Everything About
Tarrytown Real Estate

Tarrytown is a central-west Austin neighborhood, roughly bounded by MoPac (Loop 1) to the west, Lake Austin to the south, and Enfield Road to the north. Zip code is 78703. It sits just west of downtown Austin and just north of Lady Bird Lake.

Median Tarrytown home prices run roughly $1.1M to $1.5M. Entry-tier homes start around $700K to $800K; premium properties reach $3M to $5M+ for Upper Tarrytown estates and lakefront positions. Price varies dramatically by block, lot characteristics, and renovation quality. See the Tarrytown Market Report for current MLS data.

Tarrytown is in zip code 78703. However, 78703 includes several other neighborhoods — Clarksville, Bryker Woods, Old Enfield. Not everything in 78703 is Tarrytown.

Moderately. Walk Score is roughly 72. You can walk to Deep Eddy Pool, Pease Park, several coffee shops and restaurants, and Casis Elementary from many blocks. It's not a walking-everywhere neighborhood like Travis Heights, but daily errands and leisure are often car-optional.

Roughly 5 to 10 minutes by car. Southern Tarrytown near Windsor Road is approximately 1.5 miles from the heart of downtown Austin. Access via Lake Austin Boulevard, Enfield Road, and MoPac.

Consistently one of the safest neighborhoods in central Austin. Residential, quiet, and closely watched by neighbors. Standard urban precautions apply, but overall crime rates are meaningfully below Austin averages.

Deep Eddy Pool (historic spring-fed public pool, walking distance from many Tarrytown blocks), Lady Bird Lake and the Hike-and-Bike Trail, Pease Park, Reed Park, Mayfield Park (with peacocks), Lake Austin marinas and access points, Fresh Plus grocery, several neighborhood coffee shops and restaurants, and easy MoPac access to downtown and the Domain.

Most of Tarrytown is served by Austin ISD, feeding into Casis Elementary, O. Henry Middle School, and Austin High School. A small pocket of western Tarrytown falls within Eanes ISD, feeding into Bridge Point Elementary, West Ridge Middle, and Westlake High School. Verify each address individually.

No. Most of Tarrytown feeds into Casis, but some southern and eastern-edge addresses feed into Matthews Elementary. Confirm the exact assignment for any specific Tarrytown address using the AISD boundary map before assuming Casis. Luke Allen pulls this on every property.

Yes — by measurable standards. Casis consistently ranks among the top public elementaries in Austin ISD by test scores, parent surveys, and demographic outcomes. It has strong community engagement and long institutional continuity. Other AISD elementaries in the area (Bryker Woods, Highland Park) also perform well.

Most Tarrytown families feed O. Henry Middle → Austin High School. Some blocks feed Lamar Middle instead. Casis students can also apply to Kealing Middle's competitive magnet program. Eanes-boundary parcels feed West Ridge Middle → Westlake High.

St. Andrew's Episcopal (K-12, on the Tarrytown edge), St. Michael's Catholic Academy (9-12), Regents School of Austin (classical Christian K-12), Trinity Episcopal (K-8), Headwaters (progressive K-8), and St. Austin Catholic (K-8) are all within 15 minutes of Tarrytown. Tarrytown is one of the strongest private-school-adjacent neighborhoods in Austin.

Rarely. Casis is at or near capacity most years, so out-of-zone transfers are seldom granted. The reliable path in is to live in-zone — which is one reason Tarrytown addresses inside the Casis boundary carry a price premium.

Very. Well-priced Tarrytown homes typically sell in 7 to 14 days, often with multiple offers. Cash buyers make up roughly 28% of transactions. Preparation and speed are essential for buyers to win.

45 to 60 days for a financed purchase from contract to close, 21 to 30 days for cash. Finding the right home varies — some buyers find it in a week, others in six months. Luke Allen structures the search around your timing.

Yes. Roughly 40% of Tarrytown buyers arrive from out of state. Luke Allen runs a concierge relocation buying process: full video walkthroughs, verified school-zone confirmation, remote CMAs, and remote offer submission. Many out-of-state buyers close without ever physically visiting Austin. See the Moving to Tarrytown guide.

Technically yes, but the FHA loan limit for Travis County is well below the Tarrytown median. Most Tarrytown homes exceed the FHA cap. Practical financing options are conventional, jumbo, and cash. Luke Allen introduces buyers to lenders who work all three.

Only if you have cash reserves to cover any gap between contract price and appraised value. Waiving without reserves can force you to break contract if the appraisal comes in low. Luke Allen structures appraisal-gap coverage that protects both you and the seller.

Almost never on well-priced homes. On homes that have sat 30+ days at an aspirational price, meaningful negotiation is possible. Luke Allen tracks days-on-market and price-cut history for every Tarrytown listing.

February through May is peak Tarrytown selling season, driven by families targeting Casis Elementary enrollment for the following school year. Listings during this window consistently generate more showings and stronger offers than summer or fall listings.

Three factors dominate: (1) accurate pricing from day one — starting high and reducing consistently underperforms; (2) professional presentation — photography, staging, cosmetic prep; (3) marketing to the full qualified buyer pool including relocation buyers. Luke Allen handles all three.

Luke Allen recommends it for most Tarrytown homes. Finding issues before you list lets you address them on your terms rather than negotiate from weakness after a buyer's inspector surfaces them. A pre-listing inspection also signals transparency, which builds buyer confidence.

Depends on the math. If your lot is worth materially more to a builder than your improved home is worth to a traditional buyer, a builder sale can be attractive — often faster and cleaner. If your improved home is priced correctly for the market, a traditional sale usually nets more. Luke Allen runs the math case by case.

Yes, but exclusively as teardown-and-rebuild on existing lots. There are no new subdivisions in Tarrytown — the neighborhood is fully built out. Builders buy older homes on valuable lots, demolish them, and construct new custom homes.

Most Tarrytown homes sit on Austin's expansive clay soils that swell in wet seasons and contract in dry ones. This causes foundation movement in almost every older Tarrytown home. Some movement is cosmetic and normal; some is serious and expensive. A specialist inspector (not a generalist) is essential.

Austin's Heritage Tree Ordinance protects trees with trunk diameter of 19 inches or greater. Removing a Heritage Tree requires a city permit and often replacement mitigation. For rebuilds or additions, Heritage Tree placement can significantly constrain what is buildable. Luke Allen flags Heritage Tree constraints on every relevant property.

Some individual Tarrytown properties carry historic-landmark designation, and small pockets have historic-look deed restrictions from original 1920s platting. There is no single continuous Tarrytown historic district. Luke Allen confirms historic designations for specific properties before buyers commit.

Yes. Portions of lower Tarrytown near the creek corridors are FEMA-designated flood zones. Pull the flood map for any specific address; obtain a flood insurance quote before making an offer if applicable.

Builders buy older homes for the lot value rather than the improvements, demolish the structure, and build new custom homes. Economics depend on lot size, foundation removal complexity, Heritage Tree constraints, current construction costs, and finished-value expectations. Luke Allen runs teardown analysis for both sellers and buyers.

Tarrytown is inside Austin city limits, mostly Austin ISD (Casis + Austin High), older-growth character homes on smaller lots, 5-10 min drive from downtown. Westlake is a separate municipality west of MoPac, Eanes ISD (Westlake HS), larger lots with newer construction, more suburban feel. Different neighborhoods for different lifestyles.

Tarrytown is larger, has bigger lots, feeds primarily into Casis Elementary, and has a quieter residential feel. Clarksville sits immediately south, is smaller and denser, historically African American, more urban and walkable, feeds into different schools. Prices per square foot are similar; Clarksville lots are typically smaller.

Bryker Woods sits east of Tarrytown, smaller footprint, feeds primarily into Bryker Woods Elementary (also highly rated). More consistent housing stock than Tarrytown's varied mix. Generally slightly more affordable per square foot. Both are excellent central Austin neighborhoods with different feels.

Rosedale is north of Tarrytown, closer to Central Market and 38th Street. More varied housing stock, generally more affordable, feeds into different AISD schools. Great neighborhood; different vibe from Tarrytown's mature-oak, established-luxury character.

Old Enfield sits east of Tarrytown, smaller and denser, closest to downtown, primarily historic 1920s-era homes. Feeds different schools (Bryker Woods Elementary). Distinct character; often compared with Tarrytown because both offer central-Austin historic homes.

No. Tarrytown has no HOA. Neighborhood character is maintained through Austin city zoning and deed restrictions that vary by block. Some 1920s-era parcels carry historic-look restrictions; most do not.

Effective rate runs approximately 1.9% to 2.2% of assessed value annually, combining City of Austin, Travis County, Austin ISD, and other district levies. Homestead exemption reduces taxable value significantly once filed. Texas has no state income tax to offset.

Historically strong. Fixed supply, consistent demand, top-rated schools, and central location have driven steady appreciation over decades. Generally a long-hold neighborhood — 7 to 10 year horizons have performed well across market cycles.

File between January 1 and April 30 in the year after you take title (owner-occupied only, on your primary residence). Reduces your school-district taxable value materially and caps annual assessed-value increases at 10%. Free to file directly with the Travis Central Appraisal District — no need to pay a service.

Luke Allen is a Tarrytown-specialist Austin realtor with a 5.0-star Google rating across 30 client reviews, TREC license #788149, and a strong network of relocation buyers moving into central Austin. Represents both buyers and sellers in Tarrytown and offers concierge relocation services for out-of-state buyers.

Texas Real Estate Commission license #788149. Active member of Austin Marketing + Development Group. 5.0-star Google rating, 30 five-star reviews, zero complaints across every platform.

Tarrytown is a specialty area, but Luke Allen represents buyers and sellers across greater Austin, with particular focus on central Austin — Tarrytown, Clarksville, Bryker Woods, Rosedale, Old Enfield, and adjacent neighborhoods. Also serves relocation buyers targeting any central Austin neighborhood.

Email [email protected], call or text (254) 718-2567, or use the contact form below. Response time is typically within a few hours during the workday and often within minutes. First conversation is a free consultation, no obligation.