A two-story residence at dusk, limestone and dark timber under a low roofline, its windows lit and live oaks overhead.

Bouldin Creek, rebuilt in place

Between South First and South Congress, a walk across the bridge from downtown, and the part of 78704 where more of what sells was built after 2015 than before 1950.

58 homes for sale in Bouldin Creekas of October 17, 2026 at 6:57 AM CDT

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On the market

Bouldin Creek right now

Every residential listing whose location falls inside the Bouldin Creek planning area, in 78704. That is the boundary the City of Austin publishes, and the one this page uses. From Unlock MLS through MLS Grid as of October 17, 2026 at 6:57 AM CDT. Closed sale prices are not shown: Texas is a non-disclosure state, so every figure here comes from asking prices and days since listing.

For sale: 53
Median asking: $900,000
Median per sq ft: $633
Median days listed: 94

All 58 of them, newest first. Sort by price either way below. Everything across 78704, filters and all, is on its market page.

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Listed by ACRE One; AustinRealEstate.com; Berkshire Hathaway TX Realty; Blairfield Realty LLC; Bramlett Partners; Brodsky Properties; Christies Intl Real Estate Lone Star; Coldwell Banker Apex; Coldwell Banker Realty; Compass RE Texas, LLC; DEN Property Group; Douglas Elliman Real Estate; KW-Austin Portfolio Real Estate; Kathryn Hallberg Brokerage; Keller Williams - Lake Travis; Keller Williams Realty; Kuper Sotheby's Int'l Realty; Millikin Properties; Moreland Properties; Pauly Presley Realty; Pure Realty; RE/MAX GATEWAY; Redfin Corporation; Serhant Texas, LLC; Skelly Agency; Skout Real Estate; Texas Real Estate Assets; The Agency Austin, LLC; Twelve Rivers Realty; eXp Realty, LLC.

The name

Named for the man who owned the land

James Bouldin bought a thousand acres on this side of the river in 1852. He farmed it, and he owned people who worked it, and the creek that runs through the neighborhood carries his name. After emancipation the land at the south end became home to some of the people he had held, and their descendants lived here into the twentieth century. The neighborhood is not named for them.

That is worth saying on a page about buying here for the same reason it is worth saying about the east side: the deed history on these lots runs longer than the houses standing on them, and a buyer who knows why a street is laid out the way it is makes better decisions than one who does not. The bulk of what is still standing went up in the 1920s and 1930s, when the city grew south across the river and the farm was platted into blocks.

Counted

The rebuild, in the inventory itself

Of the 58 listings inside the boundary as of October 17, 2026 at 6:57 AM CDT, 58 carry a build year. 32 of those were built in 2015 or later and 11 before 1970, and the median build year of what is for sale is 2017. That is not a neighborhood being preserved. It is one being replaced, lot by lot, with the old stock now the smaller share of what changes hands.

28of those listings are condominiums, which is the other half of the same story: the lots are being divided as well as rebuilt, and a two-unit or three-unit building on a lot that held one house is the form most of the new construction takes. Under the city’s HOME rules a standard Bouldin lot can carry three homes, so the pattern has room left to run.

The block youbuy into isnot the blockyou will keep.

What the plan does

Compatibility, and what it is not

Bouldin has a neighborhood plan, adopted by City Council in 2002, and it sits behind the land use on every block. What a buyer actually feels, though, is compatibility: the rule that steps down the height of anything built beside a single-family house. It is the reason the corridor buildings on South Congress and South Lamar stop where they do, and the reason the interior of the neighborhood is still low.

Two things to understand about it before paying for a view or a back yard. It is a rule with a waiver process, and projects here have asked for and received relief from it. And the City has rewritten citywide residential rules twice since that plan was adopted, once to allow three units on a single-family lot and once to cut the minimum lot size, neither of which the 2002 plan anticipated. The plan is the neighborhood’s intent. The code is what governs, and the code has moved.

A living room with a limestone fireplace set between white oak built-ins, under a vaulted beadboard ceiling.

Schools

The campus changed this school year

Becker Elementary was the Bouldin school, and Austin ISD closed it in the 2026-27 consolidation, reassigning its students to Zilker Elementary and moving its Spanish dual language program to Sanchez. Lively Middle School and Travis Early College High School continue to serve the area. A listing written before the vote will name Becker, and a buyer reading it will be reading last year’s zone, so confirm the current assignment with the district for the specific address before it is a reason to pay for anything.

Honestly

Who Bouldin Creek is wrong for

A buyer who came for the bungalows: They are here, and they are the smaller half of what trades. More of what sells in Bouldin was built in the last ten years than before 1950, and a new build on a subdivided lot beside a 1930s cottage is the normal condition of a block rather than an intrusion on it. If the picture in your head is a whole street of porches, walk it before you fall in love with the idea.
Anyone counting on the lot next door staying low: Compatibility standards limit what can be built beside a single-family house, and the 2002 neighborhood plan sets the land use behind them, but neither is a promise. Waivers are requested and sometimes granted, and the City has loosened citywide rules twice since that plan was written. Read the zoning on both neighbours during the option period, not the plan's map from 2002.
A family buying for a specific campus: The zone changed this school year. Becker closed and its students were reassigned to Zilker Elementary, so the elementary a Bouldin address feeds is not the one a listing written last year names. Confirm the current assignment with the district for the exact address.
Someone who wants quiet and walkability both: The thing that makes Bouldin worth its price is that you can walk to South Congress, to South First and over the bridge downtown. The cost is that the people who do not live here walk and park on your street too, particularly on a weekend evening. The interior streets are calmer than the ones a block off Congress, and the difference is large.

Drag to pan, pinch or use the buttons to zoom. Hover a price for a preview and click it for the listing, or tap it on a touchscreen. Every one of these is also in the grid above.

Nearby

The rest of 78704

The ZIP as a whole, with its creeks, its bridges and its short-term rental rules, is on the 78704 page.

Working here

Which sale you are actually in

Bouldin has two markets on the same block and they price differently. One is a surviving bungalow, where the buyer is largely paying for the lot and the house is a holding pattern until somebody scrapes it. The other is a build from the last decade, where the buyer is paying for the house and the lot is incidental. Put a 1930s cottage next to a 2017 rebuild in a comparable set and the number that comes out describes neither.

So the first thing worth settling here is which of the two you are in, because it changes the whole approach. A lot sale is marketed to builders on different terms and a different timeline than a house sale is marketed to a family. On the buying side it decides whether the inspection report is a negotiating document or merely interesting. I would rather have that conversation before a price goes on anything than explain it afterwards.

If that is the kind of help you want on a purchase or a sale here, start a conversation.

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Listings courtesy of Unlock MLS as distributed by MLS GRID

Based on information submitted to the MLS GRID as of October 17, 2026 at 6:57 AM CDT. All data obtained from various sources and may not have been verified by broker or MLS GRID.

Any use or search of data on the website, other than by a consumer looking to purchase real estate, is prohibited.