$449,299Average Value$323Average Price per Sq Ft13Homes For Sale
A lower-cost holdout south of Ben White Boulevard
South Austin's many eclectic neighborhoods have always been known for their zany free-spiritedness, owed largely to their once-vast collection of affordable homes. But all that has changed with Fortune 500 tech companies, sleek brunch spots and million dollar postmodern homes now occupying the streets between Lady Bird Lake and Ben White Boulevard. But South Austin nevertheless has some holdouts remaining, like Garrison Park – a small neighborhood south of the boulevard that offers commercial activity and a sense of community while holding onto its competitively-priced, charming homes from the mid 20th century. Even as newer businesses and residencies have moved in, Garrison Park remains a quaint, slightly-suburban city neighborhood barely removed from the action. "It's a great pocket where you can still be very, very central, and there's still a lot happening, but it's not as expensive. It's a little more affordable, especially for your first or second home," says Realtor Joaquin Sanchez, a member of the Zell Team for Compass RE Texas.
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.
Townhouses in Garrison Park in Austin, Texas.
Townhouses in Garrison Park in Austin, Texas.
Homes in Garrison Park in Austin, Texas.
Homes in Garrison Park in Austin, Texas.
Homes in Garrison Park in Austin, Texas.
Homes in Garrison Park in Austin, Texas.
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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.
Summer Moon Coffee in Garrison Park in Austin, Texas.
Beto's Bar & Restaurant in Garrison Park in Austin, Texas.
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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.
Armadillo Neighborhood Park in Garrison Park in Austin, Texas.
Garrison Park has a community pool, ideal for hot summer days.
Armadillo Neighborhood Park in Garrison Park in Austin, Texas.
Play a match or two of tennis at Garrison Park.
Garrison Park in Austin, Texas.
Garrison Park in Austin, Texas.
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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.
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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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
5
4
Motor Vehicle Theft
6
4
Larceny
6
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
Garrison Park Demographics and Home Trends
On average, homes in Garrison Park, Austin sell after 54 days on the market compared to the national average of 53 days. The median sale price for homes in Garrison Park, Austin over the last 12 months is $452,500, up 7% from the median home sale price over the previous 12 months.
The value in this property is in the land. With 0.35 acres, you could build one, two or even three homes under Austin's new zoning ordinance with even more possibilities if you wanted to subdivide. This corner lot has a lot of frontage which will give a builder many options for ingress to any number of configurations. There are no heritage trees on the lot either which you can see from the
1906 Parkside Ln offers something increasingly rare in Austin: large lot, trees, and a direct connection to nature—without giving up proximity to downtown. Set on a generous 0.21-acre lot, this 1965 3-bedroom, 2 bath and large 1 car garage home backs directly to Garrison Park, creating a private, heavily treed setting that feels more like a retreat than a city address. Inside, plenty of character
Charming 2-Bedroom Condo in Prime South Austin Location! Discover the perfect blend of comfort and convenience in this beautifully maintained 2-bedroom, 1-bathroom condo in the heart of South Austin. Located in the popular 78745 zip code, this 788 sq. ft. second-floor unit features an inviting open layout with abundant natural light, stylish flooring, and a well-equipped kitchen, ideal for modern
Bridge at Turtle Creek offers income-restricted studios, one-bedroom, and two-bedroom apartment homes. Our Austin apartments were thoughtfully designed to be spacious and inviting. Our open living spaces are sure to fit all your needs, and the options are plentiful. Exciting new apartment interiors will give that modern and contemporary feel to your space.
Brand new gut renovated duplex in the heart of South Austin. Completely private and fenced in front courtyard/entryway, all new floors, quartz countertops, appliances, windows and more! Great private backyard space, quiet street and close to everything. 2 full baths and 2 spacious bedrooms, 1 car garage; and comes with Washer/Dryer and a brand new stainless refrigerator.
Discover Tramor at Cannon Place Apartments, a charming apartment community nestled in South Austin's pleasant Garrison Park area, Offering a peaceful and friendly atmosphere in the heart of South Austin. With the same dedicated owner for over 20 years, we provide stability, quality service, and a well-maintained property you can call home.Why settle for less when more is so affordable?
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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.
