604 Fletcher, Austin, TX 78704

Lot is Almost 8000 sq ft and is currently zoned CS-NP; adjoining 1 available lots, and 1 recent sold on the corner of South First and Fletcher listed by a different Brokerage (see MLS 5656371 and MLS 4951300) Current improvements include a 2001 owner occupied duplex... an older structure with a 1 car garage and large storage room/shop... The Duplex is constructed with steel stud interior framing, 100% masonry Hardie panel siding, & a 26 Ga. Galvalume A panel metal roof. 2-2 1200 square feet up and down with 2400 sqft total. Specifications and Home Improvements are in attached documents. Rents could be $5k-$7k per month... Or use as multigenerational home as Current owner does. Eventual land use May be as part of a commercial project with adjoining commercially zoned lots. Do not disturb occupants. Strict appointment with agent.

At $833 per square foot on a 0.182-acre site in Austin, TX 78704, 604 Fletcher offers something hard to find in South Austin: a 2,400-square-foot Residential Income - Duplex with both current utility and long-range upside. In Bouldin Creek, 604 Fletcher sits just off South First Street in Travis County, where lot size, location, and flexibility tend to drive value more than flash.

Built in 2001, the duplex is configured as two roughly 1,200-square-foot living spaces, which gives buyers several workable paths. It can function as an income property, a multigenerational setup, or a hold in one of Austin’s most closely watched central neighborhoods. The lot measures about 0.182 acres, or roughly 7,927 square feet, which is meaningful in 78704 where land is tight and redevelopment pressure is constant. The existing improvements also matter. This is not an older frame rental with deferred basics. The structure includes steel stud interior framing, masonry and Hardie exterior materials, and a metal roof, all of which support durability over time. A 2-car garage adds practical value that is not always easy to get in this part of town.

The location is a major part of the appeal. South First Street is close enough for everyday dining, coffee, and errands, while South Congress Avenue and Ben White Boulevard keep the rest of Austin accessible. Downtown Austin is typically about 10 to 15 minutes away by car, and Austin-Bergstrom International Airport is often reachable in about 15 to 20 minutes depending on traffic. That makes this address useful for owners who split time between work, travel, and city access. Buyers looking at central Austin income property will understand the advantage immediately.

For schools, 604 Fletcher is in Austin ISD and assigned to Becker Elementary School, Lively Middle School, and Travis High School. Those named Austin ISD campuses help ground the property for buyers comparing 78704 options street by street, not just by ZIP code. Bouldin Creek remains attractive because it sits near major corridors and neighborhood amenities without giving up the residential feel people want when they choose South Austin over a more vertical urban setting.

At $2.00 million, this is a property where the case is straightforward: land, location, duplex function, and future flexibility all line up in one address, and that combination tends to age well in 78704.

Bouldin Creek has more James Beard Award nominees per block than any neighborhood in Texas. That is not an exaggeration you would find in a tourism brochure. It is a reflection of what happens when a formerly working-class neighborhood south of the river becomes the center of gravity for Austin's most ambitious restaurant talent while somehow keeping its tree-lined streets and quirky residential character intact.

The neighborhood occupies the triangle between South First Street, South Congress Avenue, and Oltorf Street in the 78704 zip code, with Lady Bird Lake forming its northern boundary. Downtown Austin is literally across the bridge. You can walk to the lake in five minutes, bike downtown in ten, and reach Austin-Bergstrom airport in about 20 minutes. Zilker Park and Barton Springs Pool are immediately to the west. The South Congress shopping and dining corridor runs along the eastern edge, which means you live adjacent to one of Austin's biggest tourist draws without actually being in the middle of it.

The housing stock tells the story of the neighborhood's evolution. About 35 percent of the homes are original Austin bungalows and Craftsman cottages from the 1910s through 1940s, many of them lovingly maintained or thoughtfully updated. Another 30 percent are modern custom builds from 2010 forward, the kind with clean lines, rooftop decks, and walls of windows that signal serious architectural intent. Mid-century ranch homes account for 15 percent, and you will find a scattering of L-plan cottages, contemporary townhomes, and duplex conversions filling the remaining gaps. Lot sizes are modest by Austin standards, typically a tenth of an acre or less for the older homes. Prices range from around $600,000 for a smaller bungalow needing work to well over $2 million for a new-construction modern on a corner lot. The price per square foot is among the highest in South Austin because you are paying for location as much as the structure.

Bouldin Creek falls within Austin ISD. The neighborhood school is Becker Elementary, with Fulmore Middle School and Travis High School serving the older grades. Austin ISD has faced enrollment challenges citywide, and some families in Bouldin do opt for private or charter alternatives. That said, Becker has an engaged parent community and a strong neighborhood identity. The proximity to UT Austin also means access to university-affiliated programs and resources that benefit the broader area.

The lifestyle here is defined by walkability and the density of independent businesses within a few blocks of home. Mornings might start at Bouldin Creek Cafe, the longstanding vegetarian spot that has been a neighborhood anchor for decades, or Elizabeth Street Cafe for Vietnamese coffee and pastries. Lunch could be Home Slice Pizza on South Congress or a smoked brisket plate at Terry Black's. For dinner, you are choosing between Lenoir's hot-weather food concept, Odd Duck's ever-changing farm-to-table menu, or Perla's patio for oysters and people-watching. On weekends, Barton Springs Pool is the communal living room. The West Bouldin Creek Greenbelt provides a shaded walking loop, and Zilker Park hosts everything from kite festivals to trail running. The neighborhood still has a strong creative identity, with working artists, musicians, and small business owners living alongside tech professionals and young families.

Bouldin Creek sits at a unique intersection in Austin's market. It is more expensive than Travis Heights to the east and Galindo to the south, but it delivers walkability and dining access that neither can match. Compared to Zilker, the lots are smaller but the neighborhood feel is stronger. Compared to Clarksville north of the river, you get a similar village character at a slightly lower price point with better restaurant density. The key distinction is that Bouldin is genuinely walkable to both Lady Bird Lake and South Congress without requiring a car, which is rare in Austin.

Bouldin Creek makes the most sense for buyers who prioritize daily walkability over square footage. If eating at a different excellent restaurant every night of the week without starting your car sounds like the right way to live, this is your neighborhood. It works well for couples, professionals, and smaller families who want to be in the center of Austin's food and cultural scene while still having a quiet, residential street to come home to. Larger families who need significant yard space or top-tier public school ratings may want to look further south or west, but for everyone else, this is as close to urban village living as Austin gets.