Clarksville vs Tarrytown (2026)

Two Sides of 78703

The Keenan Group has represented buyers and sellers in both Clarksville and Tarrytown for 25+ years. These two neighborhoods share the same ZIP code (78703), the same school district (Austin ISD), and the same general geography - west of downtown, between MoPac and the lake. But they attract different buyers and offer fundamentally different daily experiences.

The short version: Clarksville is Austin's walking neighborhood. Tarrytown is Austin's lake-and-schools neighborhood. Both are in the top tier of Central Austin real estate.

Location and Feel

Clarksville is Austin's oldest freedman's community, founded in 1871 by Charles Clark and other formerly enslaved people. It sits between West Lynn, Shoal Creek, and the edge of downtown. It is dense, walkable, and urban in feel despite being residential. You can walk to downtown offices, Whole Foods, fine dining, and Pease Park without a car. The streets are narrow, the lots are small, and the density creates a village atmosphere.

Tarrytown stretches west from MoPac to Lake Austin, north to 35th Street. It is quieter, more spread out, and more suburban in character. Deep Eddy Pool, Mayfield Park, Lions Municipal Golf Course, and Lady Bird Lake define the outdoor life. The streets are wider, the lots are larger, and the canopy is older.

Homes and Lots

Clarksville

Small lots (0.1-0.25 acres). Mix of historic cottages, bungalows, and new construction. The National Register designation preserves the streetscape character. New builds must work within the scale. Homes range from $900K for small originals to $3M+ for new construction or renovated properties on corner lots. Per-foot prices are among the highest in Austin due to the location premium.

Tarrytown

Larger lots (0.15-0.3 acres interior, up to 0.5+ near the lake). Mix of 1930s-60s colonials, Tudors, ranch homes, and new builds. More room between houses. Lakefront properties on Scenic Drive command $4M-$15M+. The broader range of lot sizes creates a wider price spread.

Price Comparison

Clarksville has higher per-foot prices due to walkability and downtown proximity. Tarrytown has higher total-dollar transactions due to larger homes and lakefront properties.

Daily Life

Clarksville

Walk to Medici for morning coffee. Walk to downtown for work. Walk to Jeffrey's or Bar Peached for dinner. Walk to Pease Park on weekends. The entire daily routine can happen on foot - and for most residents, it does. The dining and retail density within walking distance is unmatched in Austin.

Tarrytown

Drive or bike to most things, but the things you drive to are exceptional. Morning laps at Deep Eddy Pool (68-degree spring-fed water year-round). School drop-off at Casis Elementary. Kayak or paddleboard on Lady Bird Lake. Dinner at Fonda San Miguel or Jeffrey's (technically in Clarksville). Weekend walks at Mayfield Park with the peacocks. The outdoor access - lake, springs, trails, golf - is what Clarksville cannot offer.

Schools

Both are in Austin ISD. Clarksville feeds to Casis Elementary, O. Henry Middle, and Austin High - the same schools as Tarrytown. For families, school quality is a non-factor in this comparison.

When to Choose Which

Choose Clarksville if daily walkability is your top priority, you prefer a village-density neighborhood, you want to be 5 minutes from downtown on foot, and you don't need a large lot or lake access.

Choose Tarrytown if you want more space (larger lots, more privacy), lake and outdoor access matters, you want the broader range of housing options (including lakefront), and you're comfortable being car-dependent for most errands.

The overlap buyer: Some people buy in Clarksville and use Tarrytown's amenities (Deep Eddy, the lake, Lions Golf). The neighborhoods are adjacent - a 5-minute drive or 15-minute bike ride connects them. You don't have to choose one lifestyle exclusively.

Buyer Decision Framework

Use these priority tests to narrow your choice:

• If your top priority is walking to work downtown -- Clarksville. You can walk to the Capitol, UT, or a downtown office in 10-20 minutes. Tarrytown requires a car for the same commute.
• If you want Lake Austin access and Casis Elementary -- Tarrytown. Deep Eddy Pool, Red Bud Isle, and Lady Bird Lake trail access are part of daily life. Both neighborhoods feed to Casis, but Tarrytown puts you closer to the outdoor amenities that define Austin living.
• If per-foot value matters more than total price -- Clarksville. Expect $800-$1,000/sq ft in Clarksville vs. $650-$800 in Tarrytown. But Tarrytown's larger homes and lakefront lots push total transaction prices higher.
• If lot size and mature tree canopy matter -- Tarrytown. Lots run 0.15-0.3 acres interior (up to 0.5+ near the lake), with live oaks and pecans that have been growing since the 1930s. Clarksville lots are 0.1-0.25 acres with less room between houses.
• If you want the shortest commute to UT or the Capitol -- Clarksville. Central Clarksville is a 5-10 minute walk to the western edge of downtown and a 15-minute bike ride to the UT campus. Tarrytown adds 10-15 minutes by car depending on MoPac traffic.

Both neighborhoods are in the 78703 ZIP code, share the Casis-O. Henry-Austin High feeder pattern, and sit in the top tier of Central Austin real estate. The decision comes down to daily lifestyle: walkable urban village or lake-access family neighborhood.

Common Questions

Related Resources

• Tarrytown neighborhood guide
• 78703 real estate guide
• Contact the Keenan Group

Ready to take the next step? Get a home valuation if you are considering selling, explore buyer resources if you are searching, or review the Keenan Group's track record across 1,000+ Austin transactions.