Why do buyers and sellers use Keenan Group in Barton Hills?

The Keenan Group is the #1 Austin Board of Realtors Team (2024) with 40+ homes sold in Barton Hills and South Austin. We specialize in evaluating greenbelt-adjacent lot premiums vs. flood risk - the key price driver in this neighborhood. With $1B+ in career sales, we help buyers separate premium assets from liability lots. Contact us at (512) 415-7653.

Is Barton Hills a good investment?

Barton Hills benefits from permanent supply constraints: a fully built-out neighborhood adjacent to the publicly owned Barton Creek Greenbelt, which cannot be developed. That protected green space guarantees the outdoor access and view corridors that drive the neighborhood's premium. Combined with a 5-10 minute downtown commute, Barton Springs Pool walkability, and Zilker Park proximity, buyer demand has held across market cycles. Flood plain status varies lot by lot and affects long-term value, so parcel-level due diligence is essential.

What should I know about greenbelt and flood considerations in Barton Hills?

Greenbelt adjacency is the primary price driver in Barton Hills - homes backing to the Barton Creek Greenbelt sell at a clear premium over interior lots. However, some parcels near the creek corridor fall within FEMA floodplains, which affects insurance costs, building restrictions, and resale. The key is separating the greenbelt premium from the flood risk. A lot with good elevation backing to protected green space is a premium asset. A lot in a floodplain with drainage issues is a liability. We review flood maps, elevation certificates, and drainage patterns on every Barton Hills property.

Is now a good time to sell in Barton Hills?

Spring (February through May) is consistently the strongest selling window in Barton Hills, driven by buyers timing moves to Barton Hills Elementary enrollment and the greenbelt showing at its greenest. Fall has a secondary wave September through November. However, Barton Hills' outdoor lifestyle appeal and limited inventory mean well-priced homes in good condition sell throughout the year. Contact us for current inventory and days-on-market data specific to your street and lot position.

What school district serves Barton Hills?

Barton Hills is served by Austin ISD. TEA Accountability Rating: C. GreatSchools: 6/10. The district enrolls 75,000 students with a 14:1 student-teacher ratio.

What are the zoned schools for Barton Hills?

Homes in Barton Hills are zoned to: Elementary: Cedar Creek Elementary (9/10), Barton Hills Elementary (8/10). Middle: Hill Country Middle School (9/10), Covington Middle School (6/10). High: Westlake High School (9/10), Austin High School (7/10). All schools are within the Austin ISD system.

Neighborhood listings

10 active listings and 3 under contract or pending

Barton Hills Real Estate Market

Homes in Barton Hills sell for around $594 per square foot, roughly 2.0 times the City of Austin median of $303.

Barton Hills market data as of October 2026
Metric	Barton Hills	City of Austin
Median Sold Price (12M)	$1.58M	$597K
Median Days on Market	54 days	35 days
Sale-to-List Ratio	91.1%	93.2%
Median $/sqft (typical home)	$594	$303
Active Listings	10	3,283
Homes Sold (12M)	70	5,718
Months of Supply	1.7	6.9

Data as of October 2026. Source: Keenan Group at Compass Real Estate, Austin MLS (ACTRIS). City of Austin reflects closed sales within its city limits over the trailing 12 months.

Schools Near Barton Hills

School district: Austin ISD

Schools zoned to Barton Hills
School	Type	Grades	Rating	Distance
Zilker Elementary School	Regular	PK-5	A+	0.3 mi
Mainspring Schools	Regular	PK-PK	—	0.4 mi
Becker Elementary School	Regular	PK-5	B	0.6 mi
Disciplinary Alternative Education Program- Elementary School	Alternative/Other	KG-6	—	0.6 mi
St Austin Catholic School	Regular	PK-8	—	0.7 mi
San Juan Diego Catholic High School	Special Program Emphasis	9-12	—	0.8 mi
Barton Hills Elementary School	Regular	KG-6	A	0.9 mi
Phoenix Academy	Alternative/Other	8-12	—	0.9 mi
Dawson Elementary School	Regular	EE-5	D-	1.2 mi
St Ignatius Martyr Catholic School	Regular	KG-8	—	1.2 mi

View all Austin ISD schools and homes by zone →

Barton Hills Community Profile

Median Household Income: $124K
Work from Home: 45.9%
Median Commute: 12 min
Bachelor's Degree+: 51.1%
Graduate Degree: 32.7%
Owner Occupied: 37.6%
Median Age: 36
Population: 8,983

Source: ATTOM Data, U.S. Census. Reported at the neighborhood/community level.

How Barton Hills Compares

Barton Hills compared to nearby neighborhoods
Neighborhood	Median Price	School District	ZIP	Active Listings
Barton Hills (you are here)	$1.58M	Austin ISD	78704	10
Bouldin Creek	$1.15M	Austin ISD	78704	26
South Congress	$860K	Austin ISD	78704	20
Travis Heights	$1.06M	Austin ISD	78704	21
Zilker	$1.42M	Austin ISD	78704	14

Median sale price, trailing 12 months ending October 7, 2026 · Keenan Luxury Market Index, MLS closed sales

Last updated April 3, 2026

What Clients Say About Barton Hills

Real experiences from buyers and sellers in this neighborhood

View all testimonials

I can't recommend Cara Keenan enough!!! For our first home-buying experience, she was everything we were hoping for and more. Cara Keenan and Joe Keenan were recommended by a colleague, but it was Cara Keenan who took point on our search (Joe Keenan was really helpful when we were out and about looking at properties). Throughout the whole process, Cara Keenan was super-responsive, proactive, extremely knowledgeable about the Austin market, made sure to check in about any concerns we might have and made suggestions that saved our butts when it came to negotiating on the property we went with. Even after the closing, she was helpful in coordinating some issues for us and smoothing out some work on the house before we were moving in. She takes real pride in her work, listens, eased minds and was just so helpful (and fun!). I've already recommended her to other friends for whenever they may want to start looking and know that if/when my husband and I need to move, she'll be our first call.

Sarah Dettenwanger

First-Time Buyer in Austin, TX

Barton Hills

My fiance Matt and I purchased our first home less than two weeks ago with the help of The Keenan Group. Our friends warned us about the tricky and sometimes confusing process of buying a place, but luckily Matt found The Keenans and we couldn't be happier with the experience. The entire process was seamless. They anticipated our questions, concerns and anxieties; they were always available to meet and responded quickly to any inquiry (no matter how silly or small). They give 5 star treatment and we feel honored that we got to work with them. Now we just want to hang out with them because she's fantastic!!

Becky Fabre

First-Time Buyer in Austin, TX

Barton Hills

Barton Hills is the kind of neighborhood where people don't leave, so when a house comes up it goes fast. Cara had been watching for us and called the morning a three-bedroom hit the MLS. We toured it at lunch and wrote the offer by dinner. Cara's terms strategy — short option, flexible close, leaseback — won over the seller even though we weren't the highest bid. We walk to Barton Springs and the greenbelt every weekend. Worth every penny.

K. Underwood

Barton Hills

Beyond Barton Hills

78704 ZIP Code Guide

Demographics, schools, walkability, and community profile for 78704

78704 Market Data

Active listings, pricing, and sales velocity for 78704

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Home Valuation

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District guides, ratings, and school-zone pricing impact

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Selling in Austin

Pricing strategies, Compass marketing, and seller resources

Buying in Austin

Buyer paths, off-market access, and school district guidance

Austin's #1 Real Estate Team · 2024 Austin Board of Realtors

The Keenan Group in Barton Hills

$760/sqft

Barton Hills luxury homes ($2M-$10M)

Barton Hills home sales at all price points, last 12 months: $1.58M median sale · 54 median days on market · 91.1% of list

#1ABoR Team 2024

$1B+Career Sales

1000+Homes Sold

25+Years Experience

Source: Keenan Group at Compass · Updated October 2026

Meet the team

Barton Hills - Homes, Schools & Neighborhood Guide

A greenbelt-adjacent 78704 neighborhood with Zilker Park, Barton Springs Pool, Barton Creek trails, and a 5-10 minute drive to downtown Austin.

#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold

Written by Joe and Cara Keenan - #1 Austin Board of Realtors Team 2024, $1B+ career sales.

5.0 · 176+ reviews#1 Team - Austin Board of Realtors (2024)$1B+ career sales1,000+ transactions

Austin Neighborhood Guide

Barton Hills Neighborhood Guide - Austin Luxury Real Estate

Barton Hills guide. Barton Hills Elem, O. Henry, Austin High. Greenbelt access. Keenan Group - #1 Austin team 2024.

Who is the best realtor in Barton Hills?

The Keenan Group at Compass is the #1 Austin Board of Realtors team (2024), with 25+ years, 1,000+ homes sold, and $1B+ in career volume serving Barton Hills. Joe and Cara Keenan represent buyers and sellers in Barton Hills with data-driven pricing, full-scale marketing, and direct access to qualified luxury buyers.

Source: Keenan Group at Compass Real Estate, Austin TX

Central Austin Lifestyle

Best fit for buyers prioritizing central location, Greenbelt access, and long-term neighborhood demand.

Buyer Fit

Buyers targeting established South Austin inventory near the Greenbelt.

Lifestyle Fit

Walkable access to trails, parks, and Barton Springs activity hubs.

Seller Fit

Story-led marketing around location and lot utility wins buyer attention faster.

View Homes for Sale Compass Private Exclusives What's Your Barton Hills Home Worth?Tour Barton Hills with Austin's #1 Team

Keenan Group Authority

#1 Team - Austin Board of Realtors (2024)25+ Austin experience$1B+ career volume

Call (512) 415-7653 keenan@compass.com

ZIP codes: 78704
School district: Austin ISD
Active listings: 10 active listings

What is it like to live in Barton Hills?

Barton Hills is a residential neighborhood in the 78704 ZIP code between the Barton Creek Greenbelt, Zilker Park and South Lamar Boulevard, a short drive south of downtown Austin. In the 12 months ending October 7, 2026, 70 homes sold in Barton Hills at a median price of $1.58M (Keenan Luxury Market Index, from MLS closed sales). It is in Austin ISD; confirm the assigned campuses by address. Greenbelt trails, Barton Springs Pool and Zilker Park are within walking or biking distance.

Barton Hills homes for sale

78704 neighborhood between the Barton Creek Greenbelt, Zilker Park and South Lamar
Austin ISD; confirm campuses by address
Walk or bike to the Greenbelt, Barton Springs Pool and Zilker Park

Source: Written by Joe and Cara Keenan - #1 Austin Board of Realtors Team 2024, $1B+ career sales.

Barton Hills At A Glance

ZIP

78704

School District

Austin ISD

Median Price

$1.58M

Active Listings

Median DOM

54 days

Median $/sqft

$594

Trailing 12 months ending October 7, 2026 · Keenan Luxury Market Index, MLS closed sales

Map & Boundary

Barton Hills Neighborhood Map

Active Listings

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Overview

Why Buyers Choose Barton Hills

Barton Hills wins on outdoor access. No other Austin neighborhood puts you this close to Barton Creek Greenbelt, Barton Springs Pool, and Zilker Park simultaneously - all within walking or biking distance from your front door. Add a 5-10 minute downtown commute and you have one of the most compelling lifestyle-per-dollar neighborhoods in central Austin.

The housing stock is predominantly mid-century ranch homes built from the 1950s through the 1970s on lots that range from 6,000 to 12,000+ square feet. Many back to the greenbelt or have creek views, which creates a premium tier within the neighborhood. The active renovation cycle has brought contemporary updates alongside well-preserved originals, giving buyers a range of entry points.

Barton Creek Greenbelt: Direct trail access from the neighborhood for hiking, swimming, mountain biking, and rock climbing. Multiple access points along the southern and western edges.
Barton Springs Pool: The spring-fed, 68-degree pool is a 5-minute walk from many Barton Hills homes. Open year-round.
Zilker Park: Austin's 351-acre central park borders the neighborhood to the north. Zilker Botanical Garden, the Zilker Hillside Theater, and the Hike and Bike Trail are all immediate.
Barton Hills Elementary anchors the school path. O. Henry Middle and Austin High complete the Austin ISD route. LASA magnet is a high school alternative.
South Lamar Boulevard on the eastern edge provides walkable and bikeable dining, grocery, and retail without needing a car.

Market Data

Current Barton Hills Market Data

In the 12 months ending October 7, 2026, 70 homes sold in Barton Hills at a median price of $1.58M, with a median of 54 days on market and a median of $594 per square foot (Keenan Luxury Market Index, from MLS closed sales).

As of October 7, 2026, Barton Hills had 10 active and 3 pending listings, with 1.7 months of supply and a 91% sale-to-list ratio in the 12 months ending October 7, 2026.

Median sale price, 12 months ending October 7, 2026: $1.58M
Closed sales, 12 months ending October 7, 2026: 70
Active listings as of October 7, 2026: 10
Product filter: Single Family Residence only
Price bands: review the live comp set by property type, lot, condition, and street-level position

Location & Commute

Daily Geography in Barton Hills

Barton Hills is 5-10 minutes from downtown Austin. That commute - combined with the greenbelt, Zilker, and Barton Springs access - is the reason most buyers choose this neighborhood over alternatives that are either farther from downtown or farther from nature.

Downtown Austin: 5-10 minutes via South Lamar or Barton Springs Road. One of the shortest commutes in Austin.
UT Austin campus: 10-12 minutes via South Lamar or MoPac.
South Congress Avenue: 5-8 minutes east. Walking or biking distance from the eastern edge.
The Domain and Apple campus: 20-25 minutes north via MoPac.
Austin-Bergstrom Airport: 15-20 minutes via MoPac to 71.
Barton Creek Greenbelt trailheads: walkable from most homes. The Gus Fruh, Spyglass, and Campbell's Hole entrances are all within the neighborhood.
Barton Springs Pool: 5-minute walk from the northern edge of the neighborhood.
South Lamar dining and retail: walkable or a 2-minute drive from most homes.

Culture

Local Anchors That Shape the Neighborhood

Barton Hills is an outdoor-first neighborhood. The daily rhythm revolves around the greenbelt, the springs, and the park. Morning trail runs, after-school creek swims, weekend hikes to Sculpture Falls - that is the lifestyle people move here for. The restaurants and shops on South Lamar are a bonus, not the main draw.

Barton Creek Greenbelt: 13+ miles of trails for hiking, swimming, mountain biking, and bouldering. Access points at Gus Fruh, Spyglass, Campbell's Hole, and the Violet Crown trailhead.
Barton Springs Pool: 68-degree spring-fed pool, open year-round. A defining Austin landmark and a 5-minute walk from most Barton Hills homes.
Zilker Park: 351 acres of green space bordering the neighborhood. Hosts ACL Festival, Trail of Lights, Zilker Kite Festival, and weekend activity year-round.
South Lamar corridor: Uchi, Counter Culture, Odd Duck (original location), Matt's El Rancho, and a dense stretch of independent restaurants and shops.
Barton Hills Elementary: Neighborhood school with strong community involvement. The annual carnival and fundraiser events anchor the neighborhood calendar.
Lady Bird Lake Hike and Bike Trail: Accessible from the northern edge of the neighborhood via Zilker Park. 10+ miles of running and cycling.

For buyers who want daily life built around swimming in Barton Springs, biking the greenbelt, and running to Zilker after work or school, there is no substitute for Barton Hills. That outdoor lifestyle is the neighborhood's identity - and it is why homes here appreciate consistently regardless of market cycles.

Buying Strategy

What Is the Best Way to Sell a Barton Hills Home?

Greenbelt access is the number one selling point in Barton Hills. If your lot backs to the Barton Creek Greenbelt or has direct trail access, we lead with that in listing photography, drone footage, and copy.

Flood plain disclosure and buyer education matter here more than in most Austin neighborhoods. Some Barton Hills lots sit in FEMA floodplains, and that affects insurance costs, renovation permits, and resale. We run flood status on every listing and present the data upfront rather than letting it surface during inspection. Buyers respect transparency, and it prevents deal-killing surprises at the 11th hour.

Barton Hills Elementary is a demand driver for school-focused buyers. We verify attendance zone for every listing and lead with the school path - Barton Hills Elem, O. Henry Middle, Austin High - in marketing targeted at the school-focused buyer pool. That school path, shared in part with Zilker, creates cross-neighborhood competition that benefits sellers in both areas.

Spring listings (February through May) perform strongest in Barton Hills. The outdoor lifestyle photographs at its best, the greenbelt is green, and buyers are aligning purchases with the school enrollment window. We stage for outdoor living - patios, trail access, greenbelt views - because that is what closes deals in this neighborhood.

We typically recommend public MLS listing in Barton Hills. Buyer traffic in 78704 is strong enough that MLS exposure generates competitive offers, particularly from the outdoor-lifestyle buyer pool actively searching greenbelt-adjacent properties. Contact us for a Barton Hills pricing strategy based on your lot position, greenbelt proximity, and flood status.

Comparison

How Barton Hills Compares to Nearby Alternatives

Barton Hills buyers typically compare with Zilker, South Lamar, Bouldin Creek, and Rollingwood. The decision comes down to outdoor access, school path, and how much greenbelt proximity matters.

Compared with Zilker: Zilker is immediately north with similar park access and slightly higher density. Barton Hills has more direct greenbelt trail access and generally larger lots. Both are Austin ISD with similar school paths.
Compared with South Lamar / Bouldin Creek: More walkable to restaurants and South First Street, but smaller lots, more infill development, and less greenbelt access. Barton Hills is quieter and more residential.
Barton Hills is Austin ISD at half the price with direct greenbelt access that Rollingwood does not have.
Compared with Barton Creek: Barton Creek is a gated golf community in Austin ISD, 25-30 minutes from downtown. Barton Hills is an open neighborhood, also in Austin ISD, 5-10 minutes from downtown with trail access but no golf.
Compared with Travis Heights: Travis Heights is east of South Congress with better walkability to restaurants but no greenbelt access. Barton Hills trades walkable dining for outdoor recreation.

Keenan Group

Who Is the Best Realtor for Barton Hills Austin?

#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold

The best realtor for Barton Hills knows how to price greenbelt adjacency premiums - a lot backing to protected Barton Creek Greenbelt with good elevation and trail access is a fundamentally different product than an interior lot two streets away. A strong Barton Hills agent also understands flood plain boundaries lot by lot, Barton Hills Elementary demand cycles, and how Barton Hills competes with Zilker for buyers who want nature-adjacent urban living without leaving 78704.

Keenan Group - #1 Austin Board of Realtors Team 2024 - serves Barton Hills and South Austin's greenbelt-adjacent markets with $1B+ in career sales and 1,000+ transactions over 25 years.

#1 Austin Board of Realtors Team 2024
$1B+ career sales volume, 1,000+ transactions
25 years across Austin's greenbelt-adjacent neighborhoods
Luxury League, Compass Austin Luxury Advisors, Austin Luxury Network

Frequently Asked

Quick Answers About Barton Hills

Barton Hills is 5-10 minutes from downtown Austin via South Lamar Boulevard or Barton Springs Road. This is one of the shortest commutes in Austin. South Congress is 5-8 minutes east. UT campus is 10-12 minutes north. The airport is 15-20 minutes via MoPac.

Barton Hills is served by Austin ISD. The school path is Barton Hills Elementary, O. Henry Middle School, and Austin High School. LASA (Liberal Arts and Science Academy) is available as a magnet high school option. Always verify address-level assignments before making an offer.

Some parcels near the Barton Creek corridor fall within FEMA-mapped floodplains. Flood status varies lot by lot - many Barton Hills homes are well above flood elevation while others require flood insurance and building restrictions. We review FEMA maps and elevation data on every property before recommending an offer.

Yes. Barton Hills has multiple direct access points to the Barton Creek Greenbelt, including entrances at Gus Fruh, Spyglass, and Campbell's Hole. Most homes are within walking or biking distance of at least one trailhead. The greenbelt offers 13+ miles of hiking, swimming, and mountain biking.

Homes backing directly to the Barton Creek Greenbelt sell at a clear premium over comparable homes on interior streets. That premium has held through market cycles because the greenbelt land is publicly owned and permanently protected - the view and access cannot be built over. Lots with year-round creek views or direct trail access sit at the top of the premium range. Seasonal-creek adjacency (where the water flows only after significant rain) carries a smaller premium. We help buyers distinguish between true greenbelt-backing lots and lots that merely face green space.

Yes, briefly. Austin City Limits Festival (two weekends in October at Zilker Park) significantly impacts Barton Hills traffic, parking, and noise for those two weekends. Residents typically plan around it - some treat the weekends as home time, others leave town. Other weekends at Zilker (Blues on the Green summer concerts, Trail of Lights in December) are smaller in scale but still noticeable. Year-round, Zilker proximity is the neighborhood's headline benefit; these few weekends are the tradeoff.

Short-term rental rules follow City of Austin regulations, which are restrictive. Type 2 STRs (non-owner-occupied rentals) are generally not permitted in single-family residential areas, including most of Barton Hills. Type 1 STRs (owner-occupied) have their own licensing and occupancy requirements. Buyers considering any rental strategy should verify current zoning and licensing rules with the City of Austin before making an offer - enforcement has tightened significantly in recent years.

Barton Hills and Zilker are adjacent and share much of the same lifestyle - Barton Springs, Zilker Park, greenbelt access, Austin ISD through Barton Hills or Zilker Elementary. Barton Hills has more direct greenbelt trail access (Gus Fruh, Spyglass, Campbell's Hole entrances). Zilker has slightly higher density with more infill development and is more walkable to South Lamar restaurants. Price points are broadly similar; compare recent sales in each before you choose. Buyers who prioritize greenbelt trails often prefer Barton Hills; buyers who prioritize walkable dining often prefer Zilker.

Local picks

Best Restaurants Near Barton Hills

Where Barton Hills buyers and residents actually eat - from date night to weeknight favorites.

Name	Cuisine / Type	Price	Highlights	Last verified
Uchi 801 S Lamar Blvd, Austin, TX 78704	Japanese	$$$$	James Beard Award winner Tyson Cole turned a converted bungalow into one of the best restaurants in Texas The omakase is worth the splurge, but the tasting menu at the bar is how regulars eat here on a Tuesday	2026-03-27
Odd Duck 1201 S Lamar Blvd, Austin, TX 78704	New American	$$$	Started as a food trailer, now a Michelin-recognized restaurant The menu changes constantly based on what local farms are producing that week	2026-03-27
Lenoir 1807 S 1st St, Austin, TX 78704	Southern French	$$$$	A hidden garden restaurant on South First that most people drive right past Chef Todd Duplechan calls it 'hot weather food' - Southern technique meets Southeast Asian and French influence	2026-03-27
Loro 2115 S Lamar Blvd, Austin, TX 78704	Asian Smokehouse	$$$	Tyson Cole and Aaron Franklin teamed up - that sentence alone tells you everything Thai-inspired dishes meet Central Texas barbecue	2026-03-27
Juliet Italian Kitchen 1500 Barton Springs Rd, Austin, TX 78704	Italian	$$$	Right on Barton Springs Road, so you can walk here after a swim at the pool Wood-fired pizzas, solid pasta, and a wine list that goes deep on Italian reds	2026-03-27
Matt's El Rancho 2613 S Lamar Blvd, Austin, TX 78704	Tex-Mex	$$	Open since 1952 and still a South Austin institution The Bob Armstrong dip was literally invented here - queso with guacamole, beef, and sour cream	2026-03-27
Chuy's 1728 Barton Springs Rd, Austin, TX 78704	Tex-Mex	$$	The original Chuy's - before it became a national chain, this was just the weird Tex-Mex place on Barton Springs Road with the Elvis shrine and hubcap ceiling The green chile enchiladas and creamy jalapeno dip are the orders	2026-03-27
Salt Traders Coastal Cooking 1101 S MoPac Expy, Austin, TX 78746	Seafood	$$$	Gulf seafood done well, right off MoPac near the Zilker area The fried shrimp basket and fish tacos are solid lunch moves	2026-03-27
Kerbey Lane Cafe South 3003 S Lamar Blvd, Austin, TX 78704	American Diner	$$	Open 24 hours on weekends, serving Austin since 1980 The pancakes are the draw - especially the seasonal specials	2026-03-27
Tacodeli Spyglass 1500 Spyglass Dr, Ste B, Austin, TX 78746	Breakfast Tacos	$	The closest breakfast taco spot to Barton Hills proper The Otto (refried black beans, bacon, cheese, avocado) is the cult favorite	2026-03-27
Snooze, an A.M. Eatery 1700 S Lamar Blvd, Ste 301, Austin, TX 78704	Breakfast & Brunch	$$	In the Lamar Union complex, a short walk from the north end of Barton Hills Weekend brunch spot with creative pancake flights and solid eggs benedicts	2026-03-27
Austin Beer Garden Brewing Co. 1305 W Oltorf St, Austin, TX 78704	Brewpub & Pizza	$$	Locals call it ABGB House-brewed beers, wood-fired pizza, and a massive beer garden with picnic tables and live music	2026-03-27
Bouldin Creek Cafe 1900 S 1st St, Austin, TX 78704	Vegetarian	$	A South Austin institution since 1999 All-vegetarian menu that carnivores genuinely enjoy - the migas and the tempeh Reuben are the proof	2026-03-27
Pinthouse Pizza 4236 S Lamar Blvd, Austin, TX 78704	Pizza & Craft Beer	$$	Further down South Lamar but worth the drive House-brewed IPAs and solid Detroit-style pizza	2026-03-27

Local picks

Best Trails & Outdoor Spots Near Barton Hills

Trails and outdoor activities that buyers and locals ask about most.

Name	Highlights
Barton Creek Greenbelt - Gus Fruh Access 2642 Barton Hills Dr, Austin, TX 78704	Access to 12+ mile trail system, Moderate (rocky descent to creek), hiking_swimming_climbing This is THE reason people pay a premium to live in Barton Hills
Barton Springs Pool 2201 William Barton Dr, Austin, TX 78746	3 acres, 1,000 feet long, Easy (developed facility), swimming Spring-fed, 68 degrees year-round, and the spiritual center of Austin outdoor culture
Zilker Park Trail Network 2100 Barton Springs Rd, Austin, TX 78704	Multiple loops within 351 acres, Easy, hiking_biking The 351-acre park adjacent to Barton Hills is your backyard
Ann and Roy Butler Hike-and-Bike Trail Access via Zilker Park, Austin, TX 78704	10-mile loop around Lady Bird Lake, Easy (paved, flat), hiking_biking_running The 10-mile paved loop around Lady Bird Lake is Austin's signature urban trail
Barton Creek Greenbelt - Spyglass Access 1601 Spyglass Dr, Austin, TX 78746	Access to 12+ mile trail system, Moderate, hiking The second Greenbelt access point closest to Barton Hills
Violet Crown Trail Access via Barton Creek Greenbelt, Austin, TX 78704	30+ miles when complete (currently ~7 miles open), Moderate to Difficult, hiking_biking Austin's newest long-distance trail connects the Barton Creek Greenbelt to Hays County and beyond
Barking Springs (Off-Leash Swimming) 2201 William Barton Dr (downstream side), Austin, TX 78746	Easy, swimming_dogs The unofficial free swimming area just downstream from Barton Springs Pool, where the spring runoff creates a shallower, warmer pool

Local picks

Things To Do Near Barton Hills

Family favorites, date night ideas, and local experiences close to the neighborhood.

Name	Highlights
Barton Springs Pool 2201 William Barton Dr, Austin, TX 78746	Three-acre spring-fed pool, 68 degrees every day of the year The defining amenity of Barton Hills living
Zilker Botanical Garden 2220 Barton Springs Rd, Austin, TX 78746	Thirty-one acres of themed gardens including the Hartman Prehistoric Garden with 100-million-year-old dinosaur tracks, a Japanese garden, and a butterfly garden The seasonal garden events are popular with Barton Hills families
Austin Nature & Science Center 2389 Stratford Dr, Austin, TX 78746	Free admission Live animal exhibits, nature trails, and hands-on science activities for kids
Umlauf Sculpture Garden & Museum 605 Azie Morton Rd, Austin, TX 78704	Open-air sculpture garden along Barton Creek with over 130 works by Charles Umlauf The grounds are shaded and peaceful - a good alternative to the crowds at Zilker
Alamo Drafthouse Cinema South Lamar 1120 S Lamar Blvd, Austin, TX 78704	The flagship location of the theater chain that started in Austin Movies plus full food and drink service at your seat
Zilker Hillside Theater 2206 William Barton Dr, Austin, TX 78746	Free outdoor musicals every summer since 1959, produced by Zilker Theatre Productions Bring a blanket, a picnic, and the whole family
Kayaking & Paddleboarding on Lady Bird Lake Rowing Dock, 2418 Stratford Dr, Austin, TX 78746	Rowing Dock is the closest rental spot to Barton Hills for kayaks, canoes, and SUPs on Lady Bird Lake Rentals run $15-$30/hour
Rock Climbing at Urban Assault Wall Gus Fruh trailhead, 2642 Barton Hills Dr, Austin, TX 78704	The Greenbelt's most popular climbing area is right in Barton Hills Urban Assault is a limestone wall with routes ranging from beginner-friendly to seriously challenging
Zilker Zephyr Miniature Train Zilker Park, 2100 Barton Springs Rd, Austin, TX 78704	The miniature train loops through Zilker Park along Barton Creek - a Barton Hills childhood staple The 25-minute ride passes through the woods and over the creek
Barton Hills Farmers Market Barton Hills neighborhood, Austin, TX 78704	The neighborhood hosts periodic community events and markets But the big draw is the nearby SFC Farmers' Market at Sunset Valley (just down South Lamar), which runs every Saturday year-round

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Barton Hills Homes for Sale

Browse active listings in Barton Hills with photos, pricing, and open house schedules.

78704 ZIP Guide

Demographics, schools, walkability, and community profile for ZIP 78704.

Austin ISD

School ratings, enrollment data, and campus profiles for Austin ISD.

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Compare

How Barton Hills Compares

Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.

Barton HillsCurrent

Median Price$1.58M

Active Listings10

Bouldin Creek

Median Price$1.15M

Active Listings26

View Guide

South Congress

Median Price$860K

Active Listings20

View Guide

Travis Heights

Median Price$1.06M

Active Listings21

View Guide

Zilker

Median Price$1.42M

Active Listings14

View Guide

Neighborhood	Median Price	Active Listings	Guide
Barton HillsCurrent	$1.58M	10	You're here
Bouldin Creek	$1.15M	26	View Guide
South Congress	$860K	20	View Guide
Travis Heights	$1.06M	21	View Guide
Zilker	$1.42M	14	View Guide

Median sale price, trailing 12 months ending October 7, 2026 · Keenan Luxury Market Index, MLS closed sales. Contact Keenan Group for a personalized comparison.

Neighborhood listings

10 active listings and 3 under contract or pending

Barton Hills Real Estate Market

Homes in Barton Hills sell for around $594 per square foot, roughly 2.0 times the City of Austin median of $303.

Barton Hills market data as of October 2026
Metric	Barton Hills	City of Austin
Median Sold Price (12M)	$1.58M	$597K
Median Days on Market	54 days	35 days
Sale-to-List Ratio	91.1%	93.2%
Median $/sqft (typical home)	$594	$303
Active Listings	10	3,283
Homes Sold (12M)	70	5,718
Months of Supply	1.7	6.9

Data as of October 2026. Source: Keenan Group at Compass Real Estate, Austin MLS (ACTRIS). City of Austin reflects closed sales within its city limits over the trailing 12 months.

Schools Near Barton Hills

School district: Austin ISD

Schools zoned to Barton Hills
School	Type	Grades	Rating	Distance
Zilker Elementary School	Regular	PK-5	A+	0.3 mi
Mainspring Schools	Regular	PK-PK	—	0.4 mi
Becker Elementary School	Regular	PK-5	B	0.6 mi
Disciplinary Alternative Education Program- Elementary School	Alternative/Other	KG-6	—	0.6 mi
St Austin Catholic School	Regular	PK-8	—	0.7 mi
San Juan Diego Catholic High School	Special Program Emphasis	9-12	—	0.8 mi
Barton Hills Elementary School	Regular	KG-6	A	0.9 mi
Phoenix Academy	Alternative/Other	8-12	—	0.9 mi
Dawson Elementary School	Regular	EE-5	D-	1.2 mi
St Ignatius Martyr Catholic School	Regular	KG-8	—	1.2 mi

View all Austin ISD schools and homes by zone →

Barton Hills Community Profile

Median Household Income: $124K
Work from Home: 45.9%
Median Commute: 12 min
Bachelor's Degree+: 51.1%
Graduate Degree: 32.7%
Owner Occupied: 37.6%
Median Age: 36
Population: 8,983

Source: ATTOM Data, U.S. Census. Reported at the neighborhood/community level.

How Barton Hills Compares

Barton Hills compared to nearby neighborhoods
Neighborhood	Median Price	School District	ZIP	Active Listings
Barton Hills (you are here)	$1.58M	Austin ISD	78704	10
Bouldin Creek	$1.15M	Austin ISD	78704	26
South Congress	$860K	Austin ISD	78704	20
Travis Heights	$1.06M	Austin ISD	78704	21
Zilker	$1.42M	Austin ISD	78704	14

Median sale price, trailing 12 months ending October 7, 2026 · Keenan Luxury Market Index, MLS closed sales

Last updated April 3, 2026

Address	List Price	Beds	Sq Ft	Side
2505 Bluebonnet LN Unit #15	$799K	2	1,788	—
1508 Hether ST	$2.60M	4	3,633	—
706 E Monroe ST	$975K	1	944	—
2601 Del Curto RD Unit #106	$475K	2	1,260	—
3102 Brinwood Ave	$2.15M	4	2,884	—
1201 S 6th ST	$790K	2	624	—

Address	List Price	Beds	Sq Ft	Side
2505 Bluebonnet LN Unit #15	$799K	2	1,788	—
1508 Hether ST	$2.60M	4	3,633	—
706 E Monroe ST	$975K	1	944	—
2601 Del Curto RD Unit #106	$475K	2	1,260	—
3102 Brinwood Ave	$2.15M	4	2,884	—
1201 S 6th ST	$790K	2	624	—

Neighborhood listings

Barton Hills Real Estate Market

Schools Near Barton Hills

Barton Hills Community Profile

How Barton Hills Compares

What Clients Say About Barton Hills

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The Keenan Group in Barton Hills

Barton Hills - Homes, Schools & Neighborhood Guide

Barton Hills Neighborhood Guide - Austin Luxury Real Estate

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Current Barton Hills Market Data

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Barton Hills Real Estate Market

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Beyond Barton Hills

78704 ZIP Code Guide

78704 Market Data

Most Expensive Neighborhoods

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Austin Schools

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Keenan Group Sales in Barton Hills

2705 Tether Trl

2505 Bluebonnet LN Unit #15

1508 Hether ST