Southwest Austin, Texas · 2026 guide
Southwest Austin Neighborhood Guide: Best Places to Live in 78737, 78739 & 78749
Southwest Austin is where the city meets the Hill Country, about 11 to 18 miles from downtown along MoPac and US 290. Most of 78739 and 78749 is served by Austin ISD, while most of 78737, including Belterra, is in Dripping Springs ISD. Median sale prices ran from about $580,000 in 78749 to $830,000 in 78737 in the three months ending September 2026.
By Justin Cofield, Texas Realtor·Updated October 2026
Why buyers choose it
Why move to Southwest Austin?
A balance of Hill Country scenery, strong schools, outdoor recreation and a manageable drive to Austin’s job centers.
Top-rated schools
Austin ISD and Dripping Springs ISD (especially in 78737). Bowie High School and Gorzycki Middle School are known for academics and extracurriculars.
Parks and trails
Circle C Metropolitan Park, greenbelts, bike paths and playgrounds. 78737 has a more semi-rural feel with larger lots.
Access to Austin
Close to MoPac and US 290/SH 71. Expect about 33–40 minutes to downtown at morning rush hour, less off-peak. Shopping at Escarpment Village and the Shops at Arbor Trails.
Tight-knit communities
Active HOAs, neighborhood groups and events like block parties, holiday light contests and summer movie nights.
Southwest Austin real estate market
What homes sell for, by ZIP code
Median sale price for homes sold July through September 2026.
If you’re buying
78739 and 78749 are moving faster than a year ago, and homes in 78739 sold for about 98% of list price. Across the Austin area there were 5.4 months of inventory in September 2026, so there is still room to negotiate on homes that have sat.
If you’re selling
Prices are up year over year in 78739 and 78749, and days on market are down. In 78737 prices have eased slightly, so pricing right on day one matters more there.
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What sold, what it sold for and what it means for buyers and sellers in 78737, 78739 and 78749, in about three minutes. One email a month. Unsubscribe anytime.
Where in Southwest Austin
Southwest Austin ZIP codes explained
Value + convenience
Established neighborhoods, relative affordability and strong access to Southwest Austin conveniences.
- Sendera: trails, amenities, value and location
- Maple Run: mature trees, convenient access
- Legend Oaks: neighborhood character and parks
Established and sought-after
Mature neighborhoods, strong schools, green space and convenient access to downtown Austin.
- Circle C Ranch: extensive amenities and parks
- Meridian: larger homes, community amenities
- Shady Hollow: mature trees; west of Brodie Lane is 78739, east is 78748
Hill Country lifestyle
Hill Country scenery, larger homesites and communities served in part by Dripping Springs ISD.
- Belterra: amenities, trails, community events
- Reunion Ranch: larger homes, scenic surroundings
- Highpointe: resort-style amenities
Side by side
Compare Southwest Austin ZIP codes
| ZIP code | Best for | Schools | Typical homes | Median sale | To the Capitol at rush hour |
|---|---|---|---|---|---|
| 78749 | Value + convenience | Austin ISD | Established homes | $580K | 10.9 mi · 33 min (Sendera) |
| 78739 | Master-planned communities | Austin ISD | Family-oriented neighborhoods | $822K | 12.4 mi · 35 min (Circle C) |
| 78737 | Hill Country lifestyle | Dripping Springs ISD (most) | Larger lots, newer homes | $830K | 18.3 mi · 40 min (Belterra) |
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Day to day
What is it like to live in Southwest Austin?
Pros
- Closer to the city than Dripping Springs, with MoPac and US 290 nearby.
- Parks and green space like Circle C Metropolitan Park and neighborhood greenbelts.
- Everyday shopping at Escarpment Village and the Shops at Arbor Trails.
Cons
- Rush-hour traffic on MoPac and US 290.
- Higher tax rate inside the city: about $2.05 per $100 in 2025 with Austin ISD.
- Prices in 78739 run well above 78749.
Before you buy
- Confirm school zoning for the exact address. ZIP codes and school lines don’t match.
- Check city limits vs. MUD. Shady Hollow, for example, pays a MUD tax instead of the city rate.
- Ask about impervious-cover limits before planning a pool or addition; much of Southwest Austin sits over the Edwards Aquifer.
- Drive the commute at rush hour from the neighborhood.
Neighborhood directory
Every Southwest Austin neighborhood we cover
Homes for sale, schools and lifestyle for each community.
- Appaloosa Run
- Avana
- Bear Creek Estates
- Bear Creek Oaks
- Belterra
- Circle C North
- Circle C Ranch
- Deer Haven
- Esquel
- Estates at Sawyer Ranch
- Friendship Ranch
- Goldenwood
- Goldenwood West
- Granada Hills
- Greyrock Ridge
- Heights at Loma Vista
- Highpointe
- Legend Oaks
- Lewis Mountain
- Maple Run
- Meridian
- Oak Parke
- Reunion Ranch
- Saratoga Hills
- Sendera
- Shady Hollow
- The Hills of Texas
- Westcreek
- Western Oaks
Keep planning
Guides and tools for Southwest Austin buyers
Southwest Austin Relocation Guide
Moving here? Taxes, schools, the commute and FAQs.
Open →GuideBest neighborhoods in Southwest Austin
Where families are buying, and why.
Open →Guide7 things to know before moving
The short list from Justin.
Open →CompareDripping Springs Neighborhood Guide
The other side of the decision.
Open →ToolRent vs Buy Calculator
Is buying worth it for how long you’ll stay?
Open →ToolWhat’s My Home Worth?
An estimate, then a real number from Justin.
Open →GuideParks, trails and outdoor spots
Greenbelts, pools and parks near home.
Open →TalkBook a 20-minute call
A short call about your search.
Open →Common questions
Frequently asked questions about Southwest Austin
What are the best neighborhoods in Southwest Austin for families?
The best family neighborhoods in Southwest Austin include Circle C Ranch, Belterra, Reunion Ranch, Shady Hollow, and Meridian. These areas are popular due to strong school zoning, neighborhood amenities, parks, and overall family-friendly environments. Most buyers choose based on a balance of schools, commute time, and lifestyle preferences.
What are home prices in Southwest Austin?
Over the three months ending September 2026, the median sale price was about $580,000 in 78749, $822,000 in 78739 and $830,000 in 78737, based on Redfin data for all home types. Prices vary a lot by neighborhood, school zone, lot size and age of the home.
Is Circle C or Belterra better for families?
Neither is universally better. They appeal to different lifestyles. Circle C Ranch is ideal for buyers who want established neighborhoods, extensive amenities, and closer proximity to central Austin. Belterra is better for those seeking newer homes, larger lots, and a Hill Country feel with access to Dripping Springs ISD. The choice typically depends on whether convenience or space is the priority.
What is the difference between 78737 and 78739?
78737 is known for a more rural, Hill Country lifestyle with larger lots and newer master-planned communities, often served by Dripping Springs ISD. 78739 is more established and suburban, with strong amenities, mature neighborhoods, and access to Austin ISD. In general, 78737 offers more space and newer construction, while 78739 offers convenience and established community living.
Which Southwest Austin neighborhoods feed into top-rated schools?
Circle C Ranch feeds into Austin ISD schools including Bowie High School. Belterra, Reunion Ranch, and Highpointe are part of Dripping Springs ISD. Meridian and Shady Hollow also offer access to well-rated Austin ISD schools depending on specific zoning. Always confirm zoning for the exact address.
How long is the drive from Southwest Austin to downtown?
On a weekday at 8:20 AM in October 2026, Google Maps showed about 33 minutes from Sendera (78749, 10.9 miles), 35 minutes from Circle C Ranch (78739, 12.4 miles) and 40 minutes from Belterra (78737, 18.3 miles) to the Texas Capitol. Outside rush hour the drive is shorter.
How much are property taxes in Southwest Austin?
Inside the Austin city limits with Austin ISD, the 2025 combined rate for the city, Travis County, Central Health, Austin Community College and Austin ISD was about $2.05 per $100 of value before exemptions. Some areas, like Shady Hollow, are outside the city limits and pay a MUD tax instead of the city rate, and most of 78737 is in Hays County and Dripping Springs ISD. Check the exact address.
Which Southwest Austin neighborhoods have larger lots?
Neighborhoods with larger lots include Belterra, Reunion Ranch, Highpointe, and select areas of Shady Hollow. These communities are known for more space, privacy, and Hill Country-style living. In contrast, neighborhoods like Circle C Ranch tend to have more traditional suburban lot sizes with stronger amenity density.
Is Southwest Austin a good place to move from out of state?
Yes, Southwest Austin is one of the most popular relocation areas for out-of-state buyers. It offers strong schools, master-planned communities, family-friendly neighborhoods, and relatively easy access to downtown Austin.
Why buyers use Justin
Not sure which Southwest Austin neighborhood fits your family?
Local expertise in 78737, 78739 and 78749, a parent’s perspective on schools and neighborhoods, coming-soon opportunities and relocation help beyond the home search. Let’s compare options together.
- Brokerage
- REAL Brokerage LLC · Texas license 701768
- Experience
- 9 years in Texas real estate · 70+ five-star Google reviews
- Serves
- Southwest Austin, Dripping Springs and Driftwood
- Contact
- 512.971.0157 · justin@justincofield.com
70+ five-star reviews
Elaina Walzel
Linda Bostian49
Shellie Cleveland
Moving to Southwest Austin?
Get the free Southwest Austin Relocation Guide
Taxes, schools, the commute and how buying from out of town works.
Sources: Home prices: Redfin, median sale price for all home types, three months ending September 2026 (78749, 78739 and 78737); 78739 sale-to-list 98.3%. Austin-area inventory: Unlock MLS, Austin-Round Rock-San Marcos metro, September 2026. Drive times: Google Maps, Wednesday, October 28, 2026 at 8:20 AM to the Texas Capitol; they vary with traffic. Tax rate: 2025 adopted rates of Austin ISD, the City of Austin, Travis County, Central Health and Austin Community College. Information is deemed reliable but not guaranteed. Updated monthly.
