78704 is the heart of South Austin, covering neighborhoods like Travis Heights, Zilker, Bouldin Creek, and South Lamar, and it’s one of the city’s most sought-after zip codes. I’m Robbie English, REALTOR, Broker with Uncommon Realty, and here’s what actually matters here.
78704 blends historic bungalows, newer infill construction, and a walkable, dense mix of restaurants, music venues, and Barton Springs and Zilker Park access that’s hard to match elsewhere in the city. Zilker specifically puts you within walking distance of Barton Springs Pool and the Zilker Park hike-and-bike trail, while Travis Heights and Bouldin Creek trade a little of that proximity for quieter, tree-lined residential streets just a few minutes from South Congress. Because it’s so central and desirable, competition for well-located, well-priced homes here is consistently strong.
What to Actually Check
Lot value often exceeds structure value on older homes here, which means many properties are genuinely teardown or major-renovation candidates rather than move-in-ready homes, so know which category you’re actually looking at before you fall for a listing photo. Confirm Austin ISD campus assignment, since this zip code spans multiple attendance zones, and check flood plain status near Bouldin Creek and Barton Creek specifically, since parts of this area have real flood risk.
South Lamar has seen the most new construction and mixed-use development in recent years, so if you want a newer build without leaving 78704, that corridor is usually where to look first. If the inventory here doesn’t fit what you need, my South Austin homes for sale page covers the broader area beyond this one zip code.
Frequently Asked Questions
What neighborhoods are in the 78704 zip code?
Bouldin Creek, Zilker, Travis Heights, and South Lamar are among the best-known neighborhoods within this zip code.
Is 78704 mostly older or newer homes?
A genuine mix. Many original bungalows remain, but there’s also significant infill construction and renovation activity given the land value here.
If you want current listings and comparable sales for a specific 78704 neighborhood, that’s worth pulling together before you start touring.
Ready to take the next step? see current listings in South.
