days on market increasing through the year, reaching roughly the mid-70s by late summer, while active inventory sources showed several hundred properties across the ZIP depending on property type and reporting period.
The honest trade-off is straightforward: you pay a premium for canopy, centrality, and walkability. In return, you may get an older roof, a smaller lot, a tighter driveway, or a home that needs thoughtful updating. South Congress and South Lamar traffic can also be substantial during peak hours.
For buyers, I use the same long-view framework discussed in my Trends in Real Estate Over the Last 10 Years buyer guide: look beyond the headline price and evaluate how the location supports your actual daily life. Sellers should think similarly when preparing a home. In a neighborhood with older housing stock, condition, presentation, and honest pricing matter. The Buyer & Seller Tips section is a useful place to review that broader strategy.
Is 78704 Right for You?
78704 is a strong fit if you want central Austin energy, established trees, local restaurants, parks, and live music close to home. It is less ideal if you want a large lot, a quiet suburban road, abundant garage space, or a brand-new home without maintenance considerations.
For a deeper look at the area’s landmarks and lesser-known stops, read 78704: Not Just a Zipcode, Hidden Gems and Iconic Stops in South Austin.
Is 78704 Austin a good place to live?
78704 is one of Austin’s most walkable and culturally active areas, with neighborhoods such as Travis Heights, Barton Hills, Bouldin Creek, and Zilker. It offers unusually close access to restaurants, live music, Barton Springs, Zilker Park, and the Greenbelt.
What is 78704 known for?
78704 is known for South Congress, Barton Springs Pool, Zilker Park, mature bungalow neighborhoods, independent restaurants, and historic music venues. It is also known for mixing older cottages with modern infill and architect-designed homes.
Are Travis Heights and Barton Hills walkable?
Travis Heights generally offers stronger restaurant and retail walkability because of its proximity to South Congress. Barton Hills is more notable for walking and biking access to Zilker Park, Barton Springs, and Greenbelt trails than for a continuous commercial district.
What are home prices like in 78704?
The overall market includes condos, townhomes, older cottages, remodeled bungalows, and high-end new construction. In 2026, broad ZIP-level median sale and listing figures have generally landed in the low- to mid-$800,000s, while desirable single-family homes can range from the upper six figures to several million dollars.
How do I search current homes for sale in 78704?
Start with this current Austin RealScout search, then filter the map to ZIP 78704 and narrow by neighborhood, price, property type, lot size, and year built. For Travis Heights and Barton Hills, I recommend comparing individual streets rather than relying only on ZIP-code boundaries.
Thinking About a Move to 78704?
The best way to evaluate 78704 is to experience it at different times: weekday morning, Friday evening, Saturday afternoon, and after a rain when the Greenbelt and streets feel completely different.
If you are considering buying or selling in Travis Heights, Barton Hills, Bouldin Creek, Zilker, or another central Austin neighborhood, I can help you compare the lifestyle, housing stock, pricing, and trade-offs without turning the process into a sales pitch. You can also search Austin homes on RealScout and send me the homes you want to discuss.
Written by Jonathan Ramsey, Associate Broker | Ryse Home Group at LPT Realty | AustinLakeTravisLuxuryHomes.com | 737-371-8701
About Jonathan Ramsey
Jonathan Ramsey is a native Austinite, Associate Broker, and Realtor with more than 20 years of experience in the Austin and Lake Travis real estate markets. He helps buyers and sellers evaluate homes across central Austin, Lake Travis, Lago Vista, Bee Cave, Lakeway, Leander, Cedar Park, Georgetown, and the surrounding Hill Country.
His work includes luxury homes, first-time buyer guidance, waterfront properties, relocation, investment strategy, instant cash offer comparisons, and specialized marketing for sellers. Jonathan combines local knowledge with digital tools, careful negotiation, and straightforward communication from the first conversation through closing.
Looking beyond the lake? For broader Austin, Georgetown, Leander, and other non-lake areas, explore general Austin real estate guidance with the wider local perspective.
Looking beyond the lake? For broader Austin, Georgetown, Leander, and other non-lake areas, explore general Austin real estate guidance with the wider local perspective.
Written by
Jonathan Ramsey, Associate Broker · Ryse Home Group, LPT Realty