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Keenan Group

78703 Home Value

ZIP 78703 covers Tarrytown, Clarksville, Pemberton Heights, Old Enfield, and West Austin. One of Austin's highest-demand ZIPs with walkability to downtown, Lady Bird Lake, and historic neighborhoods with century-old tree canopy.

Austin ISD$800K-$8M+ZIP 78703

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)

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.

Property Tax Protest GuideTexas Homestead Exemption Guide

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.

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Frequently Asked Questions

How accurate are 78703 Home Value estimates?
Accuracy depends on comp quality. 78703 contains 4+ distinct sub-neighborhoods with separate demand profiles - Pemberton Heights estate buyers are not Clarksville cottage buyers, despite sharing a ZIP. For a pricing decision, request a full CMA from Keenan Group that accounts for condition, lot, school zone, and current competition.
What drives home values 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.
How does TCAD assessment compare to market value here?
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 I prepare before requesting a valuation?
Helpful information to share: recent improvements or renovations with dates and approximate costs, any features not in TCAD records (finished garage conversions, pool upgrades, custom built-ins), current HOA dues and special assessments, recent property tax protest results, and photos of interior, exterior, and unique features. None of this is required - we can start with just your address.
How do I request a free CMA for my 78703 home?
Call (512) 415-7653 or visit thekeenangroup.com/contact. Provide your property address and any relevant context (selling timeline, renovation history, estate or refinance purpose). The Keenan Group delivers a preliminary CMA within 24-48 hours, free and with no obligation to list.

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