$1,278,958Average Value$582Average Price per Sq Ft42Homes For Sale
Hill Country lifestyle adjacent to downtown Austin
Texas Hill Country attracts buyers for its stunning landscape and the wealth of outdoorsy activities found across it. But living there comes with the cost of proximity to the things Austin is best known for – hip eateries, a toe-tapping music scene and cultural centers. Just across Lady Bird Lake from downtown, the undulating, leafy streets of Barton Hills – one of the city's most coveted neighborhoods – offer exactly that in a scenic locale on the precipice of Hill Country. Not to mention it has high-performing public schools that give the prestigious options found deeper in the hills a run for their money. "The big draw is that you get the Hill Country right in the middle of Austin," says neighborhood resident and Realtor Kevin Haines of Realty Austin. "You're right in the middle of the city, but it doesn't feel like it because you've got this huge Greenbelt running the middle of the neighborhood."
The Barton Hills neighborhood comprises six square miles of the most wanted area in the city.
Barton Hills has plenty of exciting things to offer and is just minutes from downtown Austin.
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Garden strolls and disc golf at Zilker Metropolitan Park
Zilker Metropolitan Park – the crown jewel of Austin's parks – flanks the northern end of Barton Hills, offering immediate access to 350 sprawling acres of activities, including a disc golf course, sand volleyball pits, a dog park, a rugby field and rocks to climb. If looking for a more leisurely pastime, a stroll through the botanical gardens or the Umlauf Sculpture Garden might be the cure. Not to mention the park is lined with walking paths and hiking trails, like the Ann and Roy Butler Hike and Bike Trail, which connects with pedestrian bridges to reach parks on the north shore of Lady Bird Lake. The Barton Creek Greenway is ideal for quiet nature hikes, totaling 7.5 miles of rugged trail that snakes through a sublime canopy of greenery along Barton Creek, leading to a number of hidden swimming holes popular with locals. But every activity in the park pales in comparison to the Barton Springs Municipal Pool, easily one of Austin's most famous attractions. The 3-acre spring-fed pool pumps out millions of gallons of water daily, usually sitting around 70 degrees Fahrenheit, making it a popular swimming spot year-round. Barton Springs is also the only known place on earth where the Barton Springs Salamander can be found – an endangered species that helped earn the pool's status as a federally protected habitat.
Many people enjoy walking the Ann & Roy Butler Hike and Bike in Barton Hills.
The residents of Barton Hills have neighborhood access to the Barton Creek Greenbelt.
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A-rated schools within walking distance
Some buyers are enticed by the neighborhood's high-performing and community-oriented schools, beginning with Barton Hills Elementary, rated A-minus by Niche and located right along the Greenway. "It's walkable from quite a bit of the neighborhood," Haines says. Barton Hills Elementary emphasizes a green-minded education with numerous environmental programs, including a composting program and an organic vegetable garden where students grow produce to donate to local food banks. The next step is O. Henry Middle School, which also has an A-minus Niche score and offers a variety of both fine art and STEM courses. O. Henry Middle is also a member of the national STEM program Project Lead The Way. For grades 9 through 12, students attend Austin High School, an A-rated school just across Lady Bird Lake in Downtown. Open since 1881, Austin High School is the oldest continuously operating public high school in Texas. But the school keeps up with the modern age by offering four specialty academies that students enroll in, each offering a variety of unique educational experiences, such as guest speakers and travel opportunities.
Barton Hills Elementary School provides a quality education.
Austin High School is a top rated public school in Austin, Texas.
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Meeting neighbors at parades and ACL Festival
There are tons of ways to meet neighbors in Barton Hills, including a number of smaller neighborhood activities, like a Fourth of July Parade. "The elementary school is how a lot of folks come together, like the carnival every fall, so if you've got kids there, you're going to events all the time," Haines says. Zilker Metropolitan Park is also a magnet for events and other activities. The Austin Nature and Science Center plays home to rotating exhibits throughout the year in addition to frequent programs and events, including summer camps for kids. But with Austin being dubbed the "live music capital of the world," no event in Zilker Metropolitan Park compares to the two-weekend jamboree of Austin City Limits Festival. "Believe it or not, when I go to ACL Fest, I see lots of my neighbors there," Haines says.
Old haunts and newer businesses spice up Lamar Boulevard
Lamar Boulevard is one of the main commercial strips for South Austin and it has long been known for its community of local institutions that helped establish the area's characteristically weird vibes. But quite a few of the strip's "cool old haunts," as Haines calls them, have closed their doors over the years, replaced by chains and new businesses. Multiple big box stores and supermarkets can now be found in a variety of shopping centers like Lakehills Plaza, including a Target and a Sprouts Market. But several institutions still remain, such as the Broken Spoke – one of the oldest and most famous honky tonk bars in Texas. Up the road, Matt's El Rancho has continued to satisfy customers with its renowned brisket tacos since opening in 1952. Residents can still get their caffeine fix and cafe meals from Kerbey Lane Cafe – a beloved neighborhood meetup point open since 1980. "That area, personally, is my favorite area in Austin," says Realtor Lexi Castles of Compass RE Texas. "It's got a lot of the old Austin vibes and a lot of the old restaurants like Jackson Pub, it's got the music, Peter Pan Mini Golf. But then it's also got all the new, more trendy restaurants. So, it's a really, really cool place."
Head over to the Broken Spoke for live music, great food and a honky tonk time.
Matt's El Rancho ha been drawing crowds with enchiladas & margaritas since 1952.
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From midcentury modesty to postmodern luxury
As Austin continues its trend of rapid growth, Barton Hills continues to evolve with it. Especially over the last 10 years, midcentury ranchers shrouded in small thickets of ash and live oak trees are filling out the edges of their lots. "Because this neighborhood has big lots and the houses have got some separation, a lot of the 1970s and 60s style houses over here, if they're not in good condition, they're being torn down. And what they're being replaced with is luxury stuff," Haines says. This trend includes a wide variety of newer home designs, including some whacky postmodern homes with luxury fixtures like floor-to-ceiling windows and backyard pools. The trend has widened the price range for single-family homes considerably. Some original midcentury designs still sell for around $550,000, but many are purchased for over $1 million. Meanwhile, those newer luxury homes can fetch prices that typically begin at $1 million and sometimes go over $3 million.
Smaller classic style homes can still be found around Barton Hills.
Modern styled homes tend to replace older builds in Barton Hills.
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Frequent traffic on Lamar Boulevard
Although students walk to school and the Greenway adds some shortcuts, Barton Hills' topography makes it less walkable for some residents. Most rely on a car to get around but traffic in South Austin, especially along Lamar Boulevard, is constant. For an alternative option, some residents use CapMetro bus routes on Lamar Boulevard for trips into and around the city.
Flooding and erosion on Barton Creek
With a rushing creek forming its northern edges, flood zones abut half the neighborhood. In fact, the neighborhood sits on the precipice of Hill Country – a region highly prone to flash flooding due to its long dry spells followed by sudden downpours. But the canyon that Barton Creek follows is several feet lower than the elevation of most homes, protecting most properties from even the worst of floods. However, rushing flood waters can still present a risk of mudslides and erosion.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
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to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Barton Hills
US
Homicide
4
4
Sexual Assault
4
4
Assault with Weapon
4
4
Robbery
3
4
Burglary
5
4
Motor Vehicle Theft
5
4
Larceny
5
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Barton Hills Demographics and Home Trends
On average, homes in Barton Hills, Austin sell after 69 days on the market compared to the national average of 54 days. The median sale price for homes in Barton Hills, Austin over the last 12 months is $1,125,000, down 2% from the median home sale price over the previous 12 months.
Welcome to 2505 Barton Hills Dr, an updated single-family home situated on a corner lot in one of central Austin's most desirable neighborhoods. This spacious 2,135 sq. ft. property boasts 4 bedrooms and 2.5 bathrooms, offering plenty of space and comfort for modern living. Step inside to discover a beautifully renovated interior, featuring an open kitchen with quartz counters, a gas stove,
Welcome to 2502 Side Cove, a modern oasis nestled on a private .41-acre cul-de-sac lot in the vibrant Barton Hills neighborhood of Austin, TX. This completely redesigned & remodeled home boasts 2812 square feet of sophisticated living space and offers an open floor plan adorned with a mix of wide plank oak flooring and oversized Italian tile. The heart of this home is the gourmet kitchen,
Modern luxury new build in the heart of Austin. Experience refined Austin living in this stunning 5-bedroom, 4.5-bathroom modern masterpiece that blends architectural sophistication with everyday comfort. At the heart of the home, the chef’s kitchen impresses with a 54" SubZero refrigerator and Wolf appliances, including a 48" gas cooktop with a separate double oven, custom cabinetry, and sleek
Nestled in the heart of Barton Hills, 1805 Brookhaven blends timeless mid-century architecture with a designer remodel in 20212024. Every detail was elevated by Trailway Builders and ADLA Studio, with extensive upgrades inside and out. Step into light-filled living spaces featuring vaulted ceilings, Windsor + Panoramic Doors with panoramic glass sliders. The chefs kitchen stuns with a custom
Welcome to this beautiful first-floor condo, ideally situated in one of Austin's most coveted locations! Enjoy the best of city living with quick access to Zilker Park, Barton Springs, UT, and Lady Bird Lake. With 2 spacious bedrooms and 2 full bathrooms, this home is thoughtfully designed for comfort and convenience. Perched above Barton Creek with breathtaking views of the Greenbelt, this condo
Welcome to a rare find in South Austin’s beloved Barton Hills neighborhood a well-situated duplex on a generous corner lot, offering both investment appeal and lifestyle flexibility.this property sits just minutes from downtown Austin, with easy access to Lamar and Congress for dining,shopping and entertainment.Built in 1977, it occupies approximately 9,230 sq ft of land ( 0.21 acre) in a
Saradhi VallabhajosyulaAll City Real Estate Ltd. Co
Don’t miss this opportunity to own a stylish, well-located first-floor condo in one of South Austin’s most convenient pockets. Positioned near the front entrance of the community, this unit offers effortless access - no long interior hallways or elevators- making daily comings and goings refreshingly simple.Inside, the 1-bedroom layout features wood flooring throughout and a versatile flex
Tucked in the heart of Barton Hills, this property offers two single family homes on one corner lot, each with its own private driveway and sense of style. No HOA, this property can be long term or short term rental. The original main residence (remodeled to studs in 2014) is a warm, refined 4/2 single-story layout with real walnut wood floors throughout. Natural light fills the open floor plan,
Message the agent for gate access code and private showings, listed below, to see this one-of-a-kind offering! Welcome to Habidad #123, a fun open loft-style 2 bed/2 bath condo that perfectly captures the laid-back Austin vibe. Tucked away in a gated greenbelt community surrounded by towering trees, this home offers a unique blend of privacy and convenience with that lock and leave lifestyle!
The Plan 1 layout at Spyglass by InTown Homes offers a spacious and functional design across three stories. With four bedrooms and five bathrooms, this floor plan is ideal for those seeking ample space for family or guests. The multi-level design provides distinct areas for living, entertaining, and privacy, making it a versatile choice for modern lifestyles.
This award-winning modern home by Joseph Design Build will be completed by fall 2026, offering refined urban living in Austin's highly desirable Barton Hills neighborhood. The residence features modern architecture with expansive windows that bathe the space in natural light and a terrace with serene greenbelt views, complemented by premium finishes including custom walnut cabinetry, white oak
Welcome to 2605 Rockingham Drive, the pinnacle of opulent living in Austin’s prestigious Barton Hills. This architectural marvel, meticulously crafted by Convergent Real Estate Group, Black Rabbit Studio, and Blue Beige Designs, epitomizes luxury with its exquisite finishes, meticulous design, and unparalleled resort-style amenities. This newly built residence features five lavish bedrooms and
Barton Creek Landing offers remarkable amenities and stylish apartments in Austin, TX. These apartment homes feature modern kitchens complete with granite countertops, custom cabinets, and stainless steel appliances. Enjoy amazing views as well as wood and travertine flooring in select apartments. Barton Creek Landing is home to one of Austin’s only year-round, saltwater pools. Our amenities
Located in the heart of Zilker, 1206 Hollow Creek Drive, Unit 3 offers a rare blend of privacy, thoughtful updates, and an exceptional 78704 location. This updated 1-bedroom, 1.5-bath condo lives like a modern treehouse, tucked among mature oaks just moments from some of Austin’s most iconic destinations, including Barton Springs Pool, Zilker Park, the ACL Festival grounds, Juiceland, Uchi, Alamo
Retreat at Barton Creek Apartments in Austin Texas is the perfect residence for the individual who works in the city but enjoys an active outdoor lifestyle. Located on South Lamar in Austin, Texas, Retreat at Barton Creek Apartments overlooks the picturesque Barton Creek Greenbelt. An ideal location to take advantage of everything the city of Austin and the Texas Hill Country has to offer.
Welcome to 2404 Barton Skyway, a beautifully situated home offering comfort, privacy, and convenience in one of Austin’s most desirable areas. Nestled along the scenic Barton Creek corridor near the iconic Barton Springs Pool and the expansive Zilker Park, this property provides quick access to downtown Austin while maintaining a peaceful residential atmosphere. This spacious home features an
The advertised rate of $4,011/month is the lowest available price, based on a 30 day(s) stay with a move-in date of August 23, 2026.Rates vary depending on the duration of stay, season, and other parameters. For exact pricing and additional pricing components, please visit our website and enter your desired move-in and move-out dates. The rate is applicable when billed upfront; it can be
Beautifully maintained 3-bedroom, 2.5-bath home in the heart of 78704 offering an open-concept layout filled with natural light and modern finishes throughout. The spacious living area flows into a stylish kitchen with stainless steel appliances, ample cabinetry, and a large island perfect for entertaining. Upstairs features a generous primary suite with walk-in closet and private bath, plus two
Property Id: 1687436House has been completely upgraded. New Everything:kitchen, appliances, washer/dryer, both bathrooms, flooring and plumbing. Big fenced backyard with covered patio and secure out door building shed.Trees and great neighborhood. Access to Barton Creek GreenBelt less than 200 yards away.5 minutes from downtown and 10 minutes to the airport.
Live where Austin actually happens. This freshly updated 1-bed, 1-bath spot is right in the Zilker/Barton Creek sweet spot. Walkable to Zilker Park, Barton Springs, the Greenbelt, and all the food, coffee, and nightlife along Barton Springs Rd and South Lamar. Fresh paint, luxury-vinyl plank floors, and a renovated kitchen with modern appliances, updated cabinets, recessed lighting, and sleek
The advertised rate of $6,271/month is the lowest available price, based on a 30 day(s) stay with a move-in date of August 22, 2026.Rates vary depending on the duration of stay, season, and other parameters. For exact pricing and additional pricing components, please visit our website and enter your desired move-in and move-out dates. The rate is applicable when billed upfront; it can be
**FULLY FURNISHED OPTIONS AVAILABLE** Discover 2401 Oakhaven Circle, nestled within one of AustinFrom downtown, head South on Lamar, Right at Barton Skyway, Right at Oakhaven, Right at Oakhaven Cir
The advertised rate of $7,210/month is the lowest available price, based on a 30 day(s) stay with a move-in date of October 1, 2026.Rates vary depending on the duration of stay, season, and other parameters. For exact pricing and additional pricing components, please visit our website and enter your desired move-in and move-out dates. The rate is applicable when billed upfront; it can be
Live the South Lamar lifestyle in this luxuriously appointed 2-bedroom, 2-bath condo perfectly positioned along the Barton Creek Greenbelt and minutes from everything SoLa has to offer. This gated community provides resort-style amenities and effortless access to Austin's outdoor scene. Inside, enjoy a bright, open layout with fresh finishes, stainless steel appliances, sleek countertops, and
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