$329,973Average Value$186Average Price per Sq Ft46Homes For Sale
Bluff Springs blends practicality with recreation
Bluff Springs bends around the lengthy Onion Creek, combining multiple landscapes into one South Austin neighborhood. You’ll find a series of winding residential streets on both sides of the creek, lined with relatively affordable homes built from the 1960s through recent years. Subdivisions fade into green space as you get closer to the water, and residents are a short walk, bike ride or drive from multiple parks and a municipal golf course. Nearby highways, including Interstate 35, aid commutes to destinations like downtown Austin and Austin-Bergstrom International Airport.
Bluff Springs features some modern condos.
Bluff Sprigns offers quiet streets and scenic surroundings.
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A housing mix shaped by decades of development
Bluff Springs has an eclectic feel. Here you can find a late 1960s ranch-style home on one block, a 1970s contemporary-style house on another and a 2010s New Traditional-style option in one of the area’s modern developments. Bluff Springs’ homes average about 2,000 square feet, which is slightly more than the national average but a tad less than the Austin-wide average of about 2,200 square feet. Lots typically range in size from about one-tenth to one-fifth of an acre, and sidewalks connect neighbors on most blocks around the area.
Single-family houses in Bluff Springs typically sell for prices from the upper $100,000s to the mid-$400,000s, with HOA fees under $30 per month, if applicable. Condos and townhomes in the area run from the mid-$100,000s to the mid-$300,000s, with monthly HOA fees between $200 and $300. Bluff Springs also has manufactured homes available for under $100,000. The neighborhood’s median sale price of about $330,000 is less than the citywide median of about roughly $540,000. “It’s still an affordable pocket in Austin as well,” says local Realtor Sean Tipps, who’s with Spyglass Realty and has over 20 years of industry experience.
A variety of greeney accents Bluff Springs' homes.
Bluff Springs has a variety of housing options to suit different needs.
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What school options families have within Austin ISD
Multiple campuses in the highly rated Austin Independent School District are within Bluff Springs. The list includes Langford Elementary School and Perez Elementary School, and both have dual-language programs in Spanish and English. Students and their families can also explore Austin ISD schools elsewhere in the city, because the district has several choice pathways, including magnet programs, admissions-based academies and general transfers. Assignment depends on the pathway: Neighborhood enrollment is guaranteed by address, magnet and admissions programs follow campus requirements, and general transfer placement depends on capacity, priority rules, and lottery-based waitlists when schools are full.
Langford Elementary is within walking distance for some.
Mendez Middle School is about 4 miles away.
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Interstate 35 allows for convenient travel to and from Bluff Springs.
Easy drives to downtown Austin and the airport
Proximity to downtown and to the airport are what Tipps considers two of Bluff Springs’ draws. Interstate 35 runs just west of the neighborhood’s homes, and commuters can take it straight into downtown, about 10 miles away. U.S. Route 183 is just east of Bluff Springs, and is one of the ways residents can get to Austin-Bergstrom International Airport, which is also about a 10-mile trip. CapMetro buses stop throughout the area as well.
You can enjoy fishing amid breathtaking scenery at McKinney Falls State Park.
McKinney Falls and nearby attractions shape outdoor life here
The over 700-acre McKinney Falls State Park is an anchor here, in an area flush with green space. “I think that McKinney Falls State Park is probably the biggest draw over there, for sure,” Tipps says, of Bluff Springs’ recreation choices. McKinney Falls features spots to swim and fish along a portion of Onion Creek, which is the longest creek in the state, at about 60 miles. The state park also has 7 miles of trails for hiking and biking, and over six dozen campsites. Other outdoor attractions in the area include:
Onion Creek Metropolitan Park, which is over 500 acres and include sections with trails both north and south of Onion Creek
Onion Creek Greenbelt, where you can let your dog run free in the off-leash area or take your kids to the playground
Kendra Page Neighborhood Park, where there’s a nature-themed play area and a sand volleyball court
Roy Kizer Golf Course, which is an 18-hole links-style circuit that’s open to the public
Lizard Ditch Skate Park, which has multiple ramps, a bowl and long curbs to grind
The Bluff Springs area offers a diverse selection of retail stores for residents.
Where residents can shop for essentials and dine locally
You can find many of your day-to-day commercial amenities along North Interstate 35 Frontage Road, where the stores range from H-E-B to Burlington to The Home Depot. There are also several places to grab a bite to eat in and around the neighborhood, including:
Rose’s Kitchen, a Thai fusion spot known for its pad thai and drunken noodles
Fast Friends Beer Company, a craft brewery with a full kitchen serving a variety of pizzas, wings and more, including vegan and gluten-free options
Don Dario's Cantina, a Mexican restaurant where you can have an order of migas for breakfast or a frozen margarita with dinner
The Smokin' Shack, a barbecue food truck with smoked wings, brisket nachos and multiple lemonade flavors to wash them down with
Capitol Burger, a food truck where you can get tacos in addition to burgers
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
Are you familiar with the Bluff Springs neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Bluff Springs
US
Homicide
5
4
Sexual Assault
4
4
Assault with Weapon
5
4
Robbery
5
4
Burglary
5
4
Motor Vehicle Theft
5
4
Larceny
6
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Bluff Springs Demographics and Home Trends
On average, homes in Bluff Springs, Austin sell after 68 days on the market compared to the national average of 58 days. The median sale price for homes in Bluff Springs, Austin over the last 12 months is $320,500, down 6% from the median home sale price over the previous 12 months.
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