$394,932Average Value$298Average Price per Sq Ft17Homes For Sale
Quintessential Austin quirks, colors and choices
Between Interstate 35 and 1st Street, Sweetbriar is a South Austin neighborhood that offers dual lifestyles. In the western half, quiet residential streets and local watering holes coalesce into a chill, semi-suburban locale. The eastern half is quite a bit different: Hotels, movie theaters, chain restaurants and big-box stores are surrounded by newer condos and townhouses. While Sweetbriar doesn't have the parks and green spaces found in some South Austin neighborhoods, it nevertheless attracts many buyers for its lower-cost homes in proximity to entertainment and crucial commuter routes. "Unless people bought 20 to 30, years ago, it's hard to get in South Austin for less than a million dollars when we're talking about the Zilker and Bouldin Creek area," says Realtor Joaquin Sanchez of the Zell Team for Compass RE Texas. "Sweetbriar is much more approachable, but it's for sure got that vibe of South Austin — the Keep Austin Weird vibe."
Modern Townhomes with fantastic finishings are available in the Sweetbriar neighborhood.
Schools in Sweetbriar in Austin, Texas.
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Single- and multifamily prices remain low for South Austin
Sweetbriar is essentially a bifold of residential options, with Congress Avenue acting as the dividing line. The west side is composed almost entirely of single-family homes from the 20th century, particularly midcentury ranchers, many with stacked-stone facades, breezeblock carports and low-pitched roofs. Others have been renovated, taking on a more traditional aesthetic with painted bricks and exposed wooden beams. These ranchers tend to cost between $300,000 and $485,000. On the east side of Congress Avenue, a dense collection of condo communities and townhouses encircle shopping centers adjacent to Interstate 35. Condos, such as those in the Village on Congress, tend to come as attached multifamily structures sporting a variety of architectural styles. On the other hand, townhouses like those in North Bluff are usually built in a Prairie-style design. Prices for both options tend to range from $400,000 to $450,000. Unlike the many neighborhoods that make up South Austin, like Barton Hills or SoCo, "If you go past 290, that's where the price really drops off," says Realtor Lexi Castles of Compass RE Texas.
Ranch style homes in Sweetbriar in Austin, Texas.
Apartments in Sweetbriar in Austin, Texas.
Apartments in Sweetbriar in Austin, Texas.
Ranch style homes in Sweetbriar in Austin, Texas.
National style homes in Sweetbriar in Austin, Texas.
Apartments in Sweetbriar in Austin, Texas.
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Bistro food, beer taps and backyard games at The Little Darlin'
Commercial offerings are plentiful immediately west of I-35, where a Fiesta Mart offers easy access to groceries. Chain restaurants pop up along the highway, including national chains like Chipotle, sit-down options like Chili's Bar and Grill or local chains like Dimassi's Mediterranean Buffet. There are also plenty of locally owned eateries to visit, like Gangnam Korean BBQ, offering authentic Korean barbecue complete with grills on every table. The Little Darlin' is arguably the most cherished locally owned restaurant in Sweetbriar. The Americana bistro and watering hole for craft beer is open for lunch, dinner and weekend brunch, with pool tables inside and cornhole in the backyard. “Places like Little Darlin’, all the dance halls and honky-tonks when you drive towards Downtown — they’re what gives the city its character. The way things are going with all sorts of folks settling down here, I think this might become the new East Austin,” says Realtor Mary Daniels of Keller Williams Realty.
Jalisco's Bar & Grill is a popular cantina in Sweetbriar in Austin, Texas.
The local movie theater in Sweetbriar in shows the latest blockbusters.
Local shops in Sweetbriar offer envied shopping and dining.
Chain food options exist in Sweetbriar in Austin, Texas.
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Library programs, movie screenings and pet contests
Residents are able to stay connected through a multitude of activities and events in Sweetbriar. The Regal Metropolitan offers a place in the neighborhood to catch the latest summer blockbuster and even allows guests to organize their own film festivals. The Pleasant Hill Branch for Austin Public Library affords a littany of programs and events, including all ages storytime, guided ecology tours and youth programs like Music and Movement, which allows young kids to learn about music and dance traditions from cultures across the world, as well as the instruments associated with each. The Little Darlin' is also a popular events space for the neighborhood. Outdoor concerts for local bands are a weekly affair, and special events include movie screenings, vintage markets and the annual Dog Beard & Moustache Competition, wherein pups and their people compete for titles like "Best Dog & Owner Look-A-Like," "Sweetest Stache" and "Gnarliest Beard."
Interstate 35 access for trips to Tesla, downtown
I-35 abuts the neighborhood to the east, forming both a border and a direct connection with downtown. In between the neighborhood and downtown, I-35 connects with Ben White Boulevard, offering a connection to major employers in eastern Austin, like Tesla or the Austin-Bergstrom International Airport. Because traffic on the highway is a daily guarantee, some residents stick to city streets that lead directly into downtown, like Congress Avenue. To avoid traffic around the neighborhood's shopping centers, some residents use the CapMetro bus routes that run through the neighborhood. Others prefer to walk the neighborhood's sidewalks or bike along the shoulders of major roads like Stassney Lane.
Associate's degrees from Crockett Early College High
Students get to stay in the neighborhood for kindergarten through fifth grade at Pleasant Hill Elementary, which has a C-plus Niche rating. Offering the AVID College Readiness Program and a multitude of fine arts classes through its Creative Learning Initiative, Pleasant Hill Elementary fast tracks student progress. The school also assists parents with free breakfast and lunch for all students. The next step is Bedichek Middle School, which has a B-minus rating, is distinguished for its robust fine arts program and is a member of the national STEM program Project Lead The Way. Crockett Early College High School is the last step for most students, earning a B rating from Niche. Most notably, Crockett Early College High offers students the ability to graduate with an early associate's degree through a partnership with Austin Community College.
Pleasant Hill Elementary School is the main starting point for students in Sweetbriar.
Roy Bedichen Middle School is in Austin, Texas.
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No public parks but options at home
The neighborhood does not have any public parks, so most residents either hop over to nearby options, like Garrison District Park, or visit private businesses in their neighborhood that offer recreational activities, like Neighbors Dog Park. Most condo and apartment communities in the neighborhood include their own recreation amenities, such as exercise rooms, outdoor pools and picnic areas. Some, like Avana SoCo, even feature luxury amenities like a game room, lounge and poolside coffee bar. Despite the lack of parks, residents look forward to the future with the incoming Williamson Creek Greenbelt Trail. The planned hike and bike trail will offer connections between Menacha Road and South Congress Avenue and will comprise roughly 2 scenic miles of basketflowers and buttonbush along the babbling creek.
Dogs playing at Neighbors Dog Park and Coffee Shop in Sweetbriar, Austin, Texas.
Neighbors Dog Park in Sweetbriar offers a dog park complete with a cafe for owners.
Locals socialize with their pets in Neighbor's Dog Park in Sweetbriar in Austin, Texas.
Dogs can play freely at Neighbors Dog Park and Coffee Shop in Sweetbriar, Austin, Texas.
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Things to consider
Williamson Creek is one of the most flood-prone creeks in all of South Austin. In 2014, the City of Austin and the Army Corps of Engineers went so far as to approve a voluntary buyout program, converting 17 acres of former residential property along the creek into undeveloped land. While most of the neighborhood is not in a flood zone, anything along Williamson Creek is, and a separate flood zone slices across the neighborhood following a buried creek. This compels some homeowners to purchase flood insurance. Crime is also somewhat of an issue in the neighborhood, which has a CAP Index Score of 6. Although 2 points higher than the national average,the score is largely driven by non-violent crime, and it remains consistent with surrounding neighborhoods in South Austin.
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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to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Sweetbriar
US
Homicide
5
4
Sexual Assault
5
4
Assault with Weapon
5
4
Robbery
5
4
Burglary
6
4
Motor Vehicle Theft
6
4
Larceny
6
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
Sweetbriar Demographics and Home Trends
On average, homes in Sweetbriar, Austin sell after 68 days on the market compared to the national average of 54 days. The median sale price for homes in Sweetbriar, Austin over the last 12 months is $355,000, down 7% from the median home sale price over the previous 12 months.
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