$1,330,577Average Value$583Average Price per Sq Ft61Homes For Sale
Hill Country lifestyle adjacent to downtown Austin
Texas Hill Country attracts buyers for its stunning landscape and the wealth of outdoorsy activities found across it. But living there comes with the cost of proximity to the things Austin is best known for – hip eateries, a toe-tapping music scene and cultural centers. Just across Lady Bird Lake from downtown, the undulating, leafy streets of Barton Hills – one of the city's most coveted neighborhoods – offer exactly that in a scenic locale on the precipice of Hill Country. Not to mention it has high-performing public schools that give the prestigious options found deeper in the hills a run for their money. "The big draw is that you get the Hill Country right in the middle of Austin," says neighborhood resident and Realtor Kevin Haines of Realty Austin. "You're right in the middle of the city, but it doesn't feel like it because you've got this huge Greenbelt running the middle of the neighborhood."
The Barton Hills neighborhood comprises six square miles of the most wanted area in the city.
Barton Hills has plenty of exciting things to offer and is just minutes from downtown Austin.
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Garden strolls and disc golf at Zilker Metropolitan Park
Zilker Metropolitan Park – the crown jewel of Austin's parks – flanks the northern end of Barton Hills, offering immediate access to 350 sprawling acres of activities, including a disc golf course, sand volleyball pits, a dog park, a rugby field and rocks to climb. If looking for a more leisurely pastime, a stroll through the botanical gardens or the Umlauf Sculpture Garden might be the cure. Not to mention the park is lined with walking paths and hiking trails, like the Ann and Roy Butler Hike and Bike Trail, which connects with pedestrian bridges to reach parks on the north shore of Lady Bird Lake. The Barton Creek Greenway is ideal for quiet nature hikes, totaling 7.5 miles of rugged trail that snakes through a sublime canopy of greenery along Barton Creek, leading to a number of hidden swimming holes popular with locals. But every activity in the park pales in comparison to the Barton Springs Municipal Pool, easily one of Austin's most famous attractions. The 3-acre spring-fed pool pumps out millions of gallons of water daily, usually sitting around 70 degrees Fahrenheit, making it a popular swimming spot year-round. Barton Springs is also the only known place on earth where the Barton Springs Salamander can be found – an endangered species that helped earn the pool's status as a federally protected habitat.
Many people enjoy walking the Ann & Roy Butler Hike and Bike in Barton Hills.
The residents of Barton Hills have neighborhood access to the Barton Creek Greenbelt.
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A-rated schools within walking distance
Some buyers are enticed by the neighborhood's high-performing and community-oriented schools, beginning with Barton Hills Elementary, rated A-minus by Niche and located right along the Greenway. "It's walkable from quite a bit of the neighborhood," Haines says. Barton Hills Elementary emphasizes a green-minded education with numerous environmental programs, including a composting program and an organic vegetable garden where students grow produce to donate to local food banks. The next step is O. Henry Middle School, which also has an A-minus Niche score and offers a variety of both fine art and STEM courses. O. Henry Middle is also a member of the national STEM program Project Lead The Way. For grades 9 through 12, students attend Austin High School, an A-rated school just across Lady Bird Lake in Downtown. Open since 1881, Austin High School is the oldest continuously operating public high school in Texas. But the school keeps up with the modern age by offering four specialty academies that students enroll in, each offering a variety of unique educational experiences, such as guest speakers and travel opportunities.
Barton Hills Elementary School provides a quality education.
Austin High School is a top rated public school in Austin, Texas.
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Meeting neighbors at parades and ACL Festival
There are tons of ways to meet neighbors in Barton Hills, including a number of smaller neighborhood activities, like a Fourth of July Parade. "The elementary school is how a lot of folks come together, like the carnival every fall, so if you've got kids there, you're going to events all the time," Haines says. Zilker Metropolitan Park is also a magnet for events and other activities. The Austin Nature and Science Center plays home to rotating exhibits throughout the year in addition to frequent programs and events, including summer camps for kids. But with Austin being dubbed the "live music capital of the world," no event in Zilker Metropolitan Park compares to the two-weekend jamboree of Austin City Limits Festival. "Believe it or not, when I go to ACL Fest, I see lots of my neighbors there," Haines says.
Old haunts and newer businesses spice up Lamar Boulevard
Lamar Boulevard is one of the main commercial strips for South Austin and it has long been known for its community of local institutions that helped establish the area's characteristically weird vibes. But quite a few of the strip's "cool old haunts," as Haines calls them, have closed their doors over the years, replaced by chains and new businesses. Multiple big box stores and supermarkets can now be found in a variety of shopping centers like Lakehills Plaza, including a Target and a Sprouts Market. But several institutions still remain, such as the Broken Spoke – one of the oldest and most famous honky tonk bars in Texas. Up the road, Matt's El Rancho has continued to satisfy customers with its renowned brisket tacos since opening in 1952. Residents can still get their caffeine fix and cafe meals from Kerbey Lane Cafe – a beloved neighborhood meetup point open since 1980. "That area, personally, is my favorite area in Austin," says Realtor Lexi Castles of Compass RE Texas. "It's got a lot of the old Austin vibes and a lot of the old restaurants like Jackson Pub, it's got the music, Peter Pan Mini Golf. But then it's also got all the new, more trendy restaurants. So, it's a really, really cool place."
Head over to the Broken Spoke for live music, great food and a honky tonk time.
Matt's El Rancho ha been drawing crowds with enchiladas & margaritas since 1952.
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From midcentury modesty to postmodern luxury
As Austin continues its trend of rapid growth, Barton Hills continues to evolve with it. Especially over the last 10 years, midcentury ranchers shrouded in small thickets of ash and live oak trees are filling out the edges of their lots. "Because this neighborhood has big lots and the houses have got some separation, a lot of the 1970s and 60s style houses over here, if they're not in good condition, they're being torn down. And what they're being replaced with is luxury stuff," Haines says. This trend includes a wide variety of newer home designs, including some whacky postmodern homes with luxury fixtures like floor-to-ceiling windows and backyard pools. The trend has widened the price range for single-family homes considerably. Some original midcentury designs still sell for around $550,000, but many are purchased for over $1 million. Meanwhile, those newer luxury homes can fetch prices that typically begin at $1 million and sometimes go over $3 million.
Smaller classic style homes can still be found around Barton Hills.
Modern styled homes tend to replace older builds in Barton Hills.
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Frequent traffic on Lamar Boulevard
Although students walk to school and the Greenway adds some shortcuts, Barton Hills' topography makes it less walkable for some residents. Most rely on a car to get around but traffic in South Austin, especially along Lamar Boulevard, is constant. For an alternative option, some residents use CapMetro bus routes on Lamar Boulevard for trips into and around the city.
Flooding and erosion on Barton Creek
With a rushing creek forming its northern edges, flood zones abut half the neighborhood. In fact, the neighborhood sits on the precipice of Hill Country – a region highly prone to flash flooding due to its long dry spells followed by sudden downpours. But the canyon that Barton Creek follows is several feet lower than the elevation of most homes, protecting most properties from even the worst of floods. However, rushing flood waters can still present a risk of mudslides and erosion.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Barton Hills, Austin sell after 75 days on the market compared to the national average of 52 days. The median sale price for homes in Barton Hills, Austin over the last 12 months is $1,100,000, up 6% from the median home sale price over the previous 12 months.
Mid-Century Modern Gem in Barton Hills – A.D. Stenger Original:Discover this rare 1950s mid-century modern masterpiece designed by renowned architect A.D. Stenger perfectly situated on a desirable corner lot leading to a cul-de-sac in the heart of the Stenger subdivision in Barton Hills. Just a short stroll from Zilker Park and Barton Springs Pool, this home blends timeless architecture
Fully remodeled from the studs up, this Barton Hills gem delivers modern design and character, in one of the best neighborhoods in the city. The open concept floor plan flows effortlessly through bright living and dining areas, anchored by hardwood floors and a stone fireplace.The chef’s kitchen is both stylish and functional, featuring a large quartz island, custom cabinetry, stainless
Set on a .29-acre lot in desirable Barton Hills, this three-story custom residence offers refined living just minutes from Zilker Park and downtown Austin. Thoughtfully designed with five bedrooms and exceptional amenities, the home seamlessly blends luxury and function.The main level welcomes you with an open-concept chef’s kitchen featuring a Wolf range and high-end appliances, flowing
Lock and leave living in Eanes ISD! This lovingly maintained condo is bursting with natural light and peaceful greenbelt views. The cozy porch welcomes you into the entry space with engineered wood throughout the main floor. With over $45K in recent improvements, this condo is sure to delight. Updates include, modern baseboards, fresh wall and trim paint, energy-efficient glass in all doors and
Welcome to 2502 Side Cove, a modern oasis nestled on a private .41-acre cul-de-sac lot in the vibrant Barton Hills neighborhood of Austin, TX. This completely redesigned & remodeled home boasts 2812 square feet of sophisticated living space and offers an open floor plan adorned with a mix of wide plank oak flooring and oversized Italian tile. The heart of this home is the gourmet kitchen,
1805 Brookhaven Drive – Barton HillsSet on nearly half an acre in Barton Hills, this 4-bedroom, 3-bathroom mid-century residence has been reimagined with over $650,000 in thoughtful updates since 2020. Spanning 3,280 square feet, the home balances architectural character with modern sophistication, offering both privacy and connection to nature.Recent EnhancementsFrom new
Lock and leave living in Eanes ISD! This lovingly maintained condo is bursting with natural light and peaceful greenbelt views. The cozy porch welcomes you into the entry space with engineered wood throughout the main floor. With over $45K in recent improvements, this condo is sure to delight. Updates include, modern baseboards, fresh wall and trim paint, energy-efficient glass in all doors and
Barton Creek Landing offers remarkable amenities and stylish apartments in Austin, TX. These apartment homes feature modern kitchens complete with granite countertops, custom cabinets, and stainless steel appliances. Enjoy amazing views as well as wood and travertine flooring in select apartments. Barton Creek Landing is home to one of Austin’s only year-round, saltwater pools. Our amenities
Within walking distance of Zilker park and Barton Springs and just minutes from downtown, Mopac and Barton Creek Mall, South Creek is the perfect location for people who enjoy the beauty and convenience of Austin. There is ample parking, laundry onsite, and a garden courtyard. The property is pet friendly. Each tenant pays $50/month which covers water/waste water, trash, and drainage. Google
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