Old West Austin, which is two different places
A National Register district of three neighborhoods, and a City planning area of the same name eight blocks south of it. They meet at 13th Street and share no house.
12 homes for sale in Old West Austin
See active listingsOn the market
The district right now
Every residential listing inside Old Enfield, Pemberton Heights or Bryker Woods, which together are the National Register district. Three City planning area boundaries, one of them divided along the Northwood Road centerline so that Pemberton Heights and Bryker Woods cannot both claim a house. From Unlock MLS through MLS Grid as of October 16, 2026 at 11:24 PM 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.
The 12 most recently listed of 12.
1806 Mohle
$850,000
Single Family Residence · 78703 · 12 days · listed by eXp Realty, LLC
2822 Wooldridge #B
$840,000
Condominium · 78703 · 12 days · listed by Compass RE Texas, LLC
1609 Woodlawn
$1,250,000Pending
Single Family Residence · 78703 · 14 days · listed by Keller Williams Realty
2604 Wooldridge
$5,950,000
Single Family Residence · 78703 · 39 days · listed by Gottesman Residential R.E.
2308 Hartford
$6,995,000
Single Family Residence · 78703 · 53 days · listed by Moreland Properties
2412 Jarratt
$3,750,000
Single Family Residence · 78703 · 58 days · listed by Gottesman Residential R.E.
1200 Enfield #106
$367,500
Condominium · 78703 · 67 days · listed by DEN Property Group
1012 Gaston
$6,445,000
Single Family Residence · 78703 · 99 days · listed by Kuper Sotheby's Int'l Realty
1609 Hartford #A
$1,299,900
Condominium · 78703 · 114 days · listed by Compass RE Texas, LLC
1015 Gaston
$3,895,000Pending
Single Family Residence · 78703 · 128 days · listed by Gottesman Residential R.E.
2428 Jarratt
$3,250,000
Single Family Residence · 78703 · 185 days · listed by Christies Intl Real Estate Lone Star
3400 Oakmont
$2,395,000
Single Family Residence · 78703 · 187 days · listed by Moreland Properties
Listed by Christies Intl Real Estate Lone Star; Compass RE Texas, LLC; DEN Property Group; Gottesman Residential R.E.; Keller Williams Realty; Kuper Sotheby's Int'l Realty; Moreland Properties; eXp Realty, LLC.
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.
The name
Both of them are official
This is the only name in central Austin that reliably sends people to the wrong neighborhood, and it does it because two different authorities use it for two different shapes. Neither is a mistake or a nickname. One is a federal historic designation and the other is a City planning boundary, and they do not overlap.
The National Register historic district was listed on 12 September 2003, with a boundary increase on 16 January 2004. It is three neighborhoods: Old Enfield, Pemberton Heights and Bryker Woods. It runs from Shoal Creek and Pease Park on the east to MoPac on the west, and from 13th Street up to 35th. More than forty subdivisions, about 1,600 homes and 2,500 buildings, and it takes in Pease Park and the historic bridges in it.
The City of Austin planning area called Old West Austin runs the other way from 13th Street, down to about 5th. That is Clarksville, Castle Hill and the West 6th corridor. It is the boundary the City’s own neighborhood plan, zoning overlays and notification lists are written against, so it is the one that turns up in a permit or a rezoning notice.
They touch along 13th Street and nowhere else. Of the 50 listings standing inside the two areas when this page was built, not one fell inside both.
Two authorities.One name.Two differentneighborhoods.
Counted
One designation, three markets
Taking the National Register district, the one most people mean, there are 12 residential listings inside it as of October 16, 2026 at 11:24 PM CDT. Split by member neighborhood rather than pooled, because pooled is how the district gets misread.
| Neighborhood | Listed | Median asking | Median per sq ft | Median built | Condo share |
|---|---|---|---|---|---|
| Bryker Woods | 3 | $850,000 | $725 | 2012 | 33% |
| Old Enfield | 4 | $1,299,900 | $546 | 1989 | 50% |
| Pemberton Heights | 5 | $4,850,000 | $894 | 1940 | 0% |
| The district pooled | 12 | $2,822,500 | $799 | 1951 | 25% |
Pemberton Heights’s median asking price is 5.7 times Bryker Woods’s, and the two are adjoining neighborhoods inside one historic district. The median year built across the three spans 72 years, which is most of the twentieth century. They share a designation, an architectural story and a pair of boundary streets. They do not share a market.
Which is why the bottom row of that table is the least useful number on this page. The pooled district median of $2,822,500 sits at least 54% away from every one of its three members. It is not a central value. It is an artifact of how many listings each neighborhood happened to have on the day, and it will move when that changes without anything about any house changing.
Member counts in the low single figures are illustrations rather than trends. The Old Enfield page sets out why small samples mislead, and every figure here is a median over asking prices, since Texas is a non disclosure state and closed prices are not published.
Where to go
Pick the neighborhood
This page is about a name and a designation. Nobody buys a district, so the useful pages are the ones underneath it. North of 13th Street, inside the National Register listing:
- Old EnfieldThe oldest and smallest of the west-side neighborhoods, between Enfield Road and 15th, where almost nothing comes up for sale in a given month.
- Pemberton HeightsThe grandest of the three neighborhoods the Pease family firm laid out, on deep lots under the ZIP's heaviest canopy, between Windsor Road and Northwood.
- Bryker WoodsCottages on small lots from the late 1930s, named by mashing two developers' surnames together, and the neighborhood in the ZIP whose edges nobody agrees on.
South of 13th, inside the City’s planning area of the same name, the one with a page here is Clarksville. Everything for sale across the ZIP, with filters, is on the 78703 market page.
Honestly
What the designation does not tell you
- Anyone who was told their house is in Old West Austin
- Ask which one. If the point was the National Register listing, that means Old Enfield, Pemberton Heights or Bryker Woods, north of 13th Street. If the point was the City’s neighborhood plan, the zoning overlays or a contact group notification, that means Clarksville, Castle Hill or the West 6th corridor, south of 13th. Both are correct uses of the name and they describe different houses. The address settles it and the City's own maps are where to look.
- A buyer pricing off a district comparable
- The table below is the reason not to. The median asking price inside this one designation runs more than three times from its cheapest member neighborhood to its dearest, and the median year built across them spans about seventy years. A comparable that is in the district but in the wrong member is not a comparable. Use the neighborhood pages, which is what they are for.
- Someone expecting the designation to control what the neighbors build
- A National Register listing is an honor and a planning consideration. It is not, by itself, a demolition veto. What actually constrains a project here is local historic zoning where it applies parcel by parcel, the tree ordinance, the setbacks and the neighborhood associations, which are active and well organized. Bryker Woods has houses on the market built this century inside the district, which tells you what the listing does and does not prevent.
- A buyer who wants one answer about schools, flooding or Pease Park
- The district is more than a mile and a half from end to end and takes in Pease Park and Shoal Creek, so the answers differ street by street. Creek proximity, the current floodplain maps and the school attendance boundaries all need checking at the address rather than at the district. The district tells you about the architecture and the planning history. It tells you nothing useful about a specific lot.
Working here
Which Old West Austin they meant
Because two official things carry this name and they describe different ground, the first useful thing I can do here is establish which one applies to the house in question. If the point was the National Register listing, that is Old Enfield, Pemberton Heights or Bryker Woods north of 13th. If the point was the City’s neighborhood plan, the zoning overlays or a contact team notification, that is the planning area south of 13th. Those are different houses, different rules and different markets, and the confusion is routine enough that listings get it wrong.
The second is to say what a district comparable is worth, which is not much. The median asking price inside this one designation varies by more than three times between its member neighborhoods and the median year built spans about seventy years. Anything priced off the district rather than off the right member is priced off the wrong thing, and at these numbers the error is not small.
If that is the kind of help you want on a purchase or a sale here, start a conversation.
Listings courtesy of Unlock MLS as distributed by MLS GRID
Based on information submitted to the MLS GRID as of October 16, 2026 at 11:24 PM CDT. All data obtained from various sources and may not have been verified by broker or MLS GRID.
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