Bouldin Creek Austin - Homes, Schools, and Market Guide
A walkable 78704 neighborhood of craftsman bungalows and contemporary infill between South First Street and South Congress - minutes from Lady Bird Lake and downtown Austin.
#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold
Written by Joe and Cara Keenan - 25+ years selling in south-central Austin's most walkable neighborhoods.
Austin Neighborhood Guide
Bouldin Creek Neighborhood Guide - Austin TX 78704
Bouldin Creek homes for sale in 78704. Craftsman bungalows, South First corridor, walkable to SoCo and Lady Bird Lake. Austin's #1 team.
Who is the best realtor in Bouldin Creek?
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 Bouldin Creek. Joe and Cara Keenan represent buyers and sellers in Bouldin Creek with data-driven pricing, full-scale marketing, and direct access to qualified luxury buyers.
Source: Keenan Group at Compass Real Estate, Austin TX
Luxury Buyer Fit Snapshot
Compare Bouldin Creek on price, schools, and lifestyle access before scheduling private tours.
Buyer Fit
Best for buyers evaluating current inventory depth and value pockets in Bouldin Creek.
Lifestyle Fit
Austin ISD (78704) helps anchor school-driven search and day-to-day livability.
Keenan Group Authority
- ZIP codes
- 78704
- School district
- Austin ISD
- Active listings
- 22 active listings
What is Bouldin Creek like in Austin?
Bouldin Creek is a neighborhood in Austin's 78704 ZIP code, south of Lady Bird Lake between South First Street and South Congress Avenue. In the 12 months to October 15, 2026, 63 homes sold in Bouldin Creek at a median price of $1.14M and a median of $636 per square foot, based on MLS closed sales; 22 homes are listed for sale now.
As of · Austin MLS (ACTRIS)
- 78704 neighborhood between South First Street and South Congress, walkable to Lady Bird Lake
- Austin ISD: Galindo or Zilker Elementary, Lively Middle School, Travis High School
Source: Written by Joe and Cara Keenan - 25+ years selling in south-central Austin's most walkable neighborhoods.
Trailing 12 months ending October 15, 2026 · Keenan Luxury Market Index, MLS closed sales
Map & Boundary
Bouldin Creek Neighborhood Map
Active Listings
Bouldin Creek homes for sale, schools, and articles
Why Buyers Choose Bouldin Creek
Bouldin Creek is where walkability meets character in south Austin. It is one of the few neighborhoods where you can walk to dinner on South First, bike to Lady Bird Lake in 5 minutes, and be downtown in 10 - all while living on a tree-lined street with 1940s craftsman bungalows and well-designed contemporary infill on the same block. That combination of location, walkability, and architectural variety is what drives demand.
The housing stock is a mix of original craftsman and ranch-style bungalows from the 1930s-1960s alongside modern new builds and extensive renovations. Lot sizes typically run 5,000-7,000 square feet - smaller than suburban neighborhoods but large enough for a yard. The teardown-to-rebuild cycle is active here, with contemporary 3-4 bed homes replacing smaller originals on desirable lots.
- South First Street corridor runs along Bouldin Creek's western edge with independent restaurants, coffee shops, and boutiques. This is the daily dining and social anchor for the neighborhood.
- Lady Bird Lake hike-and-bike trail is a 5-10 minute walk or bike ride from most Bouldin Creek homes. Direct trail access is one of the strongest lifestyle amenities in Austin.
- South Congress (SoCo) runs along the eastern edge, providing access to Austin's most iconic retail and entertainment street without the noise of living directly on it.
- Becker Elementary, long the neighborhood school, closed after the 2025-26 school year; Austin ISD reassigned its students to Galindo or Zilker Elementary.
Current Bouldin Creek Market Data
In the 12 months ending October 15, 2026, 63 homes sold in Bouldin Creek at a median price of $1.14M, with a median of 68 days on market and a median of $636 per square foot (Keenan Luxury Market Index, from MLS closed sales).
As of October 15, 2026, Bouldin Creek had 22 active and 7 pending listings, with 4.2 months of supply and a 92% sale-to-list ratio in the 12 months ending October 15, 2026.
- Median sale price, 12 months ending October 15, 2026: $1.14M
- Closed sales, 12 months ending October 15, 2026: 63
- Active listings as of October 15, 2026: 22
- Product filter: Single Family Residence only
- Price bands: review the live comp set by property type, lot, condition, and street-level position
Daily Geography in Bouldin Creek
Bouldin Creek sits immediately south of Lady Bird Lake between South First Street (west) and South Congress Avenue (east). The neighborhood is roughly bounded by Oltorf Street to the south and the lake to the north. It is one of the most centrally located residential neighborhoods in Austin - closer to downtown than most neighborhoods north of the river.
The walkability is real, not theoretical. Most Bouldin Creek residents walk to South First restaurants multiple times per week, bike to Lady Bird Lake for morning exercise, and drive downtown only when they need to. The Congress Avenue bridge is a 10-15 minute walk from the neighborhood's northern edge.
- Downtown Austin: 5-10 minutes by car, 15-20 minutes by bike, walkable via Congress Avenue bridge.
- Lady Bird Lake trail: 5-10 minute walk from most Bouldin Creek homes.
- South First Street restaurants and shops: Walkable from anywhere in the neighborhood.
- South Congress (SoCo): Walkable along the eastern edge, 5-minute drive from western portions.
- Zilker Park and Barton Springs: 10-minute drive or 15-minute bike ride west.
- Austin-Bergstrom Airport: 15-20 minutes via I-35 or South Congress to 71.
- UT Austin campus: 10-15 minutes north via Congress or Lamar.
Local Anchors That Shape the Neighborhood
Bouldin Creek has the feel of a small town within a city. The streets are quiet, people walk their dogs, and neighbors know each other - but world-class dining and entertainment are a 5-minute walk away. That tension between residential calm and urban access is what makes it work.
- South First Street dining: Lenoir, Loro, Odd Duck (before relocation), Thai Fresh, and a rotating mix of independent restaurants. This corridor has become one of Austin's best dining streets - comparable to Burnet Road but with a more intimate, walkable scale.
- Bouldin Creek Cafe: The neighborhood's namesake restaurant and a long-time Austin institution for vegetarian comfort food and morning coffee.
- Elementary schools: Austin ISD reassigned Becker Elementary students to Galindo or Zilker Elementary when Becker closed after 2025-26; confirm the campus for each address.
- Lady Bird Lake trail access: Multiple access points within walking distance. The trail is the daily fitness and recreation anchor for the neighborhood.
- South Congress entertainment: Live music at the Continental Club, boutique shopping, and Austin's most photographed retail street are all within walking distance.
- Bouldin Creek Greenbelt: A small greenway that runs through the neighborhood, providing tree cover and a walking path that connects residential blocks.
The challenge in Bouldin Creek is change. The neighborhood's character was built by modest bungalows on small lots, and the teardown cycle is replacing some of that with larger, more expensive homes. Long-time residents worry about losing the neighborhood's personality. New buyers are drawn by the same character that redevelopment threatens. That tension is real and ongoing.
How Bouldin Creek Compares to Nearby Alternatives
Bouldin Creek buyers typically compare with Travis Heights, Zilker, South Congress, and Barton Hills. All are in the 78704 orbit, and the decision usually comes down to walkability preferences, lot size, and price tolerance.
- Compared with Travis Heights: Travis Heights is immediately east across South Congress with more elevation, larger lots, and slightly higher prices. Travis Heights has more Craftsman-era homes and better views. Bouldin Creek has better walkability to South First dining.
- Compared with Zilker: Zilker is west of Bouldin Creek with larger lots and proximity to Zilker Park and Barton Springs. Prices are similar or slightly higher. Zilker has more of a quiet residential feel; Bouldin Creek is more urban-walkable.
- Compared with South Congress: South Congress (as a residential area) overlaps with Bouldin Creek's eastern edge. Living directly on SoCo means more noise and tourist foot traffic. Most residents prefer the quieter blocks a few streets west - which is Bouldin Creek.
- Compared with Barton Hills: Barton Hills is south and west with more elevation and proximity to Barton Creek Greenbelt. Larger lots and more mid-century homes. Less walkable to dining but closer to nature.
- Compared with Clarksville: Clarksville is north of the river with a similar walkable, village-like character. Bouldin Creek offers comparable walkability at a lower price point south of the lake.
Quick Answers About Bouldin Creek
Bouldin Creek is 5-10 minutes from downtown Austin by car and walkable via the Congress Avenue bridge (15-20 minutes on foot). Lady Bird Lake trail is 5-10 minutes' walk from most homes. The UT campus is 10-15 minutes north. This is one of the closest residential neighborhoods to downtown Austin.
Bouldin Creek is served by Austin ISD. The school path is Galindo or Zilker Elementary (Becker Elementary closed after 2025-26), Lively Middle School, and Travis High School. Always verify address-level campus assignments before making an offer.
Both are in 78704 and walkable to Lady Bird Lake. Travis Heights has larger lots, more elevation, and slightly higher prices. Bouldin Creek has better walkability to South First Street dining and a more compact, urban feel. Travis Heights has more Craftsman-era architectural character. Both are excellent central Austin neighborhoods.
The Keenan Group is the #1 Austin Board of Realtors Team (2024) with deep experience in the competitive 78704 market. With $1B+ in career sales, we help buyers navigate multiple-offer situations, evaluate renovation potential on small lots, and make fast, informed decisions in Bouldin Creek's fast-moving market. Contact us at (512) 415-7653.
The Keenan Group at Compass is the #1 ranked team by the Austin Board of Realtors (2024) with 25+ years serving Bouldin Creek. Joe and Cara Keenan have completed 1,000+ career transactions and $1B+ in career sales volume, with deep expertise in Bouldin Creek pricing, schools, and market dynamics. Contact Keenan Group for a confidential consultation: (512) 415-7653.
To list your home in Bouldin Creek, start with the Keenan Group - Austin's #1 Board of Realtors team (2024). The process: a pricing analysis built on live Bouldin Creek market data and recent sales, a full marketing plan (professional media, the Compass network, and our private-exclusive channel), and negotiation through closing. Keenan Group's median days on market is 13, including off-market, private, and pocket sales that close at zero days on market. Contact the Keenan Group to list your home: (512) 415-7653.
The Keenan Group at Compass is the #1 ranked team by the Austin Board of Realtors (2024) and a luxury listing specialist in Bouldin Creek - 25+ years, 1,000+ homes sold, and $1B+ in career volume. Joe and Cara Keenan represent sellers with data-driven pricing, full-scale marketing, and direct access to qualified luxury buyers. Contact the Keenan Group: (512) 415-7653.
Best Restaurants Near Bouldin Creek
Where Bouldin Creek buyers and residents actually eat - from date night to weeknight favorites.
| Name | Cuisine / Type | Price | Highlights | Last verified |
|---|---|---|---|---|
| Vegetarian/Vegan | $ |
| 2026-03-27 | |
| Vietnamese/French Bakery | $$ |
| 2026-03-27 | |
| New American/Hot Weather Food | $$$ |
| 2026-03-27 | |
| Yucatecan/Coastal Mexican | $$$ |
| 2026-03-27 | |
| French Bistro | $$$ |
| 2026-03-27 | |
| Southern American | $$$ |
| 2026-03-27 | |
| New American/Farm-to-Table | $$$ |
| 2026-03-27 | |
| Mediterranean | $$$ |
| 2026-03-27 | |
| Seafood | $$$ |
| 2026-03-27 | |
| American Diner/Brunch | $$ |
| 2026-03-27 | |
| Pizza | $$ |
| 2026-03-27 | |
| Texas BBQ | $$ |
| 2026-03-27 | |
| Asian/BBQ Fusion | $$ |
| 2026-03-27 | |
| Coffee/Cafe | $ |
| 2026-03-27 |
Best Trails & Outdoor Spots Near Bouldin Creek
Trails and outdoor activities that buyers and locals ask about most.
| Name | Highlights |
|---|---|
Ann and Roy Butler Hike-and-Bike Trail (Lady Bird Lake) |
|
Barton Springs Pool |
|
Barton Creek Greenbelt |
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West Bouldin Creek Greenbelt |
|
Zilker Metropolitan Park |
|
Blunn Creek Greenbelt |
|
Umlauf Sculpture Garden & Museum |
|
Things To Do Near Bouldin Creek
Family favorites, date night ideas, and local experiences close to the neighborhood.
| Name | Highlights |
|---|---|
South Congress Avenue Shopping |
|
Continental Club |
|
Hotel San Jose |
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South Congress Hotel |
|
Austin Museum of Popular Culture (SouthPop) |
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"I Love You So Much" Mural at Jo's Coffee |
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Zilker Botanical Garden |
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SUP / Kayak on Lady Bird Lake |
|
Texas School for the Deaf Campus |
|
Bouldin Creek Support Pages
Bouldin Creek Homes for Sale
Browse active listings in Bouldin Creek 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.
Our Results
1,000+ homes sold over our career. See our track record and client results.
How Bouldin Creek Compares
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Listings | Guide |
|---|---|---|---|
Bouldin CreekCurrent | $1.14M | 22 | You're here |
| $1.05M | 23 | View Guide | |
| $1.58M | 10 | View Guide | |
| $1.42M | 15 | View Guide | |
| $838K | 21 | View Guide |
Median sale price, trailing 12 months ending October 15, 2026 · Keenan Luxury Market Index, MLS closed sales. Contact Keenan Group for a personalized comparison.
Neighborhood listings
Bouldin Creek Real Estate Market
Homes in Bouldin Creek sell for around $636 per square foot, roughly 2.1 times the City of Austin median of $297.
| Metric | Bouldin Creek | City of Austin |
|---|---|---|
| Median Sold Price (12M) | $1.14M | $603K |
| Median Days on Market | 68 days | 52 days |
| Sale-to-List Ratio | 92.1% | 93.4% |
| Median $/sqft (typical home) | $636 | $297 |
| Active Listings | 22 | 3,260 |
| Homes Sold (12M) | 63 | 8,844 |
| Months of Supply | 4.2 | 4.4 |
Data as of . 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.
How Bouldin Creek Compares
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Bouldin Creek (you are here) | $1.14M | Austin ISD | 78704 | 22 |
| Travis Heights | $1.05M | Austin ISD | 78704 | 23 |
| Barton Hills | $1.58M | Austin ISD | 78704 | 10 |
| Zilker | $1.42M | Austin ISD | 78704 | 15 |
| South Congress | $838K | Austin ISD | 78704 | 21 |
Median sale price, trailing 12 months ending October 15, 2026 · Keenan Luxury Market Index, MLS closed sales
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