BOULDIN CREEK
An eclectic blend of bohemian charm and urban sophistication in Austin's most walkable neighborhood.
Nestled between South 1st and South Congress, just south of Lady Bird Lake, Bouldin Creek pulses with creative energy and community spirit. This coveted neighborhood effortlessly merges artistic flair with an increasingly refined residential landscape, creating a compelling destination for those who crave walkability, character, and connection.
WHAT TO LOVE
- Iconic South Congress (SoCo) on your doorstep — legendary food trucks, beloved vintage shops, and Instagram-worthy murals
- Home to neighborhood staples like Bouldin Creek Cafe, Home Slice Pizza, and Jo’s Coffee with its famous “I love you so much” mural
- Exceptional walkability to Lady Bird Lake trails, downtown Austin, and vibrant local dining and retail
- A tight-knit community that balances rapid development with deep neighborhood roots
- Mix of restored historic bungalows, modern new construction, and luxury homes
- Zoned to Austin ISD with excellent schools including Becker Elementary and Austin High School via transfer
PEOPLE & LIFESTYLE
Bouldin attracts a sophisticated blend of young professionals, creatives, and families who prioritize walkability and community. The neighborhood thrives on a distinctly Austin sensibility—one that values authenticity, collaboration, and a laid-back approach to urban living without sacrificing refinement. Whether catching live music at a nearby venue, browsing the local farmers market, or simply lingering over coffee at a neighborhood favorite, residents embrace a lifestyle that celebrates local culture and meaningful connections.
The 78704 zip code remains one of Austin’s most sought-after addresses, drawing people who want immediate access to the lake, downtown, and SoCo’s eclectic offerings while maintaining a genuine sense of neighborhood identity.
BOULDIN REAL ESTATE
Bouldin’s real estate landscape reflects its evolution—from charming historic bungalows to contemporary renovations and new luxury construction. Whether you’re drawn to mid-century character or modern design, the neighborhood offers diverse options to suit various preferences and budgets. The market spans a wide range: condos and townhomes from approximately $400K, single-family homes from $800K into the multi-millions, with premium properties commanding $3.5M and beyond.
The architectural diversity tells the neighborhood’s story—older homes retain their vintage charm while newer construction introduces clean lines and modern amenities, creating an engaging visual tapestry throughout the area.
BOULDIN MARKET UPDATE - SEPTEMBER 2026
September’s median came back up after a soft August, though the move says more about which homes traded than about a shift in the market. Thirty-two homes closed at a median of $1,268,000, up 5.7% from September of last year. About a third of September’s sales were at $1.5 million or above, against roughly one in seven in August, and the median price per square foot moved from $567 to $622. Read across the summer, the run is steadier than any single month suggests - $1,150,000 in June, $1,130,000 in July, $948,000 in August.
- Median sale price: $1,268,000 (32 closed sales)
- Average sale price: $1,283,000
- Median price per square foot: $622
- Median days on market: 60
- List-to-close ratio: 96.8%
- Active listings: 144 · Under contract: 29
- Months of inventory: 5.3
At 5.3 months of supply and a median of 60 days to go under contract, buyers have time to compare options and room to negotiate - closings are landing a little over three percent below the most recent asking price. For sellers, the activity in September sat at the higher-priced end of the market, but the longer days on market say that pricing against what has actually closed nearby still matters more than what the headline median did.
Figures reflect Unlock MLS (ACTRIS) data for September 2026, pulled October 13, 2026, and cover Bouldin together with the surrounding inner south-central Austin core rather than Bouldin on its own. Market conditions change - reach out for a current read on a specific property.
DINING, ENTERTAINMENT & SHOPPING
South Congress has become synonymous with Austin’s culinary and cultural renaissance. The neighborhood’s restaurant scene ranges from food truck legends to upscale eateries, with beloved establishments like Bouldin Creek Cafe anchoring the community’s gathering spaces. Home Slice Pizza brings New York flair to the corner of Congress, while Jo’s Coffee serves as both caffeine destination and Instagram landmark.
Beyond the main corridor, discover independent boutiques, vintage finds, and eclectic shops that embody the neighborhood’s creative spirit. The area’s nightlife and entertainment venues pulse with live music and local talent, making every evening an opportunity for spontaneous discovery.
THINGS TO DO
The Lady Bird Lake Hike & Bike Trail system is quite literally steps away, inviting residents to walk, run, or cycle along some of Austin’s most scenic routes. The trail connects seamlessly to downtown and provides a peaceful counterpoint to the neighborhood’s vibrant street life. For those seeking community engagement, the Bouldin Creek Neighborhood Association and local community garden foster connection among residents and celebrate the area’s commitment to sustainability.
Beyond the trails, the neighborhood itself is the attraction—wandering South Congress, exploring neighborhood parks, and frequenting local gathering spots create the fabric of daily life in Bouldin.
SCHOOLS
Bouldin is zoned to Austin ISD. Becker Elementary, which previously served the neighborhood’s youngest learners, closed after the 2025-26 school year, and its students were reassigned to Galindo Elementary (2026 TEA rating: B) or Zilker Elementary (2026 TEA rating: A) by address. Students progress to Lively Middle School (formerly Fulmore) (2026 TEA rating: C), with access to Austin High School (2026 TEA rating: A) through a transfer option. The neighborhood’s strong sense of community extends to its schools, where engaged families and educators work together to support student success.
Ratings shown are the Texas Education Agency 2026 A-F accountability ratings, released August 2026. For the most current school ratings, visit GreatSchools.org and Niche.com.
