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Austin Neighborhood Guide
Pemberton Heights homes for sale in 78703. Austin ISD (Casis Elementary), $3M-$7M+, largest estate lots in 78703, 5-10 min to downtown. Austin's #1 team.
Pemberton Heights in 78703 has a median home price around $2.42M. Zoned to Austin ISD. 7 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
Buyer Fit
Best for buyers targeting $2.42M+ opportunities in Pemberton Heights.
Real experiences from buyers and sellers in this neighborhood
Home buying and selling are personal; it's also often tedious and emotional. When the world changed in 2020, and our visions for our next home were dragged along for the ride, the Keenan Group demonstrated grace, patience, support, and some much-needed hilarity. Cara Keenan and Joe Keenan and their team will be there for you through the process like the friends we all wish we had. They supported my family through a home sale and purchase during a pandemic, pregnancy, demanding work schedules, and with three kids under 3! Cara Keenan has literally played with our toddlers and held the baby, so my husband and I could focus on exploring homes. The team answers emails and texts day and night and are fast to schedule showings. Going far above and beyond the typical real estate advice you might expect to receive from excellent agents, Cara Keenan and Joe Keenan have taken the time to counsel and guide us on the endless issues consequential to homeownership, even after our selling and buying journey ended. To name just a few, they have shared a wealth of information related to pool installation, even providing written talking points for meeting with pool contractors, numerous referrals ranging from general contractors to trades to drapery designers, and personal feedback on design selections. If you are looking for unparalleled local real estate knowledge and partnership for your home sale or purchase, there is no better choice than Cara Keenan and Joe Keenan and team.
Marisa M.
Seller & Buyer with Young Family in Pemberton Heights and Lake Travis
Lifestyle Fit
Austin ISD (78703) helps anchor school-driven search and day-to-day livability.
Seller Fit
7 active listings means pricing precision and premium positioning matter for faster offer quality.
Keenan Group Authority
Pemberton Heights is 5-10 minutes from downtown Austin by car, making it one of the closest luxury neighborhoods to the urban core. The eastern edge of the neighborhood is less than 2 miles from the Texas Capitol. UT Austin campus is 10 minutes away.
Pemberton Heights is in ZIP code 78703, which also covers Tarrytown, Old Enfield, Bryker Woods, and Clarksville. All share the Austin ISD school path through Casis Elementary, O. Henry Middle School, and Austin High School.
Pemberton Heights is served by Austin ISD. The primary school path is Casis Elementary, O. Henry Middle School, and Austin High School. LASA (Liberal Arts and Science Academy) is available as a magnet high school option. Casis Elementary is the primary demand driver for family purchases in 78703.
Both are in 78703 and share the Casis Elementary school path. Pemberton Heights has larger lots, higher prices ($3.5M median vs $2.1M), and more seclusion with no through-traffic. Tarrytown has more inventory, more architectural variety, and better walkable retail at Casis Village. Pemberton is the highest-priced enclave within the broader 78703 corridor.
Old Enfield sits immediately south of Pemberton Heights and shares the Austin ISD school path (Casis or Pease Elementary depending on address, O. Henry Middle, Austin High). Old Enfield is slightly closer to downtown (3-5 minutes vs 5-10 minutes) with more walkable density and includes condo and multi-family inventory that Pemberton does not. Pemberton offers larger single-family estate lots and more residential quiet. Buyers prioritizing walkable urban access with historic charm often choose Old Enfield; buyers prioritizing lot scale and seclusion choose Pemberton.
Pemberton Heights has the largest residential lots in 78703. Typical parcels run 0.3-0.5 acres, with premium streets and corner lots reaching 0.75-1+ acres. These are among the largest central Austin residential parcels, comparable to some sections of Westlake Hills or Rob Roy but with an 8-10 minute shorter downtown commute. Lot size is the primary driver of Pemberton's price premium over Tarrytown.
Pemberton Heights lots carry significant mature tree canopy — live oaks, pecans, and elms that often predate the neighborhood. Any tree 19+ inches in diameter (Heritage trees are 24+ inches) is protected under City of Austin's tree preservation ordinance. Removing a protected tree requires a permit and typically mitigation fees or replacement plantings. For teardown-to-rebuild projects, tree survey and preservation planning are critical before closing. A protected tree in the wrong location can reduce buildable footprint significantly.
Off-market transactions are disproportionately common in Pemberton Heights due to the neighborhood's scale. With fewer than 300 total homes and only 10-15 annual transactions, a meaningful share of sales happen through agent networks before hitting the MLS. Sellers in Pemberton often prefer off-market because public marketing draws unqualified buyers, while off-market matches bring pre-qualified luxury buyers directly. For buyers, the Compass Private Exclusives network and direct Keenan Group relationships surface opportunities that most portals never list. If you're actively searching in Pemberton at the $3M+ level, relationship-based discovery often matters more than listing alerts.
| Metric | Pemberton Heights | Austin Average |
|---|---|---|
| Median Sold Price (12M) | $2.42M | $610K |
| Avg Days on Market | 60 days | 62 days |
| Sale-to-List Ratio | 94.1% | 96.7% |
| Price per Sq Ft | $830 | $351 |
| Active Listings | 7 | 2,747 |
| Homes Sold (12M) | 11 | 6,595 |
| Months of Supply | 7.6 | 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 |
|---|---|---|---|---|
| Long-View Micro School | Alternative/Other | 2-8 | — | 0.6 mi |
| Good Shepherd Episcopal School | Early Childhood Program/Child Care Center | PK-TKG | — | 0.7 mi |
| Matthews Elementary School | Regular | PK-6 | A- | 0.8 mi |
| O. Henry Middle School | Regular | 6-8 | B | 0.9 mi |
| Rawson-Saunders-Austin Area School for Dyslexics | Special Education | 2-12 | — | 1.0 mi |
| Casis Elementary School | Regular | PK-5 | A+ | 1.0 mi |
| St Andrew's Episcopal School | Regular | KG-12 | — | 1.1 mi |
| Casa Montessori Child Development Center | Montessori | PK-KG | — |
Source: ATTOM Data, U.S. Census. Reported at the neighborhood/community level.
| Neighborhood | Median Price | School District | ZIP | Active Listings |
|---|---|---|---|---|
| Pemberton Heights (you are here) | $2.42M | Austin ISD | 78703 | 7 |
| Tarrytown | $1.95M | Austin ISD | 78703 | 30 |
| Bryker Woods | $1.51M | Austin ISD | 78703 | 7 |
| Old Enfield | $1.02M | Austin ISD | 78703 | 3 |
| Clarksville | $2.2M | Austin ISD | 78703 | 0 |
Last updated
It was such a blessing to work with Cara Keenan and Joe Keenan. I especially worked with Cara Keenan, and she was so good and helpful with the sale of my home. A neighbor who used the Keenans referred me to them, and I was so glad and happy that Mary had told me about them. The sale went so smoothly. BJ, their assistant, was a blessing to me also, and she was always available to assist in what I needed. Also, Cara Keenan and Joe Keenan helped me get the best price on the sale of my home.
Loretta Gioia
Austin Home Seller
Pemberton Heights doesn't have a lot of turnover and Cara told us to be patient. She monitored the neighborhood for four months and called us the day a house came up on Harris Boulevard. We toured it that evening and Cara had the offer ready to submit by 9 PM. The sellers had two other showings scheduled for the next day but accepted our offer before they happened. Cara's speed and preparation won us a house in one of the most competitive neighborhoods in Austin. We're walking distance to Pease Park and downtown.
J. Caldwell
District guides, ratings, and school-zone pricing impact
The most prestigious address in 78703 with estate-scale lots, mature tree canopy, Casis Elementary, 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 — 80+ homes sold in 78703, Cara is a Casis Elementary alumna.
Pemberton Heights is a residential neighborhood in Austin's 78703 ZIP code, located between downtown Austin and the Tarrytown neighborhood. It is the most prestigious address in 78703 and one of the most expensive neighborhoods in Austin. The neighborhood is defined by large lots (many exceeding 0.5 acres), mature live oaks, quiet streets with minimal through-traffic, and a 5-10 minute commute to downtown. Pemberton Heights is served by Austin ISD (Casis Elementary, O. Henry Middle School, Austin High School). The housing stock includes 1930s-1950s originals, mid-century ranches, and contemporary new builds, with most recent transactions involving major renovations or teardown-to-rebuild projects. Current market context: median sold price $2.4M, 7 active listings, and 11 trailing-12-month closed sales.
Source: Written by Joe and Cara Keenan — 80+ homes sold in 78703, Cara is a Casis Elementary alumna.
Map & Boundary
Active Listings
7
Pemberton Heights has the largest residential lots in 78703. While Tarrytown averages 75x150 lots and Bryker Woods is tighter, Pemberton parcels routinely reach half an acre or more. That lot scale, combined with mature live oak canopy and minimal through-traffic, creates a level of privacy and quiet that does not exist elsewhere this close to downtown Austin.
The neighborhood sits higher than surrounding areas, giving many lots a sense of elevation and seclusion despite being 5-10 minutes from the Capitol. Streets dead-end or loop rather than connecting through, which eliminates cut-through traffic. That street design is a major part of why Pemberton feels the way it does — quiet in a way that most central Austin neighborhoods are not.
Where Pemberton Heights buyers and residents actually eat — from date night to weeknight favorites.
| Name | Cuisine / Type | Price | Highlights | Last verified |
|---|---|---|---|---|
| Fine Dining American | $$$$ |
| 2026-03-27 | |
Trails and outdoor activities that buyers and locals ask about most.
| Name | Highlights |
|---|---|
Shoal Creek Trail |
|
Pease Park |
|
Family favorites, date night ideas, and local experiences close to the neighborhood.
| Name | Highlights |
|---|---|
Barton Springs Pool |
|
The Contemporary Austin - Laguna Gloria |
|
Side-by-side comparison with similar Austin neighborhoods based on price range, school district, and location.
| Neighborhood | Median Price | Active Listings | Guide |
|---|---|---|---|
Pemberton HeightsCurrent | $2.4M | 7 | You're here |
| $1.9M | 30 | View Guide | |
| $1.5M | 7 | View Guide | |
| $1.0M | 3 | View Guide | |
| $2.2M | 0 | View Guide |
Prices based on trailing 12-month polygon-based market data. Contact Keenan Group for a personalized comparison.
20 transactions totaling $21.09M | Avg list price $1.05M
| Address | List Price |
|---|---|
| 2719 Harris Blvd | $3.25M |
| 1404 Norwalk Ln Unit #207 | $370K |
| 729 Patterson Ave | $899K |
| 1809 W 35th St | $1.60M |
The live Pemberton Heights MLS market snapshot shows a median sold price of $2.4M, 7 active listings, 60 days average days on market, and $830 average sold price per square foot, based on 11 closed sales in the trailing 12-month market dataset.
Sales-through should be read with inventory and pricing together: 11 trailing-12-month closed sales, 2 pending listings, 7.6 months of supply, and a 94% sale-to-list ratio.
Pemberton Heights is one of the closest luxury neighborhoods to downtown Austin. The eastern edge of the neighborhood is less than 2 miles from the Texas Capitol, and most homes are 5-10 minutes from downtown by car. That proximity is the defining geographic advantage — no other neighborhood at this price point is this close to Austin's urban core.
The neighborhood is roughly bounded by Windsor Road to the north, Shoal Creek to the east, Enfield Road to the south, and Exposition Boulevard to the west. Tarrytown is immediately west, Old Enfield is immediately south, and the UT campus is 10 minutes east.
Pemberton Heights is one of the quietest residential neighborhoods in central Austin. The streets are wide, the lots are deep, and the tree canopy is thick enough to block most city noise. It is a neighborhood where people know their neighbors, wave from the front porch, and walk their dogs on the same routes for years. That stability is the defining social characteristic.
Pemberton Heights functions as a residential enclave within a broader central Austin context. You live in one of the quietest spots in the city but can be at a restaurant on West 6th or South Congress in 10 minutes. That dual reality — deep residential quiet with immediate urban access — is what justifies the premium.
Pemberton Heights buyers often compare with Tarrytown, Old Enfield, Westlake Hills, and Rob Roy. The comparison typically centers on three variables: lot size, school district, and proximity to downtown.
Pemberton Heights is 5-10 minutes from downtown Austin by car, making it one of the closest luxury neighborhoods to the urban core. The eastern edge of the neighborhood is less than 2 miles from the Texas Capitol. UT Austin campus is 10 minutes away.
Pemberton Heights is in ZIP code 78703, which also covers Tarrytown, Old Enfield, Bryker Woods, and Clarksville. All share the Austin ISD school path through Casis Elementary, O. Henry Middle School, and Austin High School.
Pemberton Heights is served by Austin ISD. The primary school path is Casis Elementary, O. Henry Middle School, and Austin High School. LASA (Liberal Arts and Science Academy) is available as a magnet high school option. Casis Elementary is the primary demand driver for family purchases in 78703.
Both are in 78703 and share the Casis Elementary school path. Pemberton Heights has larger lots, higher prices ($3.5M median vs $2.1M), and more seclusion with no through-traffic. Tarrytown has more inventory, more architectural variety, and better walkable retail at Casis Village. Pemberton is the highest-priced enclave within the broader 78703 corridor.
Old Enfield sits immediately south of Pemberton Heights and shares the Austin ISD school path (Casis or Pease Elementary depending on address, O. Henry Middle, Austin High). Old Enfield is slightly closer to downtown (3-5 minutes vs 5-10 minutes) with more walkable density and includes condo and multi-family inventory that Pemberton does not. Pemberton offers larger single-family estate lots and more residential quiet. Buyers prioritizing walkable urban access with historic charm often choose Old Enfield; buyers prioritizing lot scale and seclusion choose Pemberton.
Pemberton Heights has the largest residential lots in 78703. Typical parcels run 0.3-0.5 acres, with premium streets and corner lots reaching 0.75-1+ acres. These are among the largest central Austin residential parcels, comparable to some sections of Westlake Hills or Rob Roy but with an 8-10 minute shorter downtown commute. Lot size is the primary driver of Pemberton's price premium over Tarrytown.
Pemberton Heights lots carry significant mature tree canopy — live oaks, pecans, and elms that often predate the neighborhood. Any tree 19+ inches in diameter (Heritage trees are 24+ inches) is protected under City of Austin's tree preservation ordinance. Removing a protected tree requires a permit and typically mitigation fees or replacement plantings. For teardown-to-rebuild projects, tree survey and preservation planning are critical before closing. A protected tree in the wrong location can reduce buildable footprint significantly.
Off-market transactions are disproportionately common in Pemberton Heights due to the neighborhood's scale. With fewer than 300 total homes and only 10-15 annual transactions, a meaningful share of sales happen through agent networks before hitting the MLS. Sellers in Pemberton often prefer off-market because public marketing draws unqualified buyers, while off-market matches bring pre-qualified luxury buyers directly. For buyers, the Compass Private Exclusives network and direct Keenan Group relationships surface opportunities that most portals never list. If you're actively searching in Pemberton at the $3M+ level, relationship-based discovery often matters more than listing alerts.
| American Bistro |
| $$$ |
|
| 2026-03-27 |
| Italian Bistro | $$ |
| 2026-03-27 |
| Seafood | $$$ |
| 2026-03-27 |
| Bakery and Cafe | $ |
| 2026-03-27 |
| Japanese / Sushi | $$$$ |
| 2026-03-27 |
| Farm-to-Table American | $$$ |
| 2026-03-27 |
| Interior Mexican | $$$ |
| 2026-03-27 |
| Tex-Mex / Polynesian | $$ |
| 2026-03-27 |
| Mexican | $$ |
| 2026-03-27 |
| New American / Seasonal | $$$$ |
| 2026-03-27 |
| Chef's Tasting Menu | $$$$ |
| 2026-03-27 |
| Seafood / Oyster Bar | $$$ |
| 2026-03-27 |
| Mediterranean | $$$ |
| 2026-03-27 |
|
Barton Creek Greenbelt |
|
Mount Bonnell |
|
Red Bud Isle |
|
Mayfield Park and Nature Preserve |
|
Zilker Park |
|
Congress Avenue Bridge Bat Colony |
|
Lady Bird Lake Kayaking and Paddleboarding |
|
Zilker Botanical Garden |
|
Clarksville Historic District |
|
Austin Nature and Science Center |
|
6th Street and Downtown Austin |
|
| 1.1 mi |
| Austin High School | Regular | 9-12 | B+ | 1.2 mi |
| Kirby Hall School | Regular | PK-12 | — | 1.2 mi |
| 1404 W 29th St | $1.08M |
| 1713 W 30th St | $1.65M |
Showing 6 of 20 sales in Pemberton Heights. View all
Browse current listings in Pemberton Heights. Updated daily from Austin MLS.
Austin, TX 78703
Pemberton Heights Sec 08
MLS# 5069346 • Courtesy of ACTRIS
$6,950,000
$1,063/sqft
Austin, TX 78703
Pemberton Heights Sec 02
MLS# 6140674 • Courtesy of ACTRIS
$6,500,000
$1,274/sqft
Austin, TX 78703
Pemberton Heights Sec 01
MLS# 3266063 • Courtesy of ACTRIS
$4,950,000
$988/sqft
Austin, TX 78703
Pemberton Heights Sec 01
MLS# 3587626 • Courtesy of ACTRIS
$4,250,000
$857/sqft
Austin, TX 78703
Pemberton Heights Sec 01
MLS# 4717473 • Courtesy of ACTRIS
$3,775,000
$1,019/sqft
Austin, TX 78703
Pemberton Heights Sec 01
MLS# 7797161 • Courtesy of ACTRIS
$2,350,000
$742/sqft