South Congress-adjacent bungalow submarket where 1920s craftsman blocks share sidewalks with luxury new-builds.
Buy or sell a home in Bouldin Creek with a licensed Central Austin Realtor. Real street-level knowledge, honest pricing math, no team hand-off.
Direct one-on-one service from a licensed Austin Realtor with real Bouldin Creek transaction experience. No team hand-off, no assistant screening, no cookie-cutter marketing playbook.
Bouldin Creek is the neighborhood most transplants describe when they say "I want to live in South Congress." It's the block-by-block reality behind the SoCo lifestyle brand: 1920s bungalows with front porches, mature pecan trees, walkability to South First and South Congress, and the last remaining pocket of Central Austin where you can still occasionally find a legitimate cottage at the entry end of the market, usually a fixer, usually gone within days of listing.
What outsiders miss: Bouldin has a sharp bifurcation by street. West of South First runs at a distinct premium to east of South First. Blocks north of Oltorf are more mature-tree and pre-war stock; blocks south of Oltorf get into the mid-century ranches and newer infill. A "Bouldin Creek" median hides all of that. When I show a client this neighborhood, we're comparing specific blocks against specific blocks — not the zip-level number.
The current Bouldin Creek buyer pool is bifurcated too: young tech-couple first-timers targeting the restored bungalows, and cash-heavy relocation buyers targeting the new builds at the top of the market. Those two pools rarely compete against each other — they're bidding on different product. If you're selling, the two-pool reality changes how you position photography, staging, and open-house timing. If you're buying, it changes which comps actually apply to the home you're considering.
On the sell side, Bouldin's biggest pricing trap is comping to the recently-sold new build three blocks over. That comp doesn't translate to your 1928 bungalow even if the square footage matches. On the buy side, the biggest trap is falling in love with the front porch before you've checked the foundation. Half the pre-1940 stock in Bouldin has post-tension slab retrofits or pier-and-beam issues that can add an estimated $60K-$120K to your first year in the house.
Bouldin Creek price context (78704): most active listings are asking $439K to $2.5M right now, with well-kept bungalows toward the lower end and full renovations or new builds at the top.
Landmarks: South Congress, Bouldin Acres, Home Slice, South First cafes, Butler Metro Park, Auditorium Shores
Schools: Becker Elementary, Fulmore Middle, Travis Early College High (Austin ISD)
Bouldin Creek isn't one homogeneous market — sub-areas trade at different price points and appeal to different buyers.
Bouldin Creek's Bouldin Acres sub-area — verified by Luke on the ground.
Bouldin Creek's Bouldin Heights sub-area — verified by Luke on the ground.
Bouldin Creek's South Bouldin sub-area — verified by Luke on the ground.
Bouldin Creek's West Bouldin Creek sub-area — verified by Luke on the ground.
Full-service Realtor representation for every Bouldin Creek transaction type.
Free consultations, saved-search alerts on new Bouldin Creek inventory, on-the-ground sub-area knowledge, and negotiation support through closing.
Comparative market analysis, professional photography, MLS + syndication, staged marketing, and honest pricing math for Bouldin Creek sellers.
Free comparative market analysis of your specific Bouldin Creek address using live sold-comp data. No obligation, no sales pitch.
Central Austin relocation service for buyers moving to Bouldin Creek from out of state. Neighborhood tours, school district guidance, timing coordination.
Common questions from Bouldin Creek buyers and sellers.
Luke Allen (TREC #788149) is a licensed Central Austin Realtor with direct experience buying and selling in Bouldin Creek, Bouldin Acres, and Bouldin Heights. 5.0 Google rating across 41 reviews, direct service (no team hand-off), and street-level 78704 knowledge that lets him compare specific blocks against specific blocks rather than relying on ZIP-level medians.
The median asking price for active Bouldin Creek listings is currently $925K, and most are asking $439K to $2.5M. Restored 2-3 bedroom bungalows sit toward the lower end depending on condition and lot size, while full new-construction or gut-renovated homes sit at the top. The wider 78704 median hides this bifurcation, so any single number is misleading without a specific block comp.
Becker Elementary, Fulmore Middle School, and Travis Early College High School, all Austin ISD. Becker has strong parent participation and a bilingual dual-language program that draws families from adjacent 78704 blocks. Confirm exact school assignment by address — boundaries can vary block-by-block.
For a 3+ year hold, Bouldin's land-value story is strong. The neighborhood is fully built out with no new-supply pipeline, walkability to South Congress will continue to command premium, and on a longer hold the rent-vs-buy math tends to favor owning. For under-3-year holds, transaction costs eat any short-term appreciation.
Bouldin sits between the two in both price and character. Travis Heights (east of Congress) is slightly larger lots and a more established old-Austin buyer pool. Barton Hills (west of South Lamar) has bigger lots and hillside views but trades a walkable coffee shop for a car-required commute. Bouldin is the walkability sweet spot.
Well-priced restored bungalows typically go under contract quickly. Homes at the top of the market can sit for months if positioned wrong; the buyer pool at that price point is thinner and more discerning. Overpriced anything sits until the seller cuts. Right now the median active listing in 78704 has been on the market 80 days, and 51% of active listings in 78704 have taken a price cut.
Free consultation with a licensed Austin Realtor. Direct response from Luke Allen — no team hand-off, no auto-reply.
Luke Allen is a full-time Austin TX Realtor with the Austin Marketing + Development Group brokerage. He works with buyers, sellers, and investors across every Austin ISD and the surrounding neighborhoods, from Downtown and East Austin to Round Rock, Cedar Park, and the Hill Country. Every page on this site is written and maintained by Luke. The written content was last updated on November 11, 2026. Market figures on this page update automatically from ACTRIS MLS data and were last refreshed on November 12, 2026.