Barton Hills

Barton Hills is one of Austin's most beloved neighborhoods — a lush, hilly enclave tucked between Zilker Park, the Barton Creek Greenbelt, and South Lamar. With over a third of its land dedicated to public parks and green space, Barton Hills offers a lifestyle that is unlike anything else in the city. Residents wake up to birdsong, hike the Greenbelt before breakfast, cool off in Barton Springs Pool, and still make it to downtown in ten minutes. It is Central Austin living at its most natural.

Real Estate in Barton Hills

Barton Hills is a premium Austin market, with a median home price around $1.3 million and homes ranging from $599,000 to nearly $5 million. The average price per square foot reflects the neighborhood's desirability and limited inventory. Mid-century ranch homes from the 1950s through 1970s form the backbone of the housing stock, with a growing number of modern new builds replacing older structures on tear-down lots. There are no mandatory HOA fees, giving homeowners flexibility with their properties. Homes typically spend about 69 days on the market, and well-priced listings attract serious interest quickly.

Top-Rated Schools

Barton Hills is served by Austin ISD and zoned to some of the most sought-after schools in the district. Barton Hills Elementary is a neighborhood gem known for its strong community involvement and academic programs. O. Henry Middle School and Austin High School round out the feeder pattern, both earning high ratings and offering robust academic and extracurricular opportunities. The neighborhood's family-friendly character and proximity to top schools make it a perennial favorite among buyers with children.

Lifestyle and Dining

Barton Hills sits at the intersection of nature and urban convenience. South Lamar Boulevard, which forms the neighborhood's eastern border, has become one of Austin's most dynamic dining and entertainment corridors. Restaurants, food trucks, craft breweries, and live music venues line the street, offering everything from upscale dining to casual neighborhood spots. Barton Springs Road provides additional options as it runs toward Zilker Park and downtown. Despite its proximity to all of this, Barton Hills itself retains a quiet, residential character — a neighborhood where the loudest sounds are crickets and birdsong.

Parks and Outdoor Activities

This is where Barton Hills truly shines. The Barton Creek Greenbelt offers over 12 miles of trails for hiking, mountain biking, and rock climbing, with swimming holes scattered along the way. Barton Springs Pool — a three-acre natural spring-fed pool that stays 68 to 70 degrees year-round — attracts visitors from across the city and has been an Austin institution for decades. Zilker Park is right next door, offering 350 acres of open space, botanical gardens, the Zilker Hillside Theater, and the Barton Springs segment of Lady Bird Lake's hike-and-bike trail. Gus Fruh Park, at the neighborhood's southern edge, provides direct Greenbelt access with rock formations and a popular swimming area.

Housing Options

Barton Hills' housing stock is a mix of character and modernity. Original mid-century ranch homes on generous lots offer charm, mature trees, and renovation potential. Newer construction features contemporary architecture with clean lines, open floor plans, and luxury finishes — often with views of the Greenbelt or Westlake skyline. There are no high-rise developments or large apartment complexes, preserving the neighborhood's low-density residential character. Homes range from smaller cottages ideal for couples and professionals to expansive custom builds for families. The absence of HOA restrictions gives homeowners creative freedom with their properties.

Getting Around

Barton Hills is located in the 78704 zip code, one of the most central and connected areas in Austin. Downtown is about 10 minutes by car, and MoPac Expressway provides quick north-south access. South Lamar and Barton Springs Road offer surface-street alternatives. The neighborhood's proximity to the Greenbelt and Zilker Park means many recreational activities are reachable by foot or bike. Austin-Bergstrom International Airport is approximately 20 minutes away. Capital Metro bus routes run along South Lamar, and the planned Project Connect transit improvements will further enhance connectivity.

Why Barton Hills

Barton Hills is where Austin's natural beauty and urban energy meet. With unmatched access to the Greenbelt, Barton Springs Pool, and Zilker Park, combined with top-rated schools, a thriving dining corridor, and a location that is minutes from everything, it is one of the most complete neighborhoods in the city. Homes here hold their value because the lifestyle is irreplaceable. If you are looking for a neighborhood that embodies the best of Austin living, Barton Hills is it. Let me help you find your home here.