Garrison Park
Competitive buy-in for midcentury homes and new builds
Most of the neighborhood consists of single-family homes, with most built sometime between 1970 and 1980. This offers a range of midcentury ranchers, some of which have been renovated to sport a more modern appearance with painted bricks, while others maintain the organic sleekness of their architectural origins with natural stone on the exterior facades. Most of these are priced between $300,000 and $675,000, with renovated properties typically selling on the higher end of the range. Although its prices remain competitively low for the Austin area, recent construction is driving up the price range. An increasing stock of modern farmhouse and Prairie-style homes offers a range of $450,000 to $700,000, and some have even sold for close to $1 million. But a healthy collection of condos helps ensure there are plenty of lower-cost options still, with most units priced between $200,000 and $450,000.
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Old meets new at Leroy and Lewis Barbecue
For everyday essentials and quick fixes, a wealth of chain and big box options sit a little over a mile east of 1st Street. Most locals go there to shop groceries from a Fiesta Mart location, procure tools and other supplies from a Lowe's Home Improvement store, or attend a matinee at the Regal Metropolitan. There is also a Sprouts Farmers Market on the other end of the neighborhood. The neighborhood itself is surrounded by a fairly diverse collection of locally owned restaurants on major roads like Stassney Lane and William Cannon Drive. Open since 2017, Leroy and Lewis Barbecue provides "new school" barbecue with "old school" service by offering choice cuts of meat from animals raised on local farms and ranches. First Wok's lunch specials are a popular midday fix. DK Sushi & Seoul Korean Restaurant is popular for its sushi rolls and tempura options, as well as weekly Monday night karaoke.
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Quiet time at Armadillo Neighborhood Park
Garrison District Park is the neighborhood's primary recreation spot. Its most popular fixture is a municipal pool open seasonally, second only to its baseball diamonds, popular with adult rec players and Little Leaguer's alike. But playgrounds, walking trails and shaded picnic tables ensure there is a space for everyone in the park's grotto of tall oak trees. Armadillo Neighborhood Park is meanwhile a go-to place for quiet time, popular with bookish locals and Sunday strollers.
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Park cleanups and Star Wars breakfasts
The neighborhood's parks are also a place where people come together. “The neighbors are all friendly. Everyone knows one another,” says Realtor Alexandra Lagmanson with Dacko Realty. The Friends of Armadillo Park organizes frequent opportunities to care for the neighborhood and meet neighbors in the process, including park cleanup and volunteer days. Similar happenings occur at Odom Elementary Park, like a May 4th "Attack of the Scones" park cleanup day with Star Wars fanfare and breakfast provided.A farm-to-table education at Cunningham Elementary
Most students in the neighborhood begin school at Odom Elementary School, which has a C-plus Niche rating and offers a Creative Learning Initiative that provides a range of fine arts classes. A few students also begin at Cunningham Elementary, which has an A-minus rating and provides students with farm-to-table educational experiences through its Emeril Lagasse Culinary Garden and Teaching Kitchen. For grades six through eight, students attend Bedichek Middle School, rated B-minus, then finish with grades nine through twelve at Crockett Early College High School, rated B. Some students even graduate from Crockett Early College High with an associate degree already secured thanks to the school's early college credit program with Austin Community College.City streets and interstates directly into downtown
Although the neighborhood features a mix of infrastructure, including CapMetro bus routes, sidewalks and shoulder bike lanes, it remains mostly car-dependent due to its slightly hilly terrain and distance from business centers. Interstate 35 can be accessed less than a mile east of 1st Street, offering a route to major employers downtown and around North Austin. In between the neighborhood and downtown, I-35 connects with Ben White Boulevard, offering a connection to major employers in east or west austin, like Tesla or the Austin-Bergstrom International Airport. Some residents prefer to stick to city streets like 1st Street or Congress Avenue, as both options are arguably less prone to rush hour traffic jams than I-35. 1st Street also provides a critical connection with St David's South Austin Medical Center, the closest hospital to Garrison Park.Things to consider
The neighborhood has slightly above-average crime rates, with higher rates of non-violent crimes driving up the community's CAP Index Score to 6, which is 2 points higher than the national average. But that is still lower than most downtown neighborhoods and is fairly on par with most of South Austin's popular neighborhoods, like Bouldin Creek or SoCo.
Written By
Tom Jakob
Photography Contributed By
Wyatt Stueve
Video By
Matthew Bloch
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Agents Specializing in this Area
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Colleen Rouhselang
Colleen Rouhselang
Coldwell Banker Realty - Austin
(737) 377-2948
58 Total Sales
1 in Garrison Park
$650,000 Price
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Sean Tipps
Sean Tipps
Spyglass Realty
(737) 210-1189
53 Total Sales
1 in Garrison Park
$416,000 Price
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Desiree Gutierrez
Desiree Gutierrez
Responds QuicklyCompass RE Texas, LLC
(855) 929-5710
80 Total Sales
2 in Garrison Park
$542K - $620K Price Range
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Adam Baker
Adam Baker
Compass RE Texas, LLC
(512) 831-7404
88 Total Sales
2 in Garrison Park
$342K - $515K Price Range
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Craig Irvin
Craig Irvin
MINDSET REALTY LLC
(346) 220-0804
8 Total Sales
3 in Garrison Park
$497K - $517K Price Range
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Jennifer Leonard
Jennifer Leonard
Compass RE Texas, LLC
(737) 265-8291
24 Total Sales
1 in Garrison Park
$392,585 Price
Schools
Source:
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
- 9th to 12th
- Public
- 6th to 8th
- Public
- Pre-K to 5th
- Public
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Parks in this Area
Garrison Park
- Baseball/Softball
- Picnic Area
- Pool
Joslin Park
- Trails
- Playground
- Multi-Purpose Field
Valley Creek Park
- Picnic Area
- Playground
- Parking Lot
Armadillo Neighborhood Park
- Bike Trails
- Picnic Area
- Trails
Garrison Park
- Baseball/Softball
- Basketball
- Picnic Area
Meadow Lea Park
- Picnic Area
- Multi-Purpose Field
Transit
Crime and Safety
| 1 - Low Crime, 10 - High Crime | Garrison Park | US |
|---|---|---|
| Homicide | 4 | 4 |
| Sexual Assault | 5 | 4 |
| Assault with Weapon | 5 | 4 |
| Robbery | 5 | 4 |
| Burglary | 6 | 4 |
| Motor Vehicle Theft | 7 | 4 |
| Larceny | 6 | 4 |
| Crime Score | 6 | 4 |
Source: WhatIsMyCrimeRisk.com
Garrison Park Demographics and Home Trends
On average, homes in Garrison Park, Austin sell after 120 days on the market compared to the national average of 70 days. The median sale price for homes in Garrison Park, Austin over the last 12 months is $272,000, down 47% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$329,900
Median Sale Price
$272,000
Median Single Family Sale Price
$272,000
Median Change From 1st List Price
8%
Last 12 months Home Sales
26
Median Home Sale Price YoY Change
-47%
Average Price Per Sq Ft
$141
Neighborhood Facts
Number of Homes in Neighborhood
1,705
Number of Homes for Sale
1
Median Year Built
1975
Months of Supply
0.50
Average Single Family Home Size Sq Ft
1,837
On par with the national average
1,924
Average Townhouse Size Sq Ft
1,150
Average 2 Bedroom Size Sq Ft
800
Median Lot Size Sq Ft
7,405
Distribution of Home Values
Homes for Sale
Homes for Rent
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$1,020 - $1,595 per month
- Tramor at Cannon Place
- 1-2 Beds
- 1-2 Baths
- 634+ Sq Ft
- 1500 W William Cannon Dr
- Austin, TX
-
-
$790 - $1,978 per month
- Bridge at Turtle Creek
- Studio-2 Beds
- 1-2 Baths
- 510+ Sq Ft
- 6020 S 1st St
- Austin, TX
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Average Home Value
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
6,781
Median Age
39
Population Density
10 ppl/acre
Population under 18
18.9%
On par with the national average
23.8%
Population over 65
13.7%
Below the national average
19.1%
Finances
Median Household Income
$72,902
On par with the national average
$71,702
Average Household Income
$99,448
Education and Workforce
High School Graduates
89.5%
College Graduates
44.5%
Above the national average
34.1%
Advanced Degrees
13.6%
% Population in Labor Force
79.4%
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
Bikeable
Bike Score®
67
/ 100
Car-Dependent
Walk Score®
46
/ 100
Some Transit
Transit Score®
40
/ 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.
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