Historic 78703 estates with mature oaks, downtown adjacency, and famously tight inventory. Buyers here trade square footage for character, walkability, and Austin's most established address.
78703Monthly Market Insights
Median sold price, days on market, inventory trends, and what they mean for Tarrytown buyers and sellers. Sent monthly by Shivraj Grewal. No fluff, no spam, unsubscribe anytime.
Neighborhood Guide
Tarrytown runs from MoPac west to Lake Austin, roughly between 35th Street and the Enfield corridor. The housing stock is a timeline you can walk: Craftsman bungalows, Tudor and Spanish Colonial Revival homes from the 1920s–1940s, mid-century ranches from the post-war decades, and a growing share of modern custom builds on former teardown lots. The land carries most of the value here, which is why a 1940s stone cottage and a brand-new build can sit on the same block and both hold their price — and why the worst position is the half-renovated home stuck between the two.
The canopy is what no new neighborhood can replicate. Live oaks that took 80 to 100 years to reach their current scale define streets like Exposition Boulevard, Woodlawn, and Gaston, and the city's heritage tree protections apply to dozens of trees on virtually every block. The streets curve around the trees rather than cutting rigid grids, a product of the neighborhood being assembled from multiple subdivisions platted over decades. Notable pockets each have their own logic: the Exposition Boulevard village anchored by Jeffrey's, Pecos Street's deep-lot estate interior, Windsor Road's original stone-facade homes, and Scenic Drive and Lake Austin Boulevard along the water. Our full Tarrytown neighborhood guide covers the boundaries and streets in detail.
Day to day, this is one of Austin's few genuinely walkable luxury areas — Walk Score estimates run in the 60s–70s on most blocks — with Reed Park and its pool, Mayfield Park's 40-acre preserve (peacocks included), and Lake Austin's waterfront inside or beside the neighborhood, and downtown 8–12 minutes away. Owners stay for decades, which is the real source of the character; we unpack that history in Tarrytown Charm: Historic Luxury in Central Austin.
Austin ISD
Tarrytown is served by Austin ISD, and much of the neighborhood feeds Casis Elementary (K–5), one of the most sought-after elementary schools in the district — rated 9/10 by GreatSchools. For many families, the Casis zone is the reason they are shopping Tarrytown at all. The standard feeder pattern continues to O. Henry Middle School (6–8) and Austin High School (9–12), both well-regarded within AISD.
Schools are also part of the Tarrytown-versus-Westlake calculus: Westlake buyers pay a premium for Eanes ISD and acreage, while Tarrytown buyers get a strong in-city AISD feeder pattern plus walkability and an 8–12 minute downtown commute. One caution that applies to every address here: attendance boundaries can split a neighborhood and zoning lines can shift, so always verify the current attendance zone for a specific property before you write an offer. For ratings, boundaries, and feeder patterns across the metro, see our Austin schools guide.
Market Snapshot
Here is the honest caveat: we do not publish a Tarrytown median, because in this neighborhood the public number would mislead you. Inventory is famously tight — in any given month there are very few active listings — and a meaningful share of sales happen off-market, through agent-to-agent conversations, private showings, and quiet pre-marketing before a property is ever formally listed. A portal median built on a handful of visible closings does not describe what streets like Pecos or Windsor are actually trading at.
What that means in practice: if you are buying, access matters as much as budget; if you are selling, you may never need a public listing at all. So we hand-run the analysis instead — a street-level comp set pulled from MLS solds plus the off-market activity that never reaches the portals. Start with a home value estimate and we will follow up with hand-run numbers for your exact block.
Tarrytown FAQ
Tarrytown is an established West Austin neighborhood in the 78703 ZIP code, set just west of downtown near Lake Austin. It's known for tree-lined streets, mature oaks, and being one of Austin's most central, historic addresses.
Tarrytown is served by Austin ISD, with many homes zoned to the well-regarded Casis Elementary School noted on this page. Families should always verify the exact attendance zone for a specific address.
Tarrytown is a luxury, estate-tier market where buyers trade square footage for character, walkability, and location rather than chasing the lowest price per foot. Inventory is famously tight, so pricing reflects scarcity and the neighborhood's premier address; reach out for current sold figures and a street-level comp set.
Tarrytown is known for its historic estates, mature oak canopy, and downtown adjacency, making it one of Austin's most established and sought-after neighborhoods. Its defining trait is limited supply, so many homes sell through quiet, pre-marketed processes rather than public listings.
Tarrytown's location near Lake Austin offers easy access to boating, waterfront parks, and outdoor recreation, while its proximity to downtown puts dining, shopping, and entertainment minutes away. The neighborhood's walkable, tree-lined streets and nearby greenspaces like Reed Park and the Lady Bird Lake trail system are also a major draw.
It depends on what you want to own. A livable older cottage usually has a lower entry price and character you cannot buy new — original hardwoods, arched doorways, mature trees — but it asks for renovation budget: foundations move on Austin clay, and wiring, plumbing, and layouts may be original. A new build commands a strong premium but is turnkey, with warranties and current code. Because the land carries most of Tarrytown's value, both paths hold up at resale; the home that struggles is the half-updated one stuck in the middle.
Tarrytown is the urban option: walkable streets, Austin ISD with Casis Elementary, and downtown 8–12 minutes away. Westlake Hills trades that for acreage, Hill Country views, privacy, and Eanes ISD, with an 18–28 minute commute. Both markets start around $1.5M and up, and both are equally established; the happiest buyers choose based on lifestyle — being of the city versus above it — not price per square foot.
Supply. Long-tenured owners, limited lots, and irreplaceable character mean very few homes are for sale at any given time, and many sellers prefer a quiet, pre-marketed process — agent-to-agent outreach and private showings — over a public listing. That is also why public portal data understates Tarrytown's real activity, and why buyers here need access, not just listing alerts.
Neighborhood-level reports show the pattern. Street-level reports show your decision. I'll pull a custom comp-set for the exact block you're targeting, no obligation.
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Shivraj's Take
What's actually happening in Tarrytown right now
Tarrytown's defining feature is supply. Lots are limited, character is irreplaceable, and most sellers prefer a quiet, pre-marketed process over a public listing. Buying here means patience plus access.
— Shivraj Grewal, Grewal RE Group · Updated May 2026