Tarrytown Austin · The Definitive Neighborhood Guide
The most complete guide to life in Tarrytown — history, architecture, schools, property taxes, commute times, parks, restaurants, and an honest look at pros and cons. Written by Luke Allen, Tarrytown specialist.
Life in Tarrytown
Morning in Tarrytown starts the way it has for decades: coffee on the front porch, watching the light filter through a canopy of live oaks that arch completely over the street. The air is still cool — this side of Austin catches the breeze off Lake Austin — and the only sound is a neighbor's screen door closing as they head out for a walk. If you have kids at Casis Elementary, the walk to school takes eight minutes on quiet sidewalks lined with mid-century ranch homes and the occasional stone cottage from the 1930s. There are no stoplights between most Tarrytown homes and the Casis front door. Luke Allen has walked this route with dozens of families who moved to Tarrytown specifically for this school, and the walk alone is usually what seals the decision.
Tarrytown's daily rhythm is unhurried in a way that feels almost impossible this close to a major downtown. By afternoon, kids are swimming at Deep Eddy Pool — Austin's oldest swimming pool, spring-fed, and free for Austin residents — while their parents read on the stone bleachers. Reed Park fills up with basketball games and dogs chasing tennis balls. The pocket parks scattered throughout Tarrytown give the neighborhood a green, spacious feeling despite the relatively modest lot sizes on interior streets. Luke Allen often tells clients that Tarrytown doesn't feel like a city neighborhood — it feels like a small town that happens to be five minutes from the office towers on Congress Avenue.
The commute is one of Tarrytown's most underrated advantages. MoPac (Loop 1) runs along the western edge of the neighborhood, putting downtown Austin about 10 minutes away in normal traffic. The Domain and North Austin tech corridor are 20–30 minutes up MoPac. Luke Allen works with buyers relocating from cities like San Francisco and Chicago who are stunned that a neighborhood this close to downtown can feel this quiet. The secret is that Tarrytown has almost no commercial development within its interior — there are no bars, no through-traffic shortcuts, no late-night noise. The commercial life of the neighborhood exists at its edges: Lake Austin Blvd to the south (restaurants, coffee, the boat launch) and Exposition Blvd to the east (the Tarrytown Shopping Center, Tacodeli, neighborhood services). Inside, it's just houses, trees, and families.
What makes Tarrytown genuinely special — and what Luke Allen hears from long-time residents more than anything else — is the community. This is a neighborhood where people stay. Families who bought here when their kids started at Casis are still here twenty years later, now watching their grandchildren walk the same streets. Neighbors know each other by name. The Tarrytown Fourth of July parade is a genuine neighborhood tradition, not a city event. If you're moving to Austin and looking for a place with roots, character, and a real sense of belonging — not just a nice house in a good location — Tarrytown is the neighborhood Luke Allen recommends first. You can browse current listings on the Tarrytown homes for sale page, or reach out to Luke Allen directly to start your search.
History
Tarrytown is one of Austin's oldest residential neighborhoods, platted in the 1920s on land west of downtown along the Colorado River bluff. The name came directly from Tarrytown, New York — a deliberate nod to the refined residential character its developers intended to create. From the beginning, this was conceived as a neighborhood for Austin's professional class: doctors practicing at Seton Medical, lawyers with offices near the Capitol, professors holding appointments at the University of Texas just minutes away. Luke Allen often describes Tarrytown as the neighborhood that Austin built for the people who built Austin.
The original deed restrictions from the 1920s through the 1940s were unusually stringent for their era. They established minimum lot sizes, required meaningful setbacks from the street, and flatly prohibited commercial use on residential lots. These restrictions — many of which remain legally enforceable today — established the residential character that persists nearly a century later. Tarrytown is one of the very few Austin neighborhoods that actually looks similar to how it looked fifty years ago. The trees are older, the homes have been updated, but the fundamental scale and feel of the streets has not changed. Luke Allen considers this one of Tarrytown's most durable competitive advantages in the Austin real estate market.
During the 1970s through the 1990s, Tarrytown became the address of choice for Austin's growing tech and academic elite. The neighborhood's convergence of location — five minutes to UT Austin, ten minutes to the State Capitol, a short walk to Lake Austin — created a "best of everything" proposition that compounded in value over time. UT faculty, early Austin tech founders, and state government senior officials all gravitated to Tarrytown for the same reasons. Luke Allen has represented sellers in Tarrytown who have owned their homes since the 1970s and watched the neighborhood transform around them while the underlying residential character stayed constant.
The teardown trend that began in earnest around 2010 has transformed significant portions of Tarrytown — particularly Upper Tarrytown near Balcones Drive — where older ranch-style homes on large lots have been replaced with custom modern builds. A 1960s ranch on a 10,000-square-foot lot that might have sold for $400,000 in 2008 became a teardown candidate by 2015, with the replacement structure selling for $2.5–$3.5 million. This trend has created meaningful price bifurcation within the 78703 zip code: buyers must now distinguish between original mid-century character homes and the newer custom construction wave. Luke Allen navigates both segments and can help buyers understand what each represents for long-term value, maintenance costs, and resale potential. For current market data on this bifurcation, the Tarrytown market report is updated regularly.
Architecture
1950s – 1970s
Single-story ranch homes with flat or low-pitched roofs, large windows designed to connect interior living to the outdoors, and a horizontal emphasis that anchors the house to its lot. This is the dominant original housing stock in Tarrytown, and when original details — terrazzo floors, exposed wood ceilings, clerestory windows — are preserved or sensitively restored, they command significant premiums. Luke Allen has represented buyers paying $1.5M+ for mid-century homes in original or restored condition. Many buyers from California or the Pacific Northwest specifically seek this style in Tarrytown.
1920s – 1930s
Found near Exposition Blvd and some of the original streets platted in the 1920s, Tarrytown's Tudor Revival homes are Austin's most character-rich residential style. Steeply pitched roofs, half-timbering on gable ends, arched doorways, and brick or stone exteriors create a sense of permanence that newer construction simply cannot replicate. These homes are rare, expensive, and rarely stay on the market long. Luke Allen tracks every Tudor Revival listing in 78703 and can alert buyers the moment one becomes available.
1920s – 1940s
Particularly concentrated along Windsor Road and in the southern portions of Tarrytown, Craftsman Bungalows bring front porches, tapered columns, built-in cabinetry, and careful woodwork that defines the style. Homes in this era were typically built on narrower lots than the later ranch homes, and they carry a neighborly, pedestrian-scaled character. When well-maintained, they are among the most livable homes in the neighborhood. Luke Allen considers authentic Craftsman bungalows with original interior millwork to be genuinely undervalued given their scarcity.
2015 – Present
The teardown and replacement wave has produced a significant inventory of new custom construction in Tarrytown, particularly in Upper Tarrytown near Balcones Drive. These homes feature clean lines, flat or low-slope roofs, metal and concrete material palettes, open floor plans, and luxury finishes throughout. They typically run 4,000–6,000 square feet and are priced between $2.5M and $4M. Luke Allen represents both buyers acquiring these homes new and sellers listing after completion. The tradeoff versus original Tarrytown stock: new construction carries no deferred maintenance, but also no mature trees and no deed restriction history — buyers should verify covenants carefully.
Scattered Throughout
Traditional Colonial and Georgian-style homes are scattered throughout Tarrytown, particularly on larger lots off Pecos Street and Bonnie Road. These homes typically date from the 1940s through the 1970s and reflect the preferences of the professional families who originally built them. Symmetrical facades, brick exteriors, and formal entry halls are common. They often occupy some of Tarrytown's most generously sized lots and present strong value for buyers who prioritize land over architectural style.
Luke Allen's Guidance
Luke Allen helps every Tarrytown buyer understand what architectural period a home represents and what that means for renovation potential, maintenance expectations, and resale value. A mid-century ranch with original terrazzo floors and mature oaks has a different buyer pool — and therefore a different pricing trajectory — than a 2019 contemporary build. Understanding this distinction before you make an offer can mean the difference between a great investment and a difficult resale. Luke Allen brings this analysis to every showing. Contact Luke Allen to discuss what style fits your goals.
Schools
Austin ISD · Elementary
Consistently rated one of Austin's best elementary schools and the single most important factor in why families choose Tarrytown. Casis is walkable from most of the neighborhood, has a deeply engaged parent community, and produces some of the strongest test scores in Austin ISD. Luke Allen considers Casis the primary driver of Tarrytown's long-term property value stability — homes zoned to Casis hold value better than almost any other elementary zone in the city. The walk to Casis from most Tarrytown addresses takes under ten minutes on residential sidewalks.
Austin ISD · Middle School
Feeds from Casis Elementary and serves grades 6–8. O. Henry has a solid academic reputation, strong extracurricular programs, and benefits from the same engaged parent community that supports Casis. Located in the Bouldin Creek area south of downtown, it is accessible from Tarrytown via a short drive down MoPac. Luke Allen's clients who have children at O. Henry consistently report satisfaction with the academic rigor and the sense of community that carries forward from the Casis years.
Austin ISD · High School
Situated on the southern edge of Tarrytown along Lady Bird Lake, Austin High is walkable for many Tarrytown students — a remarkable feature for a high school in a major Texas city. The campus is one of the most scenic in the state, with direct trail access to Lady Bird Lake. Austin High offers strong AP programs, competitive athletics, a performing arts program, and a diverse student body that reflects the broader west Austin community. The school's location and program quality make it a genuine asset for Tarrytown families.
Eanes ISD · Select Addresses
Portions of western Tarrytown near the Westlake border feed into Eanes ISD, which includes the consistently top-ranked Westlake High School. Eanes ISD is considered one of the strongest school districts in Texas by most measures. The boundary line runs through the neighborhood, meaning some homes are in Austin ISD and some are in Eanes ISD — the difference can be a single block. This boundary distinction has meaningful implications for property values as well as school assignment.
Property Taxes · 78703
Property taxes are one of the most frequently misunderstood costs in the Tarrytown buying process. Luke Allen walks every buyer through a property tax estimate before writing an offer — because at Tarrytown price points, the tax bill is a meaningful monthly cost. Here is what you need to know for 2025.
| Taxing Entity | Rate (approximate 2025) | Notes |
|---|---|---|
| Travis County | ~0.33% | County general fund, roads, courts |
| City of Austin | ~0.44% | Tarrytown is Austin city limits — Austin Energy, Austin Water, APD |
| Austin ISD | ~0.85% | Applies to most Tarrytown addresses; Eanes ISD rate is comparable |
| Austin Community College | ~0.10% | ACC district tax |
| Austin Healthcare District | ~0.10% | Central Health hospital district |
| Combined Effective Rate | ~1.85% – 2.1% | Varies by exact parcel; verify with Travis CAD for each address |
Real-dollar estimates: On a $900,000 home, expect approximately $16,650–$18,900 per year in property taxes before exemptions. On a $1.2 million home, expect approximately $22,200–$25,200 per year. On a $2.0 million new custom build, expect $37,000–$42,000 per year. Luke Allen provides a precise estimate for every specific property before you write an offer.
Homestead Exemption: Texas offers a homestead exemption for primary residence owners that reduces your taxable appraised value. For 2025, the Austin ISD homestead exemption is $100,000 off the appraised value — on a $1.2M home assessed at market value, this alone saves approximately $850/year on your school tax. Luke Allen advises every buyer to file their homestead exemption with Travis CAD within the year of purchase.
Over-65 Tax Freeze: If you are 65 or older, Texas freezes your school district taxes at the level they were when you turned 65 or first claimed the exemption — regardless of how much property values or school tax rates rise afterward. This is one of the most powerful property tax benefits in Texas and makes Tarrytown particularly compelling for buyers who plan to stay long-term through retirement. Luke Allen has worked with several long-term Tarrytown homeowners whose school tax bills have been frozen for decades.
No HOA dues: Tarrytown has no HOA in most sections, which means no monthly HOA assessment on top of your mortgage and property taxes. Buyers coming from suburban Austin markets or from other states often arrive expecting HOA fees in a neighborhood of this caliber. Tarrytown's residential character is maintained through the original deed restrictions and Austin city code — not an HOA. This is a meaningful cost advantage over comparable HOA neighborhoods.
Commute Times
These are real-world commute times based on Luke Allen's experience driving and biking the routes regularly — not Google Maps estimates at 3am on a Sunday. Traffic patterns matter enormously when you are choosing where to live, and Tarrytown's commute profile is one of its most significant selling points.
| Destination | By Car (normal traffic) | By Bike / Transit | Notes |
|---|---|---|---|
| Downtown Austin / 2nd St / 6th St | 8–15 min | 20–25 min by bike (Shoal Creek or Lake Austin Blvd) | Use 5th or 6th St bridge rather than MoPac for short trips |
| UT Austin Campus | 5–10 min | 15 min by bike; 20 min walk from southern Tarrytown | Closest major university of any Austin neighborhood |
| The Domain / North Austin Tech Corridor | 20–30 min | 40 min by bus (multiple transfers) | MoPac northbound 7–9am adds 10–15 min |
| Austin-Bergstrom International Airport | 30–40 min | N/A practical | Via MoPac south then SH-71; plan 40–50 min during afternoon rush |
| South Congress / SoCo | 15–20 min | 25 min by bike via Shoal Creek trail to Congress Ave | Lamar Blvd surface route often faster than MoPac south |
| Mueller / East Austin | 20–30 min | 40–50 min by bike | Cross-town routes improve with Rainey St connection |
| Cedar Park / Round Rock | 30–45 min | N/A practical | MoPac North to 183A; toll road saves significant time vs. 183 main |
| Lakeline / Cedar Park tech employers | 35–45 min | N/A practical | Apple and other Lakeline employers; budget 45+ min in peak AM |
Getting Around
Tarrytown's Walk Score of approximately 65 (Somewhat Walkable) and Bike Score of approximately 70 (Very Bikeable) place it above the Austin average on both metrics — and meaningfully higher than any comparable suburban market. But raw scores don't capture the texture of daily life in the neighborhood. Luke Allen walks or bikes with buyers through Tarrytown on almost every showing, and what people consistently notice is that the streets feel designed for human beings — not cars.
The Shoal Creek Greenbelt trail runs along the eastern edge of Tarrytown, providing a mostly shaded, traffic-free hike-and-bike path that connects north toward 38th Street and south toward Lady Bird Lake. Many Tarrytown residents use this trail for their morning run and their weekday bike commute to downtown simultaneously. From the southern end of Tarrytown, the trail links to the Lady Bird Lake 10-mile loop in about 10 minutes by bike — which means one of Austin's most celebrated urban trails is genuinely accessible without loading a bike onto a car. Luke Allen considers proximity to the Shoal Creek path one of Tarrytown's most underrated quality-of-life features.
E-bikes have transformed Tarrytown's practical walkability over the last several years. A significant portion of the neighborhood's residents — particularly those who might find cycling to downtown impractical on a traditional bike — now commute by e-bike to UT Austin, downtown offices, and the Lamar Blvd retail corridor. Lake Austin Blvd has dedicated bike lanes between Walsh Boat Landing and MoPac, and the intersection of Lake Austin Blvd with Exposition is one of the most active pedestrian corners in the neighborhood. Luke Allen regularly sees families arrive assuming they will use their cars for everything and leave Tarrytown two years later having sold one of them.
Notable walkable destinations from most Tarrytown addresses: Casis Elementary (8–10 min walk), Deep Eddy Pool (10–15 min from southern Tarrytown), Reed Park (5–10 min from neighborhood center), Tarrytown Shopping Center on Exposition (5–12 min), Mozart's Coffee and the Lake Austin Blvd restaurant corridor (10–20 min). Nearest CapMetro transit: Route 5 and Route 21 serve the Lake Austin Blvd corridor with connections to downtown Austin. Not a transit-dependent neighborhood, but options exist for those who want them. If public transit access matters to your household, Luke Allen can identify the specific addresses with the shortest walk to CapMetro stops.
Parks & Recreation
Austin's oldest swimming pool (1915) and one of the neighborhood's most beloved institutions. Spring-fed, Olympic-sized, and open May through September. Annual membership runs approximately $40 for Austin residents — extraordinary value for a pool of this quality. The afternoon splash sessions are a Tarrytown summer ritual: kids in the main pool, adults reading in the lounge chairs, the whole neighborhood seemingly passing through. Luke Allen considers Deep Eddy's proximity an active quality-of-life asset that shows up in resale prices for nearby homes.
The heart of Tarrytown's recreational life. Basketball courts, playground, tennis courts, picnic areas, and open lawn space fill this free, year-round park. Weekend mornings at Reed Park are genuinely social — it's the place where you run into neighbors. The park's central location within the neighborhood makes it walkable from almost every Tarrytown address. Luke Allen notes that access to Reed Park is one of those intangible neighborhood benefits that doesn't show up in a listing description but matters enormously to residents.
The city boat ramp on Lake Austin at the foot of the neighborhood provides free public access for kayaks, paddleboards, and canoes (no fees for non-motorized craft). Weekend mornings on Lake Austin from Walsh Boat Landing are a Tarrytown tradition. The landing gives Tarrytown residents something rare in Austin's inner city: direct water access within walking distance. Luke Allen points out to buyers that this access point significantly influences property values for homes in Lower Tarrytown, even for residents who don't paddle.
A 22-acre historic estate turned public park at the Tarrytown and Northwest Hills border on West 35th Street. Free-roaming peacocks, formal rock gardens, a historic cottage, and hiking trails through the wooded preserve make Mayfield Park one of Austin's most distinctive green spaces. Luke Allen describes it as one of Austin's hidden gems — residents of Tarrytown pass it regularly while the rest of the city doesn't know it exists. A perfect Sunday morning destination with young children.
Running along the eastern edge of Tarrytown, the Shoal Creek Greenbelt path is a hike-and-bike trail that connects north toward the 38th Street area and south toward Lady Bird Lake. Partially shaded, suitable for running and cycling, and largely traffic-free. Luke Allen bikes the Shoal Creek path regularly with buyers during neighborhood tours. The path's connection to the Lady Bird Lake trail makes it Tarrytown's most practical gateway to Austin's broader trail network.
Austin's famous 10-mile trail circling Lady Bird Lake is a 10-minute bike ride from southern Tarrytown via the Shoal Creek path. The trail is one of Austin's most utilized recreational amenities — well maintained, landscaped, and active at all hours. For Tarrytown residents, the trail is genuinely usable as part of a daily exercise routine without requiring a car trip to reach it. Luke Allen often takes buyers down to the Lady Bird Lake access point during showings to demonstrate how close it actually is.
Tarrytown's small neighborhood commercial hub on Exposition Blvd — Tacodeli, local services, a pharmacy, and small retail that has served the neighborhood for decades. Walkable from most Tarrytown addresses. Not a destination, but a genuinely useful neighborhood anchor that reduces the number of car trips residents need to make. Luke Allen considers walkable neighborhood commercial one of the quality-of-life factors that separates Tarrytown from purely residential suburbs.
Tarrytown sits on the bluff above Lake Austin — the dammed section of the Colorado River that runs west from Tom Miller Dam. While direct lake access from within the neighborhood is limited (Walsh Boat Landing is the main public access point), the proximity to the water significantly shapes Tarrytown's character, climate, and real estate values. Homes with lake views or on the bluff edge command meaningful premiums. Luke Allen tracks every bluff-adjacent listing carefully.
Luke Allen's Personal Picks
Lake Austin Blvd · 0.5 mi
Intimate, Caribbean-influenced New American with a cocktail program that matches the food. The fish tacos and the seasonal specials are what Luke Allen orders every time. Tarrytown's premier date-night spot — the dining room is small enough to feel genuinely personal. Make a reservation on weekends; walk-ins are tough after 7pm.
Lake Austin Blvd · 0.4 mi
Casual Italian done right: handmade pasta, a wood-burning oven, and an outdoor patio that Luke Allen considers one of the best in Austin. Gets crowded on weekend evenings, but the energy is part of the appeal. The cacio e pepe and the wood-roasted chicken are the go-to orders. Family-friendly and walkable from southern Tarrytown.
Lake Austin Blvd · 0.6 mi
Tex-Mex and Polynesian fusion on the water — the patio extends over Lake Austin and the sunset views are unbeatable in Austin. The margaritas are excellent and the frozen drinks are what Tarrytown residents order on summer afternoons. Yes, it is touristy, and yes, every Tarrytown resident goes anyway because the location is just that good. Luke Allen's pick for out-of-town visitors.
Exposition Blvd · 0.3 mi
Austin breakfast taco institution. The Tarrytown location on Exposition Blvd is the most neighborhood-y of all their spots — regulars order by name and the staff knows the drill. Luke Allen's standing order is the Otto (migas with avocado and queso). Long lines on weekend mornings — arrive before 9am or wait 20 minutes. Worth it every time.
W 6th Street · 0.8 mi
Austin's oldest French-style bakery, operating since 1975 at the edge of Tarrytown on West 6th. The almond croissants and the quiche are legendary — Luke Allen recommends arriving at opening on weekends before the pastry case empties. More of a morning ritual than a restaurant, but the sandwiches at lunch are genuinely underrated. A Tarrytown institution that predates the neighborhood's current prestige.
Lake Austin Blvd · 0.5 mi
Iconic lakeside coffee roastery with a two-story deck over Lake Austin. Luke Allen's top pick for a weekend morning coffee with a view — and one of the few places in Austin where you can work on a laptop outdoors with a genuine lake panorama. Best known for the holiday light show, but the espresso and the fresh pastries justify the visit year-round. Tarrytown locals go so often it barely registers as special anymore.
W 5th Street · 1.2 mi
Thai restaurant with exceptional craft cocktails — not in Tarrytown proper but five minutes east on W 5th St. One of Austin's most acclaimed restaurants by any measure. The larb, the massaman curry, and the banana blossom salad are Luke Allen's consistent orders. Reservations are strongly recommended. Worth the short drive out of the neighborhood for a special weeknight dinner.
W 6th Street · 0.9 mi
Casual Italian and American neighborhood bistro at the edge of Tarrytown on West 6th. The sandwich and deli counter at lunch is underrated and genuinely excellent — Luke Allen sends buyers there for lunch during extended neighborhood tours. Great for a quick weeknight dinner when you don't want to think about where to go. The service is consistently warm, which is why the same people return every week.
78704 · 10 min by car
Austin's legendary vegetarian cafe in 78704 — worth mentioning specifically because Tarrytown residents make the trip south regularly. The migas plate and the daily specials are standouts. Luke Allen includes Bouldin Creek on this list because it is genuinely woven into the lives of people who live in Tarrytown, even though it is technically in the next zip code. A short drive into 78704 is part of Tarrytown's kitchen.
S Lamar · 15 min
If Tarrytown residents are going out for a genuine splurge, Uchi is where they go. One of the most acclaimed restaurants in Texas — consistently one of Austin's top fine-dining experiences for over two decades. The chef's selection is the way Luke Allen orders here. Not a neighborhood regular, but the restaurant that comes up when Tarrytown residents are asked where to take someone important. Worth every minute of the 15-minute drive to South Lamar.
Honest Assessment
Luke Allen believes that trust is built by telling buyers the truth about a neighborhood — including the parts that might not favor a sale. What follows is an honest, unvarnished assessment of Tarrytown's genuine strengths and real limitations, based on years of working with buyers and residents in the neighborhood. This is the same conversation Luke Allen has with every client who asks about Tarrytown.
Neighborhood Comparisons
Luke Allen regularly helps buyers who are comparing Tarrytown against three or four alternative neighborhoods before making a decision. Here is an honest, side-by-side assessment of the most common comparisons. The goal is not to sell you on Tarrytown — it's to help you make the right choice for your family's actual priorities.
Tarrytown vs
Both neighborhoods serve as the prestige west Austin address, but they differ meaningfully. Westlake is a separate city (West Lake Hills) with Eanes ISD exclusively — which many families consider the single strongest school district in the Austin metro. The overall district quality at Eanes exceeds Austin ISD in most metrics, even though Casis is exceptional. Westlake has more space: larger lots, more Hill Country character, a more suburban feel. Tarrytown is tighter, more urban, more walkable — you can bike to UT and downtown; in Westlake you cannot. On price, Westlake typically runs 10–20% higher for equivalent square footage. If your top priority is the best possible school district regardless of other factors, Westlake deserves a serious look. If walkability, urban proximity, and neighborhood character matter alongside schools, Tarrytown wins. Luke Allen works both markets and can help you run the real comparison for your family.
Eanes ISD DetailsTarrytown vs
Clarksville and Tarrytown are adjacent 78703 neighborhoods that share a zip code but feel meaningfully different on the ground. Clarksville is east of MoPac, which puts it closer to downtown on foot — a 15-minute walk versus 25+ minutes for Tarrytown. Clarksville has more commercial activity integrated into its residential streets: coffeehouses, small restaurants, and bars within walking distance. That's a pro for some buyers and a con for others who want pure residential quiet. Tarrytown has bigger lots, better elementary school assignment (Casis versus Matthews Elementary, and Casis wins this comparison clearly), and quieter streets. Clarksville is slightly more affordable for equivalent home size. Luke Allen often shows homes in both neighborhoods back-to-back — the contrast is immediately apparent.
Tarrytown NeighborhoodTarrytown vs
Hyde Park is Central East Austin, roughly 3 miles from Tarrytown — a different world in terms of character and demographics. Hyde Park is denser, more eclectic, closer to UT in a more campus-adjacent way, and has a higher proportion of apartments and rental properties mixed into residential streets. The vibe is younger, more academic, more bohemian. Price is substantially more accessible — Hyde Park ranges $400K–$900K versus Tarrytown's $750K–$3M+. Different buyer profile entirely. Hyde Park makes sense for buyers who prioritize walkable urbanism, proximity to UT faculty culture, and price accessibility. Tarrytown makes sense for buyers who want quiet, family-scale residential streets, the best elementary school in central Austin, and the Lake Austin Blvd lifestyle. Luke Allen can help you determine which profile fits your actual priorities.
78703 Realtor PageFrequently Asked Questions
Yes. Tarrytown is consistently ranked as one of Austin's most desirable neighborhoods. It offers walkable access to Casis Elementary (rated 10/10), a 5–10 minute commute to downtown, mature live oak canopy, and a quiet residential character that's rare for an inner-city location. Luke Allen has helped dozens of families find homes in Tarrytown and considers it one of Austin's strongest long-term investments. Homes here hold value through market cycles better than almost any other Austin neighborhood at a comparable price point.
Most of Tarrytown is in Austin ISD (Casis Elementary, O. Henry Middle, Austin High). However, portions of western Tarrytown near the Westlake border feed into Eanes ISD, which includes Westlake High School. The boundary runs through the neighborhood at the street level — it can differ block by block. Luke Allen verifies school zoning for every property before any offer is written. This is not something to guess; the difference in school assignment can meaningfully affect both your child's school experience and your long-term resale value.
Tarrytown has a Walk Score of approximately 65 (Somewhat Walkable) and a Bike Score of approximately 70 (Very Bikeable). Casis Elementary, Deep Eddy Pool, Reed Park, and the Tarrytown Shopping Center are all walkable from most addresses. Lake Austin Blvd provides walkable restaurant and coffee access. E-bikes and cycling are extremely common — many residents commute to UT and downtown by bike. Luke Allen notes that the practical walkability exceeds what the raw scores suggest, particularly for families with daily school runs.
Tarrytown is approximately 2 miles from downtown Austin. Via MoPac or 5th/6th Street surface routes, most residents reach downtown in 8–15 minutes by car. By bike via Shoal Creek trail or Lake Austin Blvd bike lanes, the commute is 20–25 minutes. Even during peak rush hour, the drive rarely exceeds 15 minutes when using surface streets rather than MoPac. Luke Allen regularly works with downtown professionals who chose Tarrytown specifically because this commute allows them to live in a residential neighborhood without sacrificing downtown access.
Established, family-oriented, and quietly upscale. Live oaks arching over wide streets, kids riding bikes to the neighborhood pool, neighbors who know each other by name — and have for years. It is not trendy or flashy; it is the kind of neighborhood where families put down roots and stay for 20 years. Luke Allen describes Tarrytown as "the closest thing Austin has to a New England village — but with sunshine and no winter." The community identity is strong and the neighborhood association is active.
No. Tarrytown is almost exclusively single-family homes. There are no large apartment complexes within the neighborhood. You may occasionally find a duplex, a garage apartment above a carriage house, or a single-family home listed for rent, but the rental inventory is very limited. Rentals typically start around $2,500/month for smaller units and can exceed $5,000/month for full homes. Luke Allen can identify rental opportunities as they arise for buyers who want to experience the neighborhood before purchasing.
Yes. Tarrytown is one of the safest neighborhoods in Austin, with crime rates well below the city average. The residential character, low cut-through traffic, and deeply engaged community of long-term residents contribute to an atmosphere where children routinely walk and bike independently through the neighborhood — something increasingly rare in a city of Austin's size. Luke Allen has never had a client raise safety concerns after moving to Tarrytown.
Tarrytown is in the 78703 ZIP code — one of Austin's most sought-after ZIPs. The 78703 area also includes Clarksville, Old West Austin, and Bryker Woods. Tarrytown occupies the western portion, bounded roughly by MoPac (west), 35th Street (north), Exposition Blvd (east), and Lake Austin Blvd (south). Luke Allen specializes in 78703 and can explain the meaningful differences between the micro-neighborhoods within this zip code.
Tarrytown was platted in the 1920s on the Colorado River bluff west of downtown Austin and named after Tarrytown, New York. From the start, it attracted Austin's professional class — doctors, lawyers, UT professors. Original deed restrictions from the 1920s–40s established minimum lot sizes, setbacks, and bans on commercial use that have preserved the neighborhood's residential character for nearly 100 years. The teardown wave beginning around 2010 brought new custom construction, particularly in Upper Tarrytown. Luke Allen has deep knowledge of the neighborhood's development history and how it affects current property values.
Tarrytown features Mid-Century Modern ranch homes (1950s–70s, the dominant original stock), Tudor Revival homes (1920s–30s, particularly near Exposition Blvd), Craftsman Bungalows (1920s–40s, particularly along Windsor Road), and Custom Contemporary builds (2015–present) replacing teardowns in Upper Tarrytown. Traditional Colonial and Georgian styles are scattered throughout on larger lots. Luke Allen helps every buyer understand what architectural period a home represents and what that means for renovation potential, maintenance, and resale trajectory.
No — Tarrytown has no HOA in most sections. No monthly dues, no architectural review committees, no restrictions on paint colors or parking. The neighborhood's residential character is maintained through original deed restrictions dating to the 1920s–40s and Austin city code — not a homeowners association. Luke Allen considers this one of Tarrytown's underappreciated advantages. Buyers coming from HOA-governed neighborhoods are often pleasantly surprised by the absence of dues and governance overhead.
The combined effective property tax rate in Tarrytown (78703) for 2025 is approximately 1.85%–2.1% depending on the exact parcel. On a $1.2M home, expect roughly $22,000–$25,000 per year before exemptions. Texas offers a homestead exemption for primary residences — Austin ISD's exemption is $100,000 off assessed value. There is also an over-65 school tax freeze. Luke Allen provides a precise, address-specific property tax estimate for every property before any offer is written. Contact Luke Allen to get an estimate on any specific Tarrytown address.
Luke Allen's top picks near Tarrytown: Café Josie (Caribbean-influenced New American, the neighborhood date-night standard), Juliet Italian Kitchen (handmade pasta and an excellent outdoor patio), Hula Hut (Tex-Mex on the water with the best margaritas on Lake Austin Blvd), Tacodeli on Exposition (Austin's best breakfast tacos — the Otto is non-negotiable), Sweetish Hill Bakery on W 6th (almond croissants since 1975), and Mozart's Coffee (lakeside coffee with the best outdoor views in Austin). Sway on W 5th is Luke Allen's pick for a special weeknight dinner five minutes away.
Tarrytown has exceptional park access: Deep Eddy Pool (Austin's oldest pool, spring-fed, annual membership ~$40), Reed Park (basketball, tennis, playground — the neighborhood's social center), Walsh Boat Landing (free kayak and paddleboard launch on Lake Austin), Mayfield Park and Preserve (22 acres of peacocks, rock gardens, and hiking trails), and the Shoal Creek Greenbelt trail (hike-and-bike path connecting to Lady Bird Lake). The combination of parks and trail access is one of the strongest of any inner Austin neighborhood. Luke Allen discusses park proximity during every Tarrytown showing.
By car via MoPac or 5th/6th Street surface routes: 8–15 minutes in normal traffic. By bike via Shoal Creek trail: 20–25 minutes. Even at peak rush hour, the drive rarely exceeds 15 minutes when you use surface streets. Luke Allen advises avoiding MoPac southbound for short downtown trips — 5th or 6th Street bridge is almost always faster. The downtown commute from Tarrytown is one of the most favorable of any Austin neighborhood at this price point.
By car via MoPac North: 20–30 minutes in normal traffic, 30–40 minutes during peak morning hours (7–9am). The 183A toll road provides an additional option for employees at Apple's Lakeline campus or employers in Cedar Park (35–45 minutes). Luke Allen discusses The Domain commute in detail with every tech-industry buyer considering Tarrytown — it is very manageable, but buyers should drive the route during their actual commute hours before committing.
Westlake Hills is a separate city with Eanes ISD exclusively — the top-ranked school district in the Austin metro. Tarrytown is inside Austin city limits with Austin ISD (Casis is exceptional, but the district overall is mixed). Westlake is more suburban — larger lots, Hill Country character, car-dependent. Tarrytown is more urban and walkable. Westlake typically runs 10–20% higher in price. Luke Allen works both markets extensively and can help you make the right call based on your specific priorities — school district weight, walkability needs, and budget range.
Clarksville is immediately east of Tarrytown, just east of MoPac, in the same 78703 zip code. Clarksville is more walkable to downtown (15-minute walk), has smaller lots, and has more commercial activity integrated into residential streets — a livelier, slightly noisier feel. Tarrytown has bigger lots, Casis Elementary (versus Matthews Elementary in Clarksville — Casis is clearly superior), and quieter residential streets. Clarksville is slightly more affordable for equivalent home size. Luke Allen frequently shows both back-to-back so buyers can feel the difference firsthand.
Pros: walkable Casis Elementary (10/10), mature live oak canopy, no HOA, Deep Eddy Pool and Reed Park, genuinely quiet streets, 10 min to downtown, excellent restaurant corridor, architectural character, stable community. Cons: expensive entry ($750K+), no walkable grocery store, MoPac audible near Enfield Rd, limited transit, school boundaries not uniform (must verify by address), older homes require maintenance budget. Luke Allen provides this honest assessment with every buyer — the cons are manageable for most families but worth understanding clearly before you commit.
Tarrytown has a diverse housing stock spanning nearly 100 years of construction. Original mid-century modern ranch homes (1950s–70s) are the most common — single-story, brick or wood exterior, large windows, modest to generous lots. Tudor Revival and Craftsman Bungalows from the 1920s–40s appear on some of the older streets. New custom contemporary builds (2015–present) are increasingly common in Upper Tarrytown, replacing teardowns at $2.5M–$4M. Traditional Colonials and Georgians round out the mix. Luke Allen can match your architectural preferences to the right streets and price ranges.
Yes — Tarrytown is arguably Austin's best family neighborhood at the inner-city level. The combination of walkable access to Casis Elementary (one of Austin ISD's finest schools), Deep Eddy Pool, Reed Park, low cut-through traffic, and a community culture built around long-term resident families makes it uniquely well-suited to raising children. Luke Allen helps more families relocate specifically to Tarrytown for school and neighborhood quality than almost any other Austin neighborhood. The ability for children to move independently through the neighborhood is something parents cite consistently as a deciding factor.
Yes — Tarrytown is one of Austin's most bikeable neighborhoods, with a Bike Score of approximately 70. The Shoal Creek Greenbelt trail runs along the eastern edge of the neighborhood and connects south to Lady Bird Lake and north toward 38th Street. Lake Austin Blvd has dedicated bike lanes. Many Tarrytown residents commute by bike or e-bike to UT Austin, downtown offices, and the Lamar Blvd corridor. Luke Allen regularly bikes neighborhood tours with buyers and can show you the practical cycling routes from any specific address in Tarrytown.
Work With Luke Allen · TREC #788149
Luke Allen helps people find their home in Tarrytown — whether you're relocating to Austin, moving from another part of the city, or upgrading to a neighborhood with better schools and a stronger sense of community. Luke Allen knows Tarrytown block by block, from the Casis Elementary walk zones to the Eanes ISD boundary streets, from the bluff-top lots with Lake Austin views to the interior streets where the live oak canopy is at its thickest. Luke Allen's buyer representation is free.
Tarrytown moves at its own pace — inventory is limited and the best homes don't last long. If you're within 6 months of making a move, Luke Allen recommends starting the conversation now so you're positioned when the right home hits the market. The difference between being ready and not ready in Tarrytown can be a missed off-market opportunity.