Buying a Home in South Austin · Free Guide
Buying a home in South Austin?
South Austin is five very different ZIP codes, and what you pay swings hard between them. Here's how 78744, 78745, 78747, 78748, and 78749 compare on price, schools, and taxes, the written buyer agreement, and every step from offer to keys.
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The straight answer
What does it cost to buy a home in South Austin?
South Austin is the priciest of my four markets because it's closest to downtown, but the honest answer is it depends on the ZIP. The value corners (78744 and 78747, southeast toward the airport) run well below the established southwest ZIPs (78749 and 78745). Your school district changes by address too, Austin ISD, Del Valle ISD, or Hays CISD, and a few communities carry a MUD. You do not need 20% down, and as of 2024 you sign a written buyer agreement before touring. Pick the ZIP that fits your budget and schools, then check the district on the specific home. Here's the ZIP-by-ZIP picture, then the process below.
South Austin by ZIP, at a glance
- ✓78748: South Austin's tree-lined heart, established homes plus some new build, Austin ISD (Akins, Bowie edges).
- ✓78745: close-in and established, Cherry Creek to Westgate, shorter commute, Austin ISD (Crockett).
- ✓78749: southwest around Oak Hill and Circle C, top Bowie-feeder schools, MoPac commute, generally the priciest.
- ✓78744: southeast value corner, Easton Park and established pockets, the Austin ISD vs Del Valle ISD split, a MUD in Easton Park.
- ✓78747: the quiet southeast value corner, new construction and Goodnight Ranch, two-district schools, airport-side commute.
Prices and school zones vary block to block here, so I confirm the district, the school, and your exact all-in monthly number on any specific home before you tour. For the full statewide process, see my Central Texas buyer's guide.
The full picture
What buying in South Austin actually costs
The ZIP is the swing
In South Austin, the biggest variable is not the neighborhood name, it's the ZIP and the school zone attached to it. The southwest ZIPs (78749, and parts of 78748) carry top Bowie-feeder schools and price accordingly. The southeast ZIPs (78744 and 78747) are the value corners, closer to the airport, with new construction like Easton Park and Goodnight Ranch and a school picture that splits between Austin ISD and Del Valle ISD depending on the exact address. Two homes a mile apart can sit in different districts with different taxes and different schools. Before you fall for a house, I confirm the zone. Read the ZIP living guides for 78748, 78745, 78749, 78744, and 78747.
Taxes: mostly clean, with a few MUDs
Most of South Austin sits inside the city with a standard combined rate and no extra district, which is part of the appeal versus the suburbs. The exceptions are a handful of newer master-planned communities. Easton Park, for example, sits in the Pilot Knob MUD, which adds a levy on top of the base rate. Goodnight Ranch, by contrast, is Austin ISD with no MUD. On the same-priced home, the district can mean hundreds of dollars a month, and it never shows on the listing. Before you compare homes, compare the all-in monthly number. My MUD and PID guide shows how to check any address.
New construction vs resale in South Austin
South Austin has both. The established ZIPs are mostly resale, often on bigger lots with mature trees, inside the city with clean taxes. The southeast growth areas offer new construction, Easton Park (multiple builders, from the low $300s), Goodnight Ranch, and Estancia West over in Menchaca, with newer homes, warranties, and sometimes a MUD. Neither is better; it depends on your budget, your timeline, and the monthly math. If you're looking at a new build, the sales rep works for the builder, so bring your own representation from the first model-home visit. See my South Austin new-construction guide and the community guides for Easton Park, Goodnight Ranch, and Estancia West.
Your path
How buying in South Austin goes
01
Get pre-approved
Know what you can borrow and make your offer credible, before the search, not during.
02
Pin the ZIP and school zone
We match your budget and schools to the right ZIP, then confirm the district on each specific home.
03
Tour with representation
Resale or new construction, I represent you from the first visit, including inside the builder's model.
04
Write the offer
Price is one part. Terms, timelines, and your option period are where deals are won, and close-in South Austin can move fast.
05
Option period and inspection
Your Texas window to inspect and decide. Older South Austin homes especially reward a careful inspection.
06
Contract to closing
Title, survey, appraisal, and financing. I manage the deadlines so you are not tracking them.
Want the full step-by-step, plus what you need to qualify and every cost involved? That's all in the Central Texas buyer's guide.
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What clients say
People who trusted the process
★★★★★
"Brandon was absolutely amazing throughout our home-buying journey. My husband found him through his YouTube videos, and after watching we knew he was who we wanted. As first-time buyers we had endless questions, and he made everything feel manageable and stress-free. We're now in our first home and couldn't be more grateful."
A
Amber Dopen
First-time buyer · Google review
★★★★★
"As first-time homebuyers deciding on a new build, we're so fortunate to have had Brandon. He always knew what to ask the builder, even when we had no idea what to ask, checked in regularly, and handled all the details so we felt supported the whole way. Can't recommend him highly enough!"
M
Megan McLane
First-time / new-build buyer · Google review
★★★★★
"My husband and I just bought our first home and would've been lost without Brandon. He walked us through the whole process, never pressured us, and always gave honest advice. He really knows his stuff."
A
Angela Miller
First-time buyer · Google review
Your local expert
Meet Brandon Holley
Broker / Owner · Holley Homes Realty
South Austin is home for me, so I know these ZIPs block by block. With 175+ closed deals since 2016 across Austin, Buda, Kyle, and Bastrop, and named a FastExpert 2026 Top Agent, I've walked buyers through the Austin ISD vs Del Valle ISD school splits, the Easton Park MUD, builder contracts, and close-in resale offers, and I represent you, not the builder, at no cost to you.
This guide is everything I'd tell you if you were sitting across from me, from the first "which ZIP can I afford?" to the keys in your hand. No pressure, just a clear plan.
"My job is to make this feel clear, not complicated. No pressure, just good information so you can decide what's right for you."
Keep exploring South Austin
Where to go next
Want the neighborhood-level read? Each ZIP has a living guide: 78748, 78745, 78749, 78744, and 78747. New to the area entirely? Start with the moving to South Austin guide. Considering a new build? See the South Austin new-construction guide. And before you compare monthly costs on any home, read the MUD and PID guide. For the full statewide buying process, the Central Texas buyer's guide has every step.
Common questions
Buying in South Austin: quick answers
How much does it cost to buy a home in South Austin?+
South Austin is the priciest of my four markets because it's closest to downtown, but it varies a lot by ZIP. The southeast value corners (78744 and 78747) run well below the established southwest ZIPs (78749 and 78745). Beyond price, plan for your cash to close (down payment plus about 2 to 5% closing costs plus prepaids) and your true monthly payment. I confirm the ZIP, the school zone, and the full monthly number on any specific home before you offer.
Which South Austin ZIP is the best value?+
The southeast ZIPs, 78744 and 78747, are generally the value corners. They're closer to the airport than downtown, they have newer construction like Easton Park and Goodnight Ranch, and prices run below the established southwest ZIPs. The trade-offs are a longer downtown commute and a school picture that splits between Austin ISD and Del Valle ISD by address, so the exact home matters.
Does South Austin have MUD or PID taxes?+
Mostly no. Most of South Austin sits inside the city with a standard rate and no extra district, which is part of the appeal versus the suburbs. The exceptions are a few newer communities: Easton Park sits in the Pilot Knob MUD, for example, while Goodnight Ranch has no MUD. That difference can be hundreds of dollars a month on the same-priced home, so always check the district before you offer. My MUD and PID guide shows exactly how.
What school district is my South Austin home in?+
It depends on the exact address. Most of South Austin is Austin ISD, but the southeast ZIPs (78744 and 78747) split between Austin ISD and Del Valle ISD, and the far edges can touch Hays CISD. School zones here change block to block, so I confirm the specific school for any home before you fall in love with it.
How much do I need for a down payment?+
Often less than people expect. You do not need 20% down. Conventional loans can go as low as 3 to 5%, FHA around 3.5%, and VA and USDA can be zero down if you qualify. Texas also has first-time buyer assistance through TSAHC and TDHCA. The right number depends on your loan type, credit, and price range, and in South Austin's pricier ZIPs the down payment math matters more.
What is the written buyer agreement?+
As of 2024, buyers in Texas sign a written representation agreement with their agent before touring homes. It spells out what your agent does for you and how compensation works, in writing, so someone is contractually in your corner from the first showing. I walk you through it line by line before you sign.
Is this guide really free?+
Yes, completely free and no obligation. Enter your name and email and the PDF is sent to you right away. It's simply the best way I know to be helpful before you ever decide whether to work with me.