78704 South Austin Zip Code: Real Estate, Crestview & Cherrywood

What Defines the 78704 South Austin Zip Code?

The 78704 South Austin zip code is widely considered one of the city’s most desirable residential areas. Located just south of I-35 and west of MoPac (Loop 1), this area captures the quintessential "South Austin" vibe: relaxed, artistic, and deeply connected to nature. It is home to some of the city’s most iconic landmarks, including Zilker Park, Barton Springs Pool, and the South Congress Avenue corridor, known for its eclectic mix of boutiques, restaurants, and live music venues.

Geographically, the zip code is compact but diverse. It stretches from the busy South Lamar district in the north to the quieter, tree-lined streets of Cherrywood in the south. To the west, it borders the hills and reservoirs, while to the east, it meets the downtown skyline. This central location means that while you are living in a leafy, residential neighborhood, you are rarely more than 15 minutes from the heart of downtown Austin.

Key Insight: The 78704 zip code is not just a postal designation; it is a lifestyle brand. Living here signals an appreciation for walkability, outdoor recreation, and Austin’s cultural heritage.

For buyers, understanding the boundaries is crucial. The zip code includes parts of the Crestview, Cherrywood, Old Enfield, and Zilker neighborhoods. Each has its own character, but they all share the benefit of being within the Austin Independent School District (AISD), which has seen significant investment and improvement in recent years.

Figures and inventory levels are subject to rapid change in Austin's dynamic market. Data cited is as of September 2026.

Where Is Crestview Austin Zip Code Located?

When people ask about the Crestview Austin zip code, they are usually referring to the historic neighborhood that sits directly south of the South Lamar corridor. Crestview is one of the oldest established neighborhoods in South Austin, dating back to the early 20th century. It is characterized by mature oak trees, wide streets, and a mix of architectural styles, including Craftsman bungalows, Spanish Revival, and Mid-Century Modern homes.

The Vibe of Crestview

Crestview is vibrant yet residential. It is close enough to the action on South Lamar that you can walk to some of Austin’s best coffee shops and brunch spots, but the streets themselves are quiet and community-oriented. The neighborhood is popular with young professionals, empty nesters, and families who want urban convenience without sacrificing green space. The Zilker Elementary School campus is located within or just adjacent to this area, drawing many families.

• Architecture: Expect well-preserved historic homes, many of which have been renovated to include modern kitchens and open floor plans.
• Pricing: Homes in Crestview typically command a premium due to their size, lot depth, and location. Prices often start in the mid-$700,000s for smaller bungalows and can exceed $1.5 million for larger estates.
• Amenities: Proximity to Zilker Park is the neighborhood’s crown jewel, offering hiking, biking, and events like ACL Live.

For those interested in the specific boundaries, Crestview generally runs from Ben White Boulevard to the south, Lamar Boulevard to the north, and is bounded by South Lamar and Barton Springs Road. It is a highly sought-after area, and inventory moves quickly.

Is Cherrywood Austin Zip Code Right for Families?

The Cherrywood Austin zip code area is located further south within the 78704 boundary, closer to Ben White Boulevard. Unlike the denser, more urban feel of Crestview, Cherrywood is known for its larger lots, single-story ranch-style homes, and a more suburban atmosphere. It is often described as a "hidden gem" for families who want to stay in South Austin but need more space and a quieter street environment.

Family-Friendly Features

• Lot Sizes: Cherrywood lots are generally larger than those in Crestview, offering more backyard space for gardens, pools, and play areas.
• Schools: The area is zoned for some of AISD’s strongest schools, including O. Henry Elementary and Travis High School, which is known for its robust arts and athletics programs.
• Affordability Relative to Crestview: While still expensive by Austin standards, Cherrywood can sometimes offer a slightly lower price-per-square-foot compared to the premium commanded by homes closer to Zilker Park.

Life in Cherrywood is slower-paced. You will find fewer restaurants directly on your street, but you are still within a short drive to the South Congress shopping district. The neighborhood has a strong sense of community, with active neighborhood associations and regular events. It is an ideal choice for families who prioritize school quality and yard space over walkability to nightlife.

Key Insight: If you are a family looking for a balance between South Austin charm and practical livability, Cherrywood is often the top recommendation in the 78704 zip code.

How Do Austin ISD Schools Serve the 78704 Area?

One of the primary drivers of demand in the 78704 South Austin zip code is the quality of Austin ISD schools. While some of Austin’s wealthiest families live in Eanes ISD to the west, AISD has made significant strides in improving its top-tier schools, particularly in the South Austin region. The 78704 zip code is largely served by the South Austin School Zone.

Top-Rated Schools in 78704

• Zilker Elementary: Consistently rated highly for its academic performance and arts integration. It is a magnet for families in Crestview and surrounding areas.
• O. Henry Elementary: Serving the Cherrywood and Old Enfield areas, O. Henry is known for its strong STEM programs and community involvement.
• Small Middle School: A popular choice for middle schoolers, offering a smaller class size and a collaborative learning environment.
• Travis High School: One of the largest and most well-regarded high schools in Texas, offering extensive AP courses, robotics, and performing arts.

It is important to verify school zones for specific addresses, as boundaries can change. However, the general consensus is that the 78704 zip code offers some of the best public school options within the city limits. For families prioritizing education, this is a major advantage over other central Austin neighborhoods that may have less consistent school ratings.

School ratings and zones are subject to change by the Austin ISD board. Always verify current zoning on the AISD website.

What Are the Current Price Ranges in 78704?

The 78704 housing market is characterized by high demand and limited supply. As of 2026, the median home price in this zip code remains significantly above the Austin average. Buyers should expect to pay a premium for the location, lifestyle, and school access.

Price Breakdown by Property Type

• Historic Bungalows: Smaller homes (under 1,500 sq ft) in Crestview or Cherrywood typically range from $650,000 to $850,000. These homes often have large lots, which adds value.
• Single-Family Homes: Larger, renovated homes with 3+ bedrooms and 2+ bathrooms generally sell between $900,000 and $1.3 million.
• Luxury Estates: Custom homes or those with significant land (0.5 acres+) can exceed $1.5 million.
• Condos and Townhomes: For those seeking lower maintenance, condos near South Congress or Zilker Park range from $450,000 to $700,000, depending on amenities and view.

Inventory in 78704 is typically low, with homes spending an average of 30-45 days on the market before going pending. Multiple offers are common, especially for well-maintained properties. Buyers should be prepared to act quickly and potentially waive certain contingencies, though working with a Dwellverse agent can help navigate these competitive negotiations safely.

Key Insight: Price appreciation in 78704 has historically outpaced the Austin average, making it a strong long-term investment despite the high entry cost.

How Does Life in 78704 Compare to Other Austin Neighborhoods?

Living in the 78704 South Austin zip code offers a unique blend of urban and suburban amenities. Unlike the high-rise density of Downtown or the sprawling suburbs of West Austin, 78704 provides a walkable, community-focused environment. The lifestyle is defined by outdoor activities, cultural events, and a relaxed pace.

Key Amenities and Attractions

• Zilker Park: A 351-acre urban park offering hiking, biking, and the famous Barton Springs Pool.
• South Congress Avenue: Known for its "I Love You So Much" sign, boutique shopping, and diverse dining options.
• South Lamar Boulevard: A foodie’s paradise with some of Austin’s most acclaimed restaurants and cafes.
• Mt. Bonnell: A short drive away, offering panoramic views of the Colorado River and downtown skyline.

Compared to neighborhoods like Allandale or Rosedale in North Austin, 78704 is more walkable and has a stronger cultural identity. Compared to Westlake or Barton Creek, it is more affordable (though still pricey) and less gated, offering a more open community feel. The trade-off is less privacy and more traffic congestion during peak hours, especially near I-35 and MoPac.

Is 78704 a Good Investment for Real Estate?

For investors and long-term homeowners, the 78704 South Austin zip code presents a compelling case. The area has consistently shown strong appreciation rates, driven by limited land availability and high demand. While the entry cost is high, the resale value is typically robust.

Investment Considerations

• Appreciation: Historical data suggests that homes in 78704 appreciate faster than the Austin average, making it a good hedge against inflation.
• Rental Demand: The area is popular with young professionals and executives, leading to strong rental demand. However, short-term rental regulations in Austin are strict, so long-term leases are more viable.
• Development Pressure: With limited space, new construction is rare. Most transactions involve existing homes, which can be renovated to increase value.

Investors should be aware of the Austin Short-Term Rental Ordinance, which limits the number of days a property can be rented out annually. This regulation has shifted the market toward long-term rentals, which may affect cash flow projections. Working with a local expert can help you navigate these regulations and identify properties with the best potential.

Investment returns are not guaranteed. Past performance does not predict future results. Consult a financial advisor before making investment decisions.

Frequently Asked Questions

What is the median home price in the 78704 zip code? +

As of 2026, the median home price in the 78704 zip code ranges roughly between $600,000 and $1.2 million, depending on the neighborhood, lot size, and home condition. Historic bungalows may be on the lower end, while larger custom homes in Crestview or Cherrywood can exceed $1.5 million. Prices are highly variable due to the limited inventory and high demand in this premium area.

Which school district serves the 78704 zip code? +

The 78704 zip code is primarily served by the Austin Independent School District (AISD). Specific schools include Zilker Elementary, O. Henry Elementary, Small Middle School, and Travis High School. These schools are generally well-regarded and contribute to the high demand for housing in this area. It is important to verify specific school zones for individual addresses as boundaries can change.

Is 78704 safe? +

Yes, 78704 is generally considered a safe neighborhood with active community associations and low crime rates compared to the city average. Like any urban area, property crime can occur, so residents are advised to take standard precautions. The neighborhoods of Crestview and Cherrywood are particularly known for their quiet, residential streets and strong sense of community safety.

How long do homes stay on the market in 78704? +

Homes in the 78704 zip code typically stay on the market for 30-45 days before going pending, depending on the season and pricing. In peak seasons (spring and early summer), inventory moves even faster, with many homes receiving multiple offers within the first week. Working with a local agent can help you move quickly and make competitive offers.

What is the difference between Crestview and Cherrywood? +

Crestview is more urban and dense, with smaller lots and a vibrant street life close to South Lamar. Cherrywood is more suburban, with larger lots, single-story ranch homes, and a quieter atmosphere. Both are within the 78704 zip code and offer excellent school access, but Cherrywood is often preferred by families seeking more yard space, while Crestview appeals to those wanting walkability and proximity to downtown.

Can I rent out my home in 78704 as a short-term vacation rental? +

Austin has strict short-term rental regulations. Most residential properties in 78704 are subject to limits on the number of days they can be rented out annually, and owners must register with the city and obtain a permit. Many neighborhoods also have HOA rules that further restrict short-term rentals. It is crucial to check specific zoning and HOA rules before considering a short-term rental strategy.

Ready to Explore 78704?

Whether you are looking to buy, sell, or invest in South Austin, our local experts can help you navigate the market. Connect with a Dwellverse agent today.

Find an Agent View Austin Listings