Eight miles south of Austin, the neighborhood of Bluff Springs is a modest, convenient community south of the city. “Everything is about fifteen minutes from here,” says Kyle Chapman, owner of Ostinato Music Lessons. “We were looking initially in Buda and Kyle, but we found it’s a little too far from our friends and places we like to frequent.” The area’s older homes are mostly ranch-style, while newer developments feature two-story connected condos. The neighborhood's south end is a spread-out sprawl of mostly two-lane roads, and the north end is a patchwork of somewhat gridded streets that eventually weave or rewind onto themselves. Throughout its entirety, the area is a rural mix of residents, small businesses and big box stores.
Bluff Springs offers contemporary condos with urban flair.
Enjoy Bluff Springs' quiet streets and scenic surroundings.
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Old ranch-style homes and new condos
Bluff Springs homes mostly come in the form of ranch-style homes on quarter-acre lots or two-story condos without front yards. To keep out the Texan summer sun, homes utilize smaller windows, foregoing wide glass canvases with vistas of the surrounding landscape. With most homes built after 2000, the supply of newly constructed or newly updated homes is abundant. Prices range from $250,000 for a two-bedroom condo to $400,000 for a four-bedroom ranch-style home on a quarter-acre lot. Chapman says one of the reasons for more new homes being available is that many neighbors have owned their homes for twenty years or more. “It’s one of the last bastions of old, working-class Austin. Where people are owners instead of renters.”
Bluff Springs: Suburban vibe, southeast Austin, near McKinney Falls State Park.
Bluff Springs offers a variety of housing options to suit different needs.
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Eight miles south of Austin
Sidewalks follow many of the roads throughout Bluff Springs, but some streets go without in the less densely populated areas. Still, as the neighborhood lies along a two-mile stretch of Interstate 35 and downtown Austin is an eight-mile trip up the interstate, owning a car is paramount for residents.
Interstate 35 allows for convenient travel to and from Bluff Springs.
The Texas State Capitol is just a short distance away.
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Big box stores and little taco shops
The area has a robust mixture of small, local businesses and national chains, both for dining and shopping. A small pocket of commerce at the intersection of E Slaughter Ln and I-35 is home to a Home Depot, an IHOP and Austin-based Don Dario’s Cantina. Further north, along Bluff Springs Rd, residents can choose from a handful of small restaurants and food trucks like Secret Taco Stand, which serves up specials such as their Flaming Beef Tacos or Birria Ramen. For groceries, residents have Target and Walmart in Southpark Meadows, just on the other side of the interstate, or HEB and a few local stores near the intersection of E William Cannon Dr and I-35.
Bluff Springs offers a diverse selection of retail stores for residents.
Bluff Springs' food truck scene offers something for every palate.
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Parks for people and pooches
The neighborhood has a healthy selection of parks to choose from. Kids can hit the little climbing wall or the twirly slide at the playground of Kendra Page Park, which also offers benches, trails and a volleyball court. Thanks to the Wilder Large Dog Park and Dog Ranch South Austin, dog owners have a few spots where their pooch can run around and socialize. For a more extensive park, the Mary Moore Searight Metropolitan Park gives residents miles of trails, a scenic little waterfall and a wildflower meadow for connecting with nature.
Mary Moore Park offers amazing green space for residents and their four legged friends.
Enjoy fishing amidst breathtaking scenery at McKinney Falls.
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An A-graded bilingual school
For kindergarten through 5th grade, Bluff Springs students may attend Langford Elementary School, which encourages education in the arts with its creative learning initiative and earns a C on Niche. Nearby Mendez Middle School provides a charter school option for 6th through 8th grades and earns a C, and nearby Akins High School serves the area as a public high school, earning a B.
Langford Elementary fosters learning effectively.
Mendez Middle School's staff cares deeply about student success.
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Austin Marathon and SXSW
Being so close to Austin, Bluff Springs residents can partake in all the city’s events. The Austin Marathon is held each February and attracts more than 20,000 runners from around the world. In spring, the SXSW Film & TV Festival is a weeklong celebration of music, film and television.
Co-Ed teams played amongst the divisions in the Icarus Cup.
Lace up and explore the beauty of Austin along the Ann and Roy Butler Hike and Bike Trail.
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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Parks in this Area
Dove Springs District Park
Baseball/Softball
Basketball
Pool
Mary Moore Searight Metropolitan Park
Basketball
Bike Trails
Disc Golf
Onion Creek District Park
Dog Park
Trails
Kendra Page Neighborhood Park
Trails
Volleyball
Playground
McKinney Falls State Park
Bike Trails
Fishing
Hiking
McKinney Falls State Park
Camping
Fishing
Trails
Meadow Lea Park
Picnic Area
Multi-Purpose Field
Tranquilo Trail Park
Picnic Area
Playground
Multi-Purpose Field
Ponciana Neighborhood Park
Picnic Area
Trails
Playground
Transit
Airport
Austin-Bergstrom International
20 min drive
Bus
8630 Vertex & Charles Merle
Bus
Salt Springs & Asa
Bus
1900 Blue Meadow & Bluff Springs
Bus
7944 Salt Springs & Roseborough
Bus
2015 William Cannon & Elm Creek
Bus
2300 William Cannon & Stoneleigh
Bus
4412 Blue Meadow & Deep Circle
Crime and Safety
1 - Low Crime, 10 - High Crime
Bluff Springs
US
Homicide
4
4
Sexual Assault
6
4
Assault with Weapon
5
4
Robbery
5
4
Burglary
5
4
Motor Vehicle Theft
6
4
Larceny
6
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
Bluff Springs Demographics and Home Trends
On average, homes in Bluff Springs, Austin sell after 91 days on the market compared to the national average of 52 days. The median sale price for homes in Bluff Springs, Austin over the last 12 months is $429,000, down 5% from the median home sale price over the previous 12 months.
Welcome to this immaculate and move-in ready home located in the vibrant Easton Park community, just 9 miles from downtown Austin. Perfectly positioned near ABIA, COTA, McKinney Falls State Park, and more, this well-maintained residence offers a bright and open layout filled with natural light, soaring ceilings, and a thoughtful floor plan. The oversized first-floor primary suite provides a
Welcome to this charming one-story home in Southeast Austin! Featuring 4 spacious bedrooms and 2 full bathrooms, this thoughtfully updated residence offers both comfort and style. The modern kitchen boasts a large quartz island, sleek finishes, and plenty of storage, while both bathrooms have been beautifully refreshed for a move-in ready feel. The entire home is finished with tile flooring,
Welcome to this beautifully maintained 3-bedroom, 2.5-bath condo in the vibrant Goodnight Ranch community of southeast Austin. Built in 2020 by Homes by AVI, this home feels fresh and move-in ready with new carpet throughout, a full interior repaint, and updated fixtures that elevate the modern design.The open-concept main living area features abundant natural light, a stylish kitchen
Perched at the highest point in Vista Point, this hilltop haven offers sweeping views, incredible natural light, and the kind of thoughtful layout that instantly feels like home.This impeccably cared-for, move-in ready home is pre-inspected for peace of mind and designed for easy, elevated living. Inside, you'll find an open floor plan with spacious living areas, an expansive kitchen with
Welcome to your new home in the lively city of Austin, TX! Great location! 10 miles from Austin-Bergstrom Airport and 11 Miles from Downtown Austin! This charming two-story house features 4 cozy bedrooms and 2.5 baths, all nestled in a fantastic neighborhood. The heart of this home is its delightful kitchen, complete with beautiful shaker cabinets, gorgeous countertops, and a stylish
$55k in Custom Builder Upgrades & Premium Views Lot! Welcome to 7806 Song Sparrow Drive - Home of the Expansive Downtown Austin & Texas Hill Country Area Views - Perfectly positioned for Incredible Western Sunsets!! Come see for yourself and take a look at the recent Sunset photos! This spacious lot is truly unique in that you will always have expansive Hill County/Austin Views to the rear of
CURRENT AVAILABILITY IS OCTOBER 13, 2025. Please reach out to owner/agent Ann Wise (512-786-6738) for all questions, showing requests, and applications. Email: ann.w@bramlettpartners.com This property is FULLY FURNISHED and leased on a month-to-month basis. All utilities and lawn maintenance included in the monthly rental rate.
For Lease in Easton Park – All Bills IncludedDiscover this brand new, beautifully furnished 730 sq ft 1 bed / 1 bath ADU in the highly desirable Easton Park neighborhood. This spacious and modern apartment features a walk-in closet, a fully equipped kitchen with a pantry, and a cozy living area complete with a brand new sofa and TV. Designed for comfort and functionality, it includes a
Interested in learning more about homes in this area?
Reach out to
Lunnet Begg,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
36,285
Median Age
34
Population Density
26 ppl/acre
Population under 18
25.8%
On par with the national average
23.8%
Population over 65
7.5%
Below the national average
19.1%
Finances
Median Household Income
$67,210
Below the national average
$71,702
Average Household Income
$82,056
Education and Workforce
High School Graduates
82.9%
Below the national average
89.1%
College Graduates
31.6%
Advanced Degrees
9.5%
% Population in Labor Force
82.6%
Above the national average
65.1%
Weather
Annual Precipitation
37''
Average Winter Low Temperature
42°F
Average Summer High Temperature
97°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
41/ 100
Car-Dependent
Walk Score®
30/ 100
Some Transit
Transit Score®
37/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
