Loading
#1 Austin Board of Realtors Team 2024#1 Austin Board of Realtors Team 2024Loading
Austin Condo Guide
Downtown Austin condo guide for 78701 buyers comparing luxury towers, HOA-heavy ownership, walkability, Rainey Street, and lock-and-leave living with Keenan Group.
Downtown Austin is Austin's primary condo market, concentrated in 78701 and anchored by high-rise towers in Rainey Street, Seaholm, Congress Avenue, and the 2nd Street District. Buyers here are usually comparing walkability, building quality, HOA structure, and tower lifestyle rather than choosing between single-family neighborhoods. Zoned to Austin ISD. 253 condo listings currently available. Keenan Group - #1 Austin team, 25+ years, 1,000+ transactions.
Source: Keenan Group at Compass Real Estate, Austin TX
Luxury Buyer Fit Snapshot
Real experiences from buyers and sellers in this neighborhood
I relocated from Chicago for work and needed a downtown condo close to the office. Joe showed me units in five different buildings in one day — Spring, W Austin, Austin City Lofts, 70 Rainey, and Seaholm. He had the HOA fees, walk scores, and parking situations for each one memorized. I went with Spring for the lake views and the pool deck. Joe also connected me with a moving company that handled the logistics from Chicago. Really appreciated that extra step.
S. Okafor
Joe helped me buy a unit at The Independent after I'd been watching the building for over a year. What set him apart was his knowledge of the HOA financials. He pulled the reserve study, showed me the assessment history, and explained which floors had the most resale activity. That kind of building-specific data isn't something most agents bother with. I closed on a two-bedroom on the 34th floor and the whole process took about six weeks.
Buyer Fit
Best for buyers targeting $700K+ opportunities in Downtown Austin Condos.
Lifestyle Fit
Austin ISD (78701) helps anchor school-driven search and day-to-day livability.
Seller Fit
253 active condo listings means pricing precision and premium positioning matter for faster offer quality.
Keenan Group Authority
Downtown Austin is the broader urban district and neighborhood guide. Downtown Austin condos is the condo-specific buying lens for buyers comparing towers, HOA structure, lock-and-leave ownership, and building-by-building tradeoffs inside 78701.
Yes. HOA dues are a core underwriting variable in Downtown Austin. Buyers should compare monthly dues, reserve strength, pending assessments, concierge level, amenity load, and rental policy alongside price per square foot before committing to a tower.
Most condo buyers focus on Rainey Street, Seaholm, the 2nd Street District, Congress Avenue, and hotel-branded towers. Each submarket changes walkability, nightlife exposure, service level, and the kind of building inventory available.
Yes. Downtown Austin has a Walk Score above 90, making it the most walkable area in the Austin metro. Most residents can walk to groceries (Whole Foods on 5th Street), dining, entertainment, fitness, and employment without a car. Lady Bird Lake trail access is available directly from downtown.
Downtown Austin is primarily in ZIP code 78701. This ZIP covers the area from Lady Bird Lake north to the UT campus, and from I-35 west to Lamar Boulevard / MoPac. Parts of Rainey Street and the 2nd Street District fall within 78701.
Downtown Austin is served by Austin ISD. However, most downtown buyers are young professionals, investors, or empty nesters rather than families with school-age children. Families in the area typically attend Mathews Elementary, O. Henry Middle School, and Austin High School.
HOA fees in downtown Austin high-rises range from $500/month to $2,500+/month depending on the building, unit size, and amenities. Fees typically cover building maintenance, insurance, pools, fitness centers, concierge, and reserve funds. Always review HOA financials, reserve adequacy, and pending special assessments before purchasing.
The Keenan Group is the #1 Austin Board of Realtors Team (2024) with experience across downtown's major towers including The Independent, Austonian, Spring, and Seaholm. With $1B+ in career sales, we provide building-level intelligence on HOA financials, reserve studies, and management quality that protects your investment. Contact us at (512) 415-7653.
| Metric | Downtown Austin Condos | Austin Average |
|---|---|---|
| Median Sold Price (12M) | $700K | $610K |
| Avg Days on Market | 107 days | 62 days |
| Sale-to-List Ratio | 94.8% | 96.7% |
| Price per Sq Ft | $752 | $351 |
| Active condo listings | 253 | 2,747 |
| Homes Sold (12M) | 158 | 6,595 |
| Months of Supply | 19.2 | 5.0 |
Data as of . Source: Keenan Group at Compass Real Estate, Austin MLS (ACTRIS). Benchmark reflects the citywide market cohort labeled above.
School district: Austin ISD
| School | Type | Grades | Rating | Distance |
|---|---|---|---|---|
| Cathedral School of St Mary | Regular | PK-8 | — | 0.3 mi |
| Headwaters School | Montessori | PK-12 | — | 0.5 mi |
| Headwaters School | Montessori | PK-12 | — | 0.5 mi |
| The Austin School for Performing and Visual Arts | Special Program Emphasis | 7-12 | — | 0.5 mi |
| Sanchez Elementary School | Regular | PK-5 | D- | 0.8 mi |
| University of Texas at Austin High School | Regular | 9-12 | B- | 0.8 mi |
| Austin St Hospital | Alternative/Other | 5-12 | D | 0.9 mi |
| Texas School for the Deaf | Special Education | PK-12 | — | 0.9 mi |
| University High School | Alternative/Other | 9-12 | — | 1.1 mi |
Source: ATTOM Data, U.S. Census. Reported at the neighborhood/community level.
| Neighborhood | Median Price | School District | ZIP | Active condo listings |
|---|---|---|---|---|
| Downtown Austin Condos (you are here) | $700K | Austin ISD | 78701 | 253 |
| Downtown Austin | $875K | Austin ISD | 78701 | — |
| Tarrytown | $1.95M | Austin ISD | 78703 | 30 |
| Bouldin Creek | $1.17M | Austin ISD | 78704 | 28 |
| Brentwood | $664K | Austin ISD | 78757 | 25 |
Last updated
A. Chen
Selling a condo is different from selling a house and Cara understood that from the start. She priced our Seaholm unit based on recent sales in the building, not just the neighborhood. She also knew which lenders could handle condo financing quickly, which mattered because our buyer was on a tight timeline. We closed in under 30 days. Cara was responsive, organized, and didn't overcomplicate anything.
R. Walsh
District guides, ratings, and school-zone pricing impact
A condo-first guide to Downtown Austin for buyers comparing luxury towers, HOA economics, walkability, and lock-and-leave living across Rainey, Seaholm, and the 2nd Street District.
#1 ABoR Team 2024$1B+ Career Sales1,000+ Homes Sold
Written by Joe and Cara Keenan — 25+ years selling Austin real estate, including downtown high-rise condos and urban luxury inventory.
Downtown Austin is Austin's primary condo market, concentrated in 78701 and anchored by high-rise towers in Rainey Street, Seaholm, Congress Avenue, and the 2nd Street District. Buyers here are usually comparing walkability, building quality, HOA structure, and tower lifestyle rather than choosing between single-family neighborhoods. Current market context: median sold price $700K, 253 active listings, and 158 trailing-12-month closed sales.
Source: Written by Joe and Cara Keenan — 25+ years selling Austin real estate, including downtown high-rise condos and urban luxury inventory.
Map & Boundary
Active condo listings
253
This route exists for buyers who are not broadly shopping Downtown Austin as a neighborhood first. They are shopping a condo lifestyle: tower choice, HOA burden, lock-and-leave convenience, walkability, skyline views, and the practical differences between Rainey, Seaholm, Congress Avenue, and the 2nd Street District.
The central decision is usually building quality, not street frontage. Buyers compare reserve health, rental rules, service level, parking setup, pet policy, amenity depth, and how a tower feels day to day. Two downtown units with the same square footage can function like completely different products once you factor in HOA governance, concierge level, elevator wait times, and short-term rental pressure nearby.
Where Downtown Austin Condos buyers and residents actually eat — from date night to weeknight favorites.
| Name | Cuisine / Type | Price | Highlights | Last verified |
|---|---|---|---|---|
| Farm-to-table American | $$$$ |
| 2026-03-27 | |
Red Ash |
Trails and outdoor activities that buyers and locals ask about most.
| Name | Highlights |
|---|---|
Ann and Roy Butler Hike-and-Bike Trail |
|
Pfluger Pedestrian Bridge |
Family favorites, date night ideas, and local experiences close to the neighborhood.
| Name | Highlights |
|---|---|
| |
|
Side-by-side comparison with similar Austin condo and urban-living guides based on pricing, location, and ownership fit.
| Neighborhood | Median Price | Active condo listings | Guide |
|---|---|---|---|
Downtown Austin CondosCurrent | $700K | 253 | You're here |
| $875K | N/A | View Guide | |
| $1.9M | 30 | View Guide | |
| $1.2M | 28 | View Guide | |
| $664K | 25 | View Guide |
Prices based on trailing 12-month polygon-based market data. Contact Keenan Group for a personalized comparison.
The live Downtown Austin MLS market snapshot shows a median sold price of $700K, 253 active listings, 107 days average days on market, and $752 average sold price per square foot, based on 158 closed sales in the trailing 12-month market dataset.
Sales-through should be read with inventory and pricing together: 158 trailing-12-month closed sales, 26 pending listings, 19.2 months of supply, and a 95% sale-to-list ratio.
Downtown Austin is bounded roughly by I-35 (east), MoPac/Lamar (west), the UT campus and Capitol complex (north), and Lady Bird Lake (south). Most daily needs are met within this footprint on foot. The area is Austin's most connected transit hub, with Capital Metro bus routes, the MetroRail Red Line terminus, and rideshare services concentrated here.
The parking and traffic reality is worth stating plainly: if you live downtown and work downtown, you may not need a car at all. If your job or social life extends to the suburbs, you will need one — and parking in your building typically costs $150-$300/month for a reserved space. Street parking is metered and competitive.
For condo buyers, downtown is really a set of submarkets layered on top of each other. Rainey, Seaholm, the 2nd Street District, Congress Avenue, and the hotel-branded tower cluster each create a different day-to-day ownership experience.
Condo buyers usually compare Downtown Austin with the Domain, Clarksville, South Congress, and East Austin rather than with suburban neighborhoods. The tradeoff is urban access versus ownership cost and building complexity.
Downtown Austin is the broader urban district and neighborhood guide. Downtown Austin condos is the condo-specific buying lens for buyers comparing towers, HOA structure, lock-and-leave ownership, and building-by-building tradeoffs inside 78701.
Yes. HOA dues are a core underwriting variable in Downtown Austin. Buyers should compare monthly dues, reserve strength, pending assessments, concierge level, amenity load, and rental policy alongside price per square foot before committing to a tower.
Most condo buyers focus on Rainey Street, Seaholm, the 2nd Street District, Congress Avenue, and hotel-branded towers. Each submarket changes walkability, nightlife exposure, service level, and the kind of building inventory available.
Yes. Downtown Austin has a Walk Score above 90, making it the most walkable area in the Austin metro. Most residents can walk to groceries (Whole Foods on 5th Street), dining, entertainment, fitness, and employment without a car. Lady Bird Lake trail access is available directly from downtown.
Downtown Austin is primarily in ZIP code 78701. This ZIP covers the area from Lady Bird Lake north to the UT campus, and from I-35 west to Lamar Boulevard / MoPac. Parts of Rainey Street and the 2nd Street District fall within 78701.
Downtown Austin is served by Austin ISD. However, most downtown buyers are young professionals, investors, or empty nesters rather than families with school-age children. Families in the area typically attend Mathews Elementary, O. Henry Middle School, and Austin High School.
HOA fees in downtown Austin high-rises range from $500/month to $2,500+/month depending on the building, unit size, and amenities. Fees typically cover building maintenance, insurance, pools, fitness centers, concierge, and reserve funds. Always review HOA financials, reserve adequacy, and pending special assessments before purchasing.
The Keenan Group is the #1 Austin Board of Realtors Team (2024) with experience across downtown's major towers including The Independent, Austonian, Spring, and Seaholm. With $1B+ in career sales, we provide building-level intelligence on HOA financials, reserve studies, and management quality that protects your investment. Contact us at (512) 415-7653.
| Italian |
| $$$$ |
|
| 2026-03-27 |
| Modern Mexican | $$$ |
| 2026-03-27 |
| Barbecue/Southern | $$$ |
| 2026-03-27 |
| Japanese izakaya | $$$ |
| 2026-03-27 |
| Food hall/Multi-concept | $$ |
| 2026-03-27 |
| Sausages/Beer garden | $$ |
| 2026-03-27 |
| Asian-Texan comfort | $$ |
| 2026-03-27 |
| Live-fire American | $$$$ |
| 2026-03-27 |
| American chophouse | $$$$ |
| 2026-03-27 |
| Japanese omakase | $$$$ |
| 2026-03-27 |
| Seafood | $$$ |
| 2026-03-27 |
| Mexican-inspired | $$ |
| 2026-03-27 |
| Tex-Mex seafood | $$$ |
| 2026-03-27 |
|
Shoal Creek Trail |
|
Congress Avenue Bridge Bat Viewing |
|
Lady Bird Lake Kayaking & Paddleboarding |
|
Barton Springs Pool |
|
Zilker Park & Botanical Garden |
|
|
|
|
|
|
|
|
|
| Blackshear Elementary School |
| Regular |
| PK-5 |
| C+ |
| 1.3 mi |
6 transactions totaling $2.95M | Avg list price $492K
| Address | List Price |
|---|---|
| 1812 West Ave Unit #202 | $650K |
| 40 N Interstate 35 Unit #8B2 | $475K |
| 40 N Interstate 35 #5C3 | $500K |
| 54 Rainey St #Ph13 | $420K |
| 1800 Lavaca ST # 414 | $110K |
| 555 East 5th ST Unit #2809 | $795K |
Browse active downtown condo inventory while using this guide to compare towers, HOA load, and 78701 submarkets.
Austin, TX 78701
Seaholm Residences Residential
MLS# 7432996 • Courtesy of ACTRIS
$2,500,000
$1,123/sqft
Austin, TX 78701
Rainey Street Historic District
MLS# 7767474 • Courtesy of ACTRIS
$2,495,000
$875/sqft
Austin, TX 78701
Seaholm Residences Residential
MLS# 3317013 • Courtesy of ACTRIS
$2,240,000
$1,006/sqft
Out of State, CA 93001
Downtown Ventura
MLS# 5467124 • Courtesy of ACTRIS
$1,895,000
$509/sqft
Out of State, CA 93001
Downtown Ventura
MLS# 7976844 • Courtesy of ACTRIS
$1,895,000
Austin, TX 78701
Rainey District
MLS# 3854619 • Courtesy of ACTRIS
$1,838,000
$857/sqft
Austin, TX 78701
Seaholm Residences Residential
MLS# 4327750 • Courtesy of ACTRIS
$1,799,500
$1,260/sqft
Austin, TX 78701
70 Rainey Condominiums
MLS# 3344216 • Courtesy of ACTRIS
$1,695,000
$999/sqft