Bouldin vs Travis Heights: Deciding on Your 78704 Neighborhood

Torn between Bouldin Creek and Travis Heights for your 78704 move? You’re looking for the sweet spot of close-to-downtown living, great food, and daily access to green space. This guide gives you a clear, side-by-side view of lifestyle, walkability, housing, and price context so you can choose with confidence. Let’s dive in.

Where they sit in 78704

Bouldin Creek at a glance

Bouldin Creek stretches from Lady Bird Lake on the north to Oltorf on the south, and from South Congress on the east toward the railroad and South Lamar on the west. It hugs downtown’s south edge and borders two major commercial corridors. The Bouldin Creek Neighborhood Association summarizes these boundaries and local landmarks.

Travis Heights at a glance

Travis Heights is the historic, hilly pocket just south of Lady Bird Lake. It is roughly bounded by the lake on the north, Congress Avenue on the west, I‑35 on the east, and Oltorf on the south. The area includes the Travis Heights–Fairview Park historic district and the Blunn Creek greenbelt. See the Travis Heights overview for background and history.

Walkability, transit, and commute

If everyday errands and nights out on foot matter most, Bouldin has the edge. Its Walk Score sits around 82, rated “Very Walkable,” with strong bikeability and frequent service on South Congress and South Lamar. Check the current Bouldin Creek Walk Score for details.

Travis Heights is more residential inside the neighborhood, with a Walk Score around 62, or “Somewhat Walkable.” You can still walk to South Congress and the lakeside trail from many blocks, and biking is popular. See the Travis Heights Walk Score for the latest.

For car-light commuting, north–south MetroRapid lines operate on South Congress and Lamar. Learn more about the 801 and 803 routes on the CapMetro Rapid overview.

Lifestyle: dining, music, and green space

Both neighborhoods plug into South Congress for restaurants, shopping, and live music. Bouldin adds everyday access to South First and South Lamar, which means a denser web of coffee shops, casual spots, and bars within a short walk. Longtime venues and eateries along SoCo anchor the scene.

If you want a park-forward routine, Travis Heights stands out. Blunn Creek Nature Preserve and Stacy Park (with Big Stacy and Little Stacy pools) sit inside the neighborhood, and the lakeside Hike-and-Bike Trail is close by. Bouldin places you nearest to Zilker Park and Barton Springs, with the city’s signature green space just across the river. Explore park context on the City of Austin’s Zilker Park page.

Housing styles and price context

You’ll see early 20th-century bungalows, mid-century homes, and modern infill in both areas, but the mix feels different street to street:

• Bouldin Creek: Older bungalows and Craftsman homes sit beside contemporary townhomes and condos, with steady renovation and infill on smaller lots. Historic pockets and landmarks remain.
• Travis Heights: A strong historic character, including the Travis Heights–Fairview Park district, plus renovated homes and boutique new builds. Lots vary, and some parcels are larger than typical central-city lots.

Recent neighborhood-level data offers a time-stamped snapshot of prices. As of January 2026, Redfin reported a median sale price near about $875,000 in Bouldin Creek and about $950,000 in Travis Heights. Providers calculate medians differently, and central Austin moves quickly, so plan to verify current values with a live MLS pull when you are ready to search.

A quick rule of thumb on budget bands based on recent trends: entry-level 78704 ownership often starts with condos or townhomes in the low $400,000 to $600,000 range, while renovated bungalows commonly land from the high $700,000s to around $1.3 million depending on size and updates. Newer luxury builds trend higher. Ranges shift with the market.

Bouldin vs. Travis Heights: at a glance

• Walkability: Bouldin is significantly more walkable for daily errands and dining (Walk Score around 82). Travis Heights is walkable to SoCo with quieter interior streets (Walk Score around 62).
• Dining and nightlife: Both enjoy SoCo access. Bouldin layers in South First and South Lamar for more pockets of cafes and restaurants close by.
• Parks and pools: Travis Heights offers Blunn Creek and Stacy Park inside the neighborhood. Bouldin is closest to Zilker Park and Barton Springs.
• Homes and lots: Bouldin shows more small-lot infill near the corridors. Travis Heights holds more intact historic parcels and some larger lots.
• Price snapshot: Recent data suggests Travis Heights often trades at a modest premium to parts of Bouldin. Always confirm current values with live comps.

Who each neighborhood tends to fit

• Choose Bouldin if you want to walk to coffee, dinner, and neighborhood errands most days, and you like being steps from multiple commercial streets.
• Choose Travis Heights if you prefer quieter, tree-lined streets with frequent greenbelt and pool time, and you value historic character.
• If you want a newer townhome or condo close to downtown, Bouldin’s infill can provide options. If you want a classic bungalow on a varied lot, Travis Heights offers many examples.
• If a specific elementary campus is central to your decision, confirm the address’s exact assignment with Austin ISD. Travis Heights Elementary is the neighborhood campus for much of Travis Heights. Review district resources at Travis Heights Elementary.

Your 6-point decision checklist

Use this quick filter to clarify your pick:

1. Daily routine: “Walk to coffee and dinner most days?” − Bouldin. See the Bouldin Creek Walk Score.
2. Quiet, tree-lined streets with greenbelt access? − Travis Heights. History and parks are core features in the Travis Heights overview.
3. Budget band: Entry 78704 condos or townhomes often start in the low $400,000s to $600,000s, while renovated bungalows trend higher. Verify current ranges with live comps.
4. Long-term feel: Bouldin delivers instant urban convenience. Travis Heights trades a bit of walkability for deeper historic character that many buyers prize.
5. School logistics: Confirm the exact AISD boundary for any address. Start with Travis Heights Elementary resources and contact AISD for address-level confirmation.
6. Development tolerance: Ask about nearby construction, ADU potential, and city policies that affect renovation or rental strategy. The City’s Street Impact Fee page is a good entry point for current regulations.

Due diligence before you buy

• Verify AISD attendance zones at the address level. Campus resources are a starting point, but AISD provides the official lookup. See Travis Heights Elementary.
• Pull live MLS comps for the block to align price expectations with recent list, pending, and closed sales.
• Review floodplain exposure near creeks or low-lying areas. Ask for FEMA and City floodplain maps and any elevation certificates. The Federal Register notice offers context on map updates and the FEMA Map Service Center process at this regulations summary.
• Ask about historic overlays or National Register designation, especially in Travis Heights–Fairview Park, since these can affect exterior changes and permitting.
• Confirm zoning, ADU, and short-term rental rules that shape rental or renovation plans. Start with City resources, including the Street Impact Fee page.
• If you need off-street parking or a garage, assess alley access and typical parking patterns. Many central lots are compact.

Next steps

You do not have to choose between lifestyle and location in 78704. With the right plan, you can align walkability, green space, and budget in either Bouldin Creek or Travis Heights. If you want tailored comps, on-the-ground pros and cons for a specific street, or a preview list that matches your timeline, let’s talk. Schedule a personal market consultation with Erika Levack.

FAQs

How close are Bouldin Creek and Travis Heights to downtown Austin?

• Both sit just south of Lady Bird Lake near downtown, with short bike or car commutes and easy access to the Hike-and-Bike Trail.

What are the Walk Scores for each neighborhood?

• Bouldin Creek is around 82 (“Very Walkable”) and Travis Heights is around 62 (“Somewhat Walkable”); check each neighborhood’s Walk Score page for updates.

Which parks are easiest to reach from each neighborhood?

• From Bouldin Creek, Zilker Park and Barton Springs are closest. In Travis Heights, Blunn Creek Nature Preserve and Stacy Park (with two pools) are inside the neighborhood.

What are current median home prices in Bouldin and Travis Heights?

• As of January 2026, Redfin reported about $875,000 for Bouldin Creek and about $950,000 for Travis Heights; verify with a live MLS snapshot before you shop.

Which schools serve these neighborhoods?

• Assignments vary by block. Many Bouldin addresses feed to Zilker Elementary, and much of Travis Heights feeds to Travis Heights Elementary. Always confirm the exact address with AISD.

Can I commute without a car from these neighborhoods?

• Yes. Both have strong bike routes and access to MetroRapid service on South Congress and Lamar, with frequent north–south buses.

Should I worry about flood risk near the creeks?

• Some central lots have varying flood exposure. Ask for FEMA and City floodplain maps and any elevation certificates during due diligence.