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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an experienced agent in this neighborhood.
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
1900 Blue Meadow & Bluff Springs
Bus
2015 William Cannon & Elm Creek
Bus
2300 William Cannon & Stoneleigh
Bus
2283 William Cannon & Stoneleigh
Bus
6625 Bluff Springs & William Cannon
Bus
1599 Slaughter & Orchard Ridge
Bus
4415 Blue Meadow & Deep
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 95 days on the market compared to the national average of 50 days. The median sale price for homes in Bluff Springs, Austin over the last 12 months is $425,000, down 7% from the median home sale price over the previous 12 months.
Welcome to 8321 Panadero Dr, a beautifully redesigned single-story home located in one of Southeast Austin’s fastest-growing neighborhoods. This 3-bedroom, 2-bathroom home has been thoughtfully renovated in 2025 from top to bottom by Blue Brick Design & Construction and includes a 6-month builder warranty for peace of mind. Enjoy year-round energy savings with fully paid-off solar panels and
Beautifully upgraded home in Easton Park with 3 bedrooms, a dedicated office, and a spacious upstairs bonus room. This thoughtfully designed floor plan includes 2 full bathrooms and 2 half bathrooms, offering flexibility for everyday living and entertaining.Soaring ceilings and abundant natural light create a bright, open feel throughout the home. Interior upgrades include shutters on all
Welcome to 8801 Cattle Baron Path - where comfort meets smart living on a spacious corner lot in Goodnight Ranch! This 4 bedroom + office, 3 bath home offers 2,428 sq ft of thoughtfully designed space with a second living space providing ample space making everyday life easier. Enjoy energy efficiency with owned solar panels, and take advantage of a versatile air-conditioned shed - perfect as a
FLIP Opportunity located in AUSTIN TX! *PRIME LOCATION!!*- This home will need cosmetic updating to reach top market value! Potential Upside on ARV! Step into your dream home in beautiful South Austin! This expansive residence is perfect for those with a creative vision, as it offers endless potential to personalize and make it truly your own. Nestled in the sought-after Springfield neighborhood,
Linda Tello
Berkshire Hathaway HomeServices Premier Properties
Corner Lot | Open Concept | Hidden Bonus RoomCompetitively priced and full of charm, this spacious corner-lot home offers a thoughtfully designed open-concept kitchen with stylish, unique lighting fixtures. The oversized living room provides plenty of room to relax or entertain, while a generous secondary living area is perfect for a home office or flex space. The primary suite features a
Welcome to 7701 Boyd Haven, nestled in the vibrant Easton Park community! This almost new Perry Homes floor plan (model) has been barely lived in and offers elegant design, exceptional functionality, and luxurious finishes throughout. From the moment you step through the impressive two-story entry, you're greeted by a private home office with French doors and a formal dining room—perfect for both
Introducing a stunning condo rental at 516 E Slaughter Ln Unit 2903 in vibrant Austin, TX, that promises a lifestyle of comfort and sophistication. This spacious 1,726 sq ft home has two beautifully primary bedrooms and two full baths, designed to offer a perfect balance of privacy and shared living. The heart of the home is its kitchen, featuring exquisite granite countertops that add a touch of
24 hour notice rquired.Looking for a place that feels like home? This charming 3-bedroom, 2-bath house is tucked away in a quiet, neighborly area where people still wave hello. It’s the perfect spot if you’re after a laid-back vibe with just the right amount of space.Inside, you’ll find a bright, comfy living room with plenty of natural light—great for relaxing or hanging out with
Interested in learning more about homes in this area?
Reach out to
Gray Adkins,
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®
31/ 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.
