South Austin character with direct Greenbelt access, central, walkable, and quietly luxury. The 78704 zip code where mid-century cottages sit alongside contemporary rebuilds.
78704Monthly Market Insights
Median sold price, days on market, inventory trends, and what they mean for Barton Hills buyers and sellers. Sent monthly by Shivraj Grewal. No fluff, no spam, unsubscribe anytime.
Neighborhood Life
Barton Hills sits on the escarpment above Barton Creek, its streets winding through cedar and oak on terrain that feels nothing like the flat grids covering most of the city. The Barton Creek Greenbelt, an 809-acre natural area with more than seven miles of trail, runs along the neighborhood's southern and western edges. The Gus Fruh Access Point on Barton Hills Drive is the most popular south-side entry to the Greenbelt in Austin; for residents within a short walk, it's a daily amenity, not a weekend destination. Sculpture Falls, one of Central Texas's best natural swimming spots, is a 30–45 minute hike in from Gus Fruh. Our 2026 Barton Hills neighborhood guide maps the access points street by street.
At the neighborhood's northern edge sit Barton Springs Pool, a three-acre spring-fed pool that holds roughly 68°F year-round and has operated as a city pool since 1917, and the 350-plus acres of Zilker Metropolitan Park. Read the full breakdown in our Barton Springs area guide. The South Lamar dining corridor keeps the food culture within easy reach.
The housing stock is a mix: modest ranch homes from the 1950s through the 1970s alongside significant renovations and new construction built in the last decade. Lots are irregular, topography shifts dramatically from block to block, and Barton Skyway carries hill-country views unusual this close to the urban core. Within 78704, Barton Hills is the western edge closest to the Greenbelt — see our 78704 zip code guide for how it compares to Travis Heights and Bouldin Creek.
Schools
Barton Hills is served by Austin Independent School District — not Eanes ISD, a detail that surprises buyers who assume the neighborhood's west-Austin character means Eanes enrollment. The feeder pattern is Barton Hills Elementary, O. Henry Middle School, and Austin High School. Barton Hills Elementary is a well-regarded AISD campus with strong community involvement and a tight-knit feel that reflects the neighborhood itself. Austin High, one of AISD's flagship campuses, sits on the north bank of the Colorado River between MoPac and Lamar Boulevard.
For families who require Eanes ISD, the search shifts west to Rollingwood, Westlake Hills, or the Lost Creek corridor in 78746 — and that district difference is a big part of why Barton Hills is priced below its west-side counterparts. For district-by-district context across the metro, see our Austin schools guide.
Market Character
Unlike neighborhoods where the teardown-rebuild cycle has nearly wiped out original housing, Barton Hills still holds a healthy supply of mid-century homes that work as renovation projects. Buyers with a vision can take an original ranch on a good lot and transform it; buyers who want a finished product will find new construction, though supply is more limited. The rarest inventory is anything backing directly to the Greenbelt — those lots carry a durable premium, and competition is real when one is priced properly. Some of the best opportunities trade off-market before they ever hit the MLS.
For metro context: Unlock MLS / Austin Board of REALTORS® data (reported via KXAN, June 11, 2026) put the Austin metro median sold price at $440,000, with 4.7 months of inventory and 61 average days on market. Barton Hills, as a premium 78704 pocket, trades well above that metro median. Thinking about selling here? Start with our home value estimator.
Barton Hills FAQ
Barton Hills is a leafy South Austin neighborhood in the 78704 ZIP code, with direct access to the Barton Creek Greenbelt and Barton Springs and an easy walk to Zilker Park. It sits centrally, roughly a 10-minute commute from downtown Austin.
Barton Hills is served by Austin Independent School District (Austin ISD), the public district covering this part of South Austin's 78704 area.
Barton Hills is a quietly luxury, premium-priced neighborhood where mid-century cottages sit alongside contemporary rebuilds. Homes tend to be smaller with modest lot sizes, but as the page notes, the lifestyle premium for the central location and Greenbelt access is real.
Barton Hills is known for its South Austin character and direct Greenbelt access, blending walkable, central living with a mix of mid-century cottages and modern rebuilds. It is prized for the lifestyle of Greenbelt walks, food culture, and a quick downtown commute.
Residents enjoy direct access to the Barton Creek Greenbelt for hiking and trails, plus swimming at Barton Springs Pool and the green space and events at nearby Zilker Park. The walkable, central location also puts South Austin's well-known food and dining culture within easy reach.
A select number of Barton Hills properties back directly to the Barton Creek Greenbelt, particularly along Barton Hills Drive and Westview Drive, with access from their rear yards. The Gus Fruh Access Point on Barton Hills Drive is one of the most popular Greenbelt entry points in Austin, so the whole neighborhood feels connected to the trail system even where lots don't adjoin it. Greenbelt-backing lots command a meaningful premium over comparable homes.
The Austin ISD feeder pattern is Barton Hills Elementary, O. Henry Middle School, and Austin High School. Barton Hills Elementary is a well-regarded AISD campus with strong community involvement, and Austin High is one of the district's flagship campuses, located along the Colorado River near downtown. Barton Hills is not in Eanes ISD.
The housing stock is a mix of modest ranch homes built from the 1950s through the 1970s alongside significant renovations and new construction from the last decade. Lots are irregular and topography varies dramatically from block to block. Unlike neighborhoods where the teardown-rebuild cycle has nearly eliminated original stock, Barton Hills still has a healthy supply of mid-century homes that represent renovation opportunities.
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Shivraj's Take
What's actually happening in Barton Hills right now
South Austin character with central access. Buyers trade lot size for Greenbelt walks, food culture, and a 10-minute downtown commute. Smaller homes, but the lifestyle premium is real.
— Shivraj Grewal, Grewal RE Group · Updated May 2026