Zilker: the neighborhood guide with actual numbers
Market data, school info, flood risk, what homes actually cost, and what the Convention Center redevelopment means for property values.
Zilker has corrected. Prices are down 16% from peak.
Data as of December 2025 (Redfin, Zillow, ABOR/Unlock MLS). 78704 zip code.
Zilker neighborhood, Dec 2025 (Redfin). Down 16.3% YoY. Broader 78704 zip is ~$849K.
Zilker, Dec 2025 (Redfin). Down 7.2% YoY. Broader 78704 averages ~$507/sqft.
Zilker, Dec 2025 (Redfin). Up from 80 days prior year. Homes sit longer here than the metro average.
Zilker is one of Austin's most expensive neighborhoods, but it has corrected more than most. The median has come down from roughly $1.3M at peak to $1.1M. Homes are sitting longer (82 days vs. the metro's ~60 days), which means buyers have negotiating room.
This is still a premium market. But it is a premium market where you can negotiate, ask for concessions, and take your time with due diligence. That was not true in 2021-2022 when Zilker homes sold in under a week with multiple offers over asking.
What it is actually like to live in Zilker.
Location, schools, walkability, and the things that do not show up on Zillow.
358 acres of park, Barton Springs, and 2 miles to downtown
Zilker sits just south of Lady Bird Lake, west of South Lamar, and north of Barton Creek. The defining feature is Zilker Metropolitan Park: 358 acres with Barton Springs Pool (a spring-fed, year-round 68-70 degree swimming hole), the Zilker Botanical Garden, and miles of hike-and-bike trails that connect to the broader Butler Trail system along the lake.
75 out of 100 (11th most walkable neighborhood in Austin). Most errands can be accomplished on foot. Very bikeable.
2 miles / 8-15 min by car (non-peak). Bike-commutable. MoPac and Lamar are the main routes north.
3 acres, 68-70 degrees year-round. Spring-fed. Open daily. One of the most iconic public amenities in any U.S. neighborhood.
Mix of original mid-century homes, Craftsman bungalows, and modern teardown rebuilds. Large lots (0.2-0.3 acres) relative to central Austin. Heritage trees everywhere.
Austin ISD: Zilker Elementary, O. Henry Middle, Austin High
Zilker is zoned to Austin ISD. Zilker Elementary is well-regarded (top 6.3% of Texas elementary schools per U.S. News, with 72% math proficiency and 76% reading proficiency). O. Henry Middle School and Austin High School round out the pipeline.
Top 6.3% in Texas. 72% math / 76% reading proficiency. 1900 Bluebonnet Lane.
Austin ISD. One of the oldest high schools in Austin. Strong athletics, arts, and college placement.
2BR rents range from $1,800 to $4,800/month
Zilker's rental market reflects its premium location. A 2BR apartment averages around $2,350-$2,700/month depending on the source and building. Rents peak in summer months.
The things that do not show up in the listing photos.
Combined property tax rate runs roughly 1.65% after exemptions
Zilker is in Travis County, City of Austin, and Austin ISD. The combined effective property tax rate is approximately 1.65% of assessed value after homestead exemption. On a $1.1M home, that is roughly $18,000/year in property taxes. File your homestead exemption immediately after closing to cap annual assessment increases at 10%. Protest your assessment every year.
Parts of Zilker are in a flood plain. Check every property individually.
Zilker sits along Barton Creek, and parts of the neighborhood fall within FEMA flood zones. Check every property individually using the City of Austin's FloodPro tool or by calling the Floodplain Office (512-974-2843). If a property is in a designated flood zone, you will be required to carry flood insurance, which adds $1,000-$3,000+/year to your costs.
FloodPro (City of Austin online tool) or call 512-974-2843. Do not rely on the listing agent's disclosure alone.
$1,000-$3,000+/year for flood insurance if in a designated zone. Required by lenders for FEMA flood zones.
The heritage tree ordinance will affect what you can build
Austin protects trees with a trunk diameter of 16 inches or larger. Zilker is full of mature live oaks that qualify. The protected root zone around a heritage tree can significantly reduce your buildable footprint. Get a heritage tree analysis before you buy if you have any construction plans.
The $1.6B Convention Center redevelopment is underway
The Austin Convention Center is undergoing a $1.6 billion, 4-year redevelopment ("Unconventional ATX"). Demolition began in April 2025, with construction running through 2028. Closer to home: a 5-story, 179-unit mixed-use development at 2323 South Lamar is completing in late 2026.
Read our Convention Center analysis →BUYERS Zilker is down 16% from peak and homes are sitting 82 days. If Zilker has always been out of reach, this is the closest it has been in years. Negotiate hard, check flood zones, and get a heritage tree survey before you buy if you have any renovation plans.
SELLERS Do not panic-price. Zilker's fundamentals have not changed. Homes are taking longer to sell, but well-priced properties in the $900K-$1.2M range still move. Price it right and be patient.
What do you want to know about Zilker that you cannot find anywhere else?
Every block in Zilker is different. Ask us about a specific street, flood zone, school boundary, or what a realistic budget looks like for what you want.