What determines home value in 78703?
Walkability to downtown Austin is the defining advantage — homes within 10-minute walk of West 6th, Whole Foods, Lady Bird Lake trail command premiums unavailable in any other luxury ZIP.
- Casis Elementary zone is the school anchor, but Bryker Woods Elementary also draws strong demand in the northern 78703 corridor near 35th Street.
- Sub-neighborhood prestige tiers: Pemberton Heights ($2.5M-$8M+) and Old Enfield ($2M-$6M) sit above Tarrytown proper ($1.2M-$4M) which sits above Clarksville ($800K-$3M).
- Historic character premium: 1920s-1950s stone/brick homes with mature live oaks on deep lots command buyer premiums even over equivalent-spec new construction in newer neighborhoods.
Source: The Keenan Group, #1 Austin Board of Realtors Team (2024)
Current Market Snapshot
Source: Austin MLS/VOW data | Geography: Tarrytown polygon | Window: trailing 12 months | Computed: May 4, 2026
Median Sold Price
$1742K
Median Days on Market
54
Sale-to-List Ratio
9380.0%
Months of Supply
6.8
Comparable Sale Constraints
Why generic online estimates miss the mark here.
78703 contains 4+ distinct sub-neighborhoods with separate demand profiles — Pemberton Heights estate buyers are not Clarksville cottage buyers, despite sharing a ZIP.
Teardown economics dominate the lower tier ($800K-$1.5M purchases that immediately become $3M-$5M new builds), distorting "sold" averages.
Historic preservation overlays and deed restrictions on some blocks limit renovation scope, affecting buyer willingness and comp relevance.
TCAD Assessment Context
78703 has the highest concentration of homestead-capped properties in Austin. Homes held 15+ years may be assessed at 40-50% of market value. A $4M Pemberton Heights home purchased in 2005 for $1.2M may show TCAD assessed at $1.8M. Protest success rates are high but savings per dollar are largest in the $2M+ tier.
What Should You Do Next?
For a useful 78703 valuation, identify your sub-neighborhood (Tarrytown, Clarksville, Pemberton Heights, Old Enfield, West Austin), lot size, and construction era. Each combination creates a distinct comp set. Request a CMA from Keenan Group.
Frequently Asked Questions
How accurate are 78703 Home Value estimates?
What drives home values in 78703?
How does TCAD assessment compare to market value here?
What should I prepare before requesting a valuation?
How do I request a free CMA for my 78703 home?
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