East Austin: Creative Culture Meets Real Estate Opportunity
East Austin refers to the collection of neighborhoods east of I-35 in central Austin, primarily in ZIP codes 78702, 78722, and 78723. As of Q1 2026, prices range from $350K in Windsor Park to $2M+ in Holly, with the area's median around $650K. East Austin is zoned to Austin ISD and has experienced rapid gentrification since 2010, transforming from an industrial and working-class area into Austin's creative and culinary center.
"East Austin is the most block-by-block market in the city. Two houses 200 feet apart can differ by $300K based on which side of a street they sit on. You need someone who knows the micro-neighborhoods, not just the ZIP code." --- Joe Keenan, Keenan Group, #1 ABOR Team 2024
The Keenan Group helps buyers navigate East Austin's diverse neighborhoods and evolving market.
Geography & Neighborhoods
Sub-Neighborhoods
Holly (78702)
- Historic working-class roots
- Rapid gentrification
- Restaurant row on East Cesar Chavez
- Lady Bird Lake access
- Price range: $700K - $2M+
East Cesar Chavez
- Cultural heart of East Austin
- Galleries and music venues
- Historic homes mixed with new
- Walking to downtown
- Price range: $600K - $1.5M
Cherrywood (78722)
- Established East Austin
- Family-friendly feel
- Mature trees
- Near UT/Mueller
- Price range: $500K - $1M
Windsor Park (78723)
- Mueller adjacent
- More affordable entry point
- Updating rapidly
- Diverse community
- Price range: $400K - $800K
Manor Road/Govalle
- Restaurant destination corridor
- Newer development
- Industrial conversions
- Price range: $450K - $900K
Rosewood
- Historic African American neighborhood
- Strong community identity
- Development pressure
- Price range: $400K - $800K
Real Estate Market
Market Statistics (As of Q1 2026)
- Price range: $350K - $2M+ (varies widely by sub-neighborhood)
- Price per square foot: $350 - $550
- Lot sizes: Vary dramatically (1,500 - 10,000 sq ft)
- Days on market: 20-40 (desirable properties move fast)
Search East Austin homes on our live neighborhood page.
Housing Types
Historic bungalows
- Original East Austin homes
- 1920s-1950s construction
- Wood frame, pier and beam
- Often updated/expanded
- Character and charm
Modern new construction
- Contemporary designs
- Often on small lots
- High-end finishes
- Indoor-outdoor living
- Energy efficient
Townhomes/condos
- Increasing density
- Price-point variety
- Low maintenance
- Often gated
Mixed-use developments
- Live/work spaces
- Retail below residential
- Urban lifestyle
- Growing trend
Price Trends (2025-2026 Data)
What $500K-$700K buys:
- Older bungalow needing updates
- Smaller new construction
- Condo in nice development
- Edge neighborhood locations
What $800K-$1.2M buys:
- Updated historic home
- New construction on good lot
- Premium location
- Move-in ready
What $1.2M+ buys:
- Large modern new construction
- Exceptional historic renovation
- Prime location
- Luxury finishes
Schools
East Austin schools have historically lagged behind west side:
Elementary Options
- Sanchez Elementary
- Maplewood Elementary
- Blanton Elementary
- Campbell Elementary
Middle/High School
Most East Austin feeds into:
- Martin Middle School
- Eastside Memorial High School
- LBJ High School (some zones)
Private Alternatives
- Concordia Academy
- East Austin College Prep
- Various charter options
Important: Many East Austin families use Austin ISD transfer programs or private schools. Research specific addresses carefully.
Lifestyle & Dining
Restaurant Scene
East Austin has Austin's best food:
East Cesar Chavez highlights:
- Suerte (Mexican-Texas)
- Franklin Barbecue (iconic)
- Launderette (New American)
- La Barbecue
- Kemuri Tatsu-ya (BBQ-izakaya fusion)
Manor Road corridor:
- Dai Due (butcher and dinner)
- Salty Sow (gastropub)
- Paperboy (breakfast)
- Hillside Farmacy (brunch)
East 7th Street:
- Banger's (beer garden)
- Justine's (late night French)
- Various craft cocktail bars
Arts & Culture
Galleries and studios:
- Big Medium
- grayDUCK Gallery
- East Austin Studio Tour (biannual)
- Street art throughout
Music venues:
- Hotel Vegas
- The White Horse
- Sahara Lounge
- King Bee
Bars & Nightlife
East Austin has Austin's best bar scene:
- Whisler's (craft cocktails)
- Weather Up (speakeasy)
- Yellow Jacket Social Club (dive)
- Dozen Street (neighborhood bar)
Community Character
Who Lives Here
Typical East Austin resident:
- Creative professionals
- Young professionals
- Artists and musicians
- Tech workers seeking urban life
- Long-time residents (decreasing)
- Restaurant/service industry
Neighborhood Evolution
What's happening:
- Continued gentrification
- Rising property values
- Density increasing
- Original residents displaced
- Cultural tensions
- Investment activity
The Gentrification Reality
East Austin's transformation is complex:
- Economic opportunity for some
- Displacement for others
- Cultural shifts
- Political tensions
- Community organizations working on solutions
- Important to understand before buying
Investment Perspective
Value Proposition
Why East Austin is attractive:
- Central location
- Urban walkability
- Restaurant/culture scene
- Appreciation potential
- Creative energy
- Growing investment
Risk Considerations
What to watch:
- Some areas still transitioning
- Crime varies by block
- School quality concerns
- Infrastructure catching up
- Property tax increases
- Neighborhood character changing
Development Trends
What's coming:
- More density
- Mixed-use projects
- Transit improvements
- Park improvements
- Commercial growth
Buying in East Austin
Due Diligence
Critical steps:
- Walk the neighborhood at different times
- Check crime statistics by address
- Research school assignment carefully
- Understand flood zone status
- Review any pending development nearby
- Talk to current residents
Best Fit For
East Austin works well for:
- Urban lifestyle seekers
- Food and culture enthusiasts
- Those who don't need top-rated schools
- Investors with long horizon
- Creative professionals
- First-time buyers (some areas)
Frequently Asked Questions
What is the average home price in East Austin?
As of Q1 2026, prices range from $350K to $2M+ depending on the sub-neighborhood. Holly (78702) averages $700K-$2M, Cherrywood $500K-$1M, and Windsor Park $400K-$800K. The area-wide median is roughly $650K.
Is East Austin safe?
Safety varies significantly block by block. Holly and East Cesar Chavez near downtown have seen major improvements, while some areas east of Airport Blvd still have higher crime rates. Always walk a specific address at different times of day before making an offer.
What are the best restaurants in East Austin?
Franklin Barbecue, Suerte, Launderette, Kemuri Tatsu-ya, and Dai Due consistently rank among Austin's best. The East Cesar Chavez and Manor Road corridors have the highest concentration of dining options.
Is East Austin a good investment?
East Austin has seen strong appreciation since 2010, driven by proximity to downtown and cultural appeal. The main risks are school quality concerns, ongoing gentrification tensions, and rapidly rising property taxes. First-time buyers should explore the Windsor Park sub-neighborhood for better value.
Your East Austin Experts
The Keenan Group knows East Austin's complex market. We help buyers find the right neighborhood and property. Compare options with our Austin neighborhood guide or get a home valuation.
Contact us: 512-415-7653 | keenan@compass.com
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