circlec

You should live here if you like the idea of South Austin (the hipness, the bars, the shops, the restaurants). On the other hand, you may care less about all that, and just want a nice, quiet neighborhood. Or you may want a newer subdivision, like Circle C, with all the amenities of the suburban life. Above all you want something affordable to mid-range – lots of bang for your buck, and pretty close in to town.

Just south of Ben White (also known as 290 and 71), can be thought of as 78704-adjacent. It’s for people who want to live in South Austin but can’t afford 78704. It’s mainly neighborhoods of older 1960s and 70s homes, although moving south you’ll find 80’s and 90’s homes. It’s a hodgepodge, really and you can find quite a variety of prices and home sizes here.

Circle C is a huge development further south, off of Mopac (1). Here you’ll find a master planned suburban community with newer large homes, some on golf courses. The homes in this area have a Hill Country look to them with limestone, stucco and cedar posts. Many people like the schools in this area, and claim that the commute to downtown isn’t that bad. Unlike our suburbs to the north, I know quite a few creative types who settle in this area. I’m going to guess that it’s the proximity to 78704 and South Austin in general that pumps up the “coolness” factor.

Even further out west on 290 is Dripping Springs, a suburb in the Hill Country. Personally I would hate to commute to town on 290 as it’s the only road in, it’s an undivided highway (which always make me nervous) and it’s always clogged up. If you don’t have to commute to town or don’t mind sitting in traffic, take a look out here for larger homes in newer suburbs. People seem to appreciate the schools out here and the Hill Country scenery, which is hilly and full of post oaks and cedar trees.


Neighborhood Stats

  • Major neighborhood names:
    Cherry Creek, Battle Bend, Tanglewood, Slaughter Creek, Circle C, Oak Hill
  • ZIP code to use in MLS searches: 78745, 78749, 78739, 78748, 78737, 78736
  • 2016 median listing price: $300k (South of Ben White), $439k (Circle C)
  • 2016 price per sq ft: $184 (South of Ben White), $149 (Circle C)
  • Rental Prices: Low to mid range of market

View homes on the market

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Check out the listings for South of 290 or Circle C/Southwest Austin on Austin Home Match.


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$250k and under

$250k-$500k

$500k and up

PLEASE NOTE: This is a general breakdown of Austin neighborhoods by price range and neighborhood. Exceptions to be found everywhere! I’ve heavily sprinkled in my opinions about areas and admit my Central Austin bias.

REALTORS: Don’t plagiarize Move to Austin. Write your own stuff.