Trying to decide between Bouldin Creek and Travis Heights? You’re not alone. Both sit in Austin’s coveted 78704, just south of Lady Bird Lake, and both offer easy access to coffee, dining, live music, and Downtown. The challenge is knowing which blocks fit your lifestyle and budget. This guide gives you a clear, block-by-block way to compare walkability, architecture, green space, access to SoCo, and market feel, plus a simple plan to verify the details before you buy. Let’s dive in.
What these neighborhoods share
Both neighborhoods deliver central Austin living with quick access to South Congress, South First, and South Lamar. You’ll find a blend of historic bungalows, thoughtful remodels, and modern infill. Each offers strong proximity to the Butler Hike-and-Bike Trail and Lady Bird Lake. The differences show up street by street, so plan to compare specific blocks, not just zip codes.
Walkability and daily convenience
SoCo access
If daily SoCo energy is top priority, Travis Heights includes blocks immediately on or just east of South Congress, where sidewalks and storefronts make walking simple. In Bouldin Creek, proximity to SoCo varies by block, with many homes closer to South First or South Lamar instead. Use Walk Score and a quick route check on Google Maps to compare actual walking times from any listing to your favorite spots.
South First and South Lamar
Bouldin Creek often puts you closer to South First and South Lamar, where there are dense pockets of restaurants, coffee shops, and neighborhood retail. Travis Heights is typically more SoCo-facing, with residential streets getting quieter as you move east. Expect more mixed-use and small multifamily along Bouldin’s transitional corridors, which can add convenience and activity.
Sidewalks and street feel
Sidewalk quality and street crossings vary block to block in both neighborhoods. Plan a few on-foot visits at different times of day. If walkability is a must-have, verify it on the exact block rather than relying on a neighborhood generalization.
Architecture and lot character
Historic fabric and canopy
Travis Heights has pockets of larger historic homes, mature tree canopy, and areas influenced by preservation efforts. Some blocks carry historic or conservation overlays that shape renovation and new construction. To understand constraints and benefits, review the City’s Historic Preservation Office resources.
Infill and condo options
Bouldin Creek typically shows a more eclectic mix, with a higher incidence of modern infill and small-lot redevelopment. You’ll also see more small multifamily and condo buildings near commercial corridors, which can widen your entry points if you prefer newer builds or lower-maintenance living.
What to verify before you buy
- Check zoning and overlays for each address through the City’s Property Profile.
- If you plan to remodel, confirm whether a historic or conservation overlay applies via the Historic Preservation Office.
- Review tree protection rules if large heritage trees are on site.
Parks, trails, and outdoor access
Butler Trail and lake access
Both neighborhoods enjoy outstanding access to Lady Bird Lake and the Butler Hike-and-Bike Trail. Actual access points differ by block, so map the nearest trail entrances and time your walk.
Pocket parks and shade
Travis Heights has several tree-lined streets and small green areas that add a calm, residential feel in parts. Bouldin Creek also offers pocket parks and creek-adjacent green space, though canopy coverage may vary where newer construction has occurred.
Flood awareness
Low-lying parcels closer to creeks or the lake can sit in flood zones. Always run a check on the FEMA Flood Map Service Center, and cross-reference local data through the City. If a property is flagged, request elevation certificates and discuss insurance with your lender early.
Getting to Downtown and around town
Commute and cycling
Both neighborhoods deliver short drives and bike rides to Downtown and major central employers. If you plan to commute by bike or scooter, ride the route during peak hours to test comfort and timing.
Transit options
Capital Metro serves the 78704 area with multiple routes, including frequent service along major corridors. Confirm current lines and any planned changes on CapMetro schedules and maps.
Price tiers and market feel
Both neighborhoods are premium central-Austin markets, with pricing that varies by block, lot size, architecture, and finish level. Expect tiers that range from renovated historic homes and larger modern builds at the top, to updated bungalows and contemporary infill in the middle, and condos, townhomes, or renovation candidates as entry points. For current neighborhood-level data, consult the Austin Board of REALTORS® at ABOR or request a fresh MLS pull by street and micro-area.
Regulations, construction, and STR considerations
Overlays and trees
Historic districts and conservation overlays can protect character while adding steps to exterior changes or demolition. Review guidance with the City’s Historic Preservation Office and confirm heritage tree rules early.
Zoning and flexibility
Zoning in 78704 varies closely by block, influencing ADU potential, duplex options, and small multifamily. Verify zoning and any overlays for each listing in the City’s Property Profile.
Active construction
Both neighborhoods see ongoing infill. Bouldin’s transitional corridors often experience faster physical change. If construction impact matters to you, check recent permits, talk with neighbors, and visit at different times of day.
Practical risks to weigh
- Noise: Proximity to SoCo, South First, and South Lamar increases evening activity. Visit late night and weekend evenings to gauge sound.
- Parking: Many older homes have limited off-street parking. Check for resident permit programs and actual on-street availability after 6 pm.
- Flooding: Order a floodplain check and verify elevation certificates where relevant using the FEMA Flood Map Service Center.
Decision framework: match your priorities
- If you want instant SoCo access and a lively main-street feel, look to Travis Heights blocks contiguous to South Congress.
- If you prefer quieter, tree-lined residential streets with historic character, target interior Travis Heights pockets and third- or fourth-row blocks off Congress.
- If you want more choices in condos, townhomes, and modern infill at a range of entry points, lean Bouldin Creek near its commercial corridors.
- If character protections matter, prioritize Travis Heights blocks with historic or conservation overlays.
- If investment flexibility (ADU, rental potential) matters, confirm zoning; Bouldin’s mixed corridors may offer more options, subject to current rules.
- If daily trail runs are a priority, map your walk to trailheads in both neighborhoods and choose the shortest, safest route.
- If noise is a concern, shop interior residential blocks away from major corridors and test at night.
How to run a neighborhood test drive
- Walk and drive your target blocks on a weekday morning, a weekday evening, and a weekend night.
- Time the walk to SoCo, South First, coffee, and grocery using Google Maps.
- Check parking on Friday and Saturday nights.
- Review zoning and overlays in the City’s Property Profile; if historic status is possible, consult the Historic Preservation Office.
- Run a flood check through the FEMA Flood Map Service Center.
- Pull fresh comps and days-on-market for the exact micro-area through ABOR.
- Confirm lot and tax details via the Travis County Appraisal District.
The bottom line
You can’t go wrong with Bouldin Creek or Travis Heights if you want central Austin living near SoCo and Downtown. The key is to compare the exact blocks that match your lifestyle: walkability, street feel, architecture, green access, and market dynamics. With a clear checklist and verified data, you’ll choose confidently and move forward with fewer surprises.
If you’re ready to narrow it to the right street and the right house, connect with Carl Shurr for hyperlocal guidance, curated on- and off-market options, and a data-backed plan to win the home you love.
FAQs
Which is cheaper in 78704: Bouldin Creek or Travis Heights?
- Neither is uniformly cheaper; pricing varies by block and housing type. Bouldin often has more condos and small-lot infill, while Travis Heights includes preserved historic parcels that can command higher prices.
Is new construction common near SoCo in 78704?
- Expect ongoing infill in both neighborhoods, with Bouldin’s transitional corridors typically seeing more frequent redevelopment; verify permit activity and visit the block at different times.
How do I check flood risk near Lady Bird Lake?
- Search your address on the FEMA Flood Map Service Center and consult City resources; request elevation certificates and discuss insurance early if flagged.
How walkable are Bouldin Creek and Travis Heights?
- Both are walkable to local dining and retail, with Travis Heights blocks closest to SoCo offering the most immediate access; confirm actual walking times through Walk Score and Google Maps.
How can I verify zoning or historic-district status in Austin?
- Use the City’s Property Profile for zoning and overlays, and consult the Historic Preservation Office for guidance on historic protections and approvals.
