Torn between Zilker and Barton Hills? You are not alone. Both sit in Austin’s beloved 78704 and offer a rare mix of nature, location, and style. If you are deciding where to focus your home search, a side‑by‑side look at lifestyle, housing, prices, mobility, schools, and practical trade‑offs will help you choose with confidence. Let’s dive in.
Quick feel: Zilker vs. Barton Hills
Zilker at a glance
Zilker wraps around Zilker Metropolitan Park and includes Barton Springs Pool. It feels more urban and park‑oriented, with closer access to South Lamar and South Congress for dining, coffee, and shopping. Many buyers trade lot size for proximity to the park and everyday conveniences. Active neighborhood involvement through the Zilker Neighborhood Association helps residents stay informed about local development and mobility topics.
Barton Hills at a glance
Barton Hills sits just west of Zilker along Barton Creek and the Barton Creek Greenbelt. Streets wind through hills and trees, and several homes back to the greenbelt. The area reads more residential and quiet on interior blocks, yet you still reach South Lamar and SoCo within a short drive or ride. Greenbelt access and a more tucked‑in feel are big lifestyle draws for this pocket.
Housing and lots
What you will find in Zilker
Zilker offers a mix of small mid‑century bungalows, renovated cottages and ranch homes, plus newer modern builds and townhomes on tighter lots. Infill activity is common. If you value walkability, park time, and bike access, Zilker often delivers, though you may give up some yard space for location and lifestyle.
What you will find in Barton Hills
Barton Hills features many mid‑century ranch and post‑war homes on larger or irregular lots that step into the hillside. You will see sensitive remodels along with occasional teardowns replaced by modern builds on deeper parcels. Some streets back directly to the greenbelt, which can feel like a private natural extension of your backyard.
Price snapshots to set budget
Prices shift month to month by data source and listing mix, but recent snapshots offer helpful context:
- Zilker: Redfin reported a median sale price around 885,000 in January 2026. Zillow’s neighborhood ZHVI on December 31, 2025 was about 843,391. Methodologies and neighborhood boundaries differ, so treat these as directional.
- Barton Hills: Redfin showed a median near 1.19 million in December 2025, with other sources listing segments in the 1.2–1.4 million range during parts of 2025. Zillow’s ZHVI for early 2026 landed in the mid 800,000s using its own model and boundaries.
Both neighborhoods post premium price‑per‑square‑foot figures for central Austin. As of late 2025, summaries often showed mid 600s per square foot, with Barton Hills similar or slightly higher depending on the sample. Always confirm your time window and property type before deciding on an offer strategy.
Parks, trails, and outdoors
Zilker Park and Barton Springs
Barton Springs Pool and Zilker Metropolitan Park sit inside the Zilker neighborhood and serve as major lifestyle anchors for both areas. Barton Springs is a spring‑fed, year‑round pool, and Zilker Park includes event fields, playscapes, and the botanical garden. For current hours, fees, and any maintenance updates, check the City’s page for Barton Springs Pool and Zilker Metropolitan Park.
Barton Creek Greenbelt access
The Barton Creek Greenbelt runs along the south edge of these neighborhoods and offers miles of hiking, biking, climbing, and seasonal swimming holes. Many Barton Hills streets enjoy particularly convenient trail access. Recent connectivity improvements, including the Violet Crown trailhead near Barton Springs, make it easier to move between the park, greenbelt, and regional trails. Get trailhead and conditions info on the City’s Barton Creek Greenbelt page.
Getting around
Walk, bike, and transit
Zilker’s central blocks tend to score higher on walkability and bikeability. Walk Score’s neighborhood view commonly shows Zilker in the mid to high 70s, while Barton Hills varies more by block, with some areas that are car‑dependent and others that are bike‑friendly. Scores are address‑specific, so it is smart to check the exact home you are considering using Walk Score’s tool.
Local bus routes serve the area around Zilker Park, and long‑range plans under Project Connect include future rapid transit that could improve access along South Congress and into South Austin over time. Treat these as plans rather than built service and factor in updates as you time your move.
Downtown drive times
Expect approximate off‑peak drives of about 10 minutes from central Zilker to downtown and about 15 to 25 minutes from Barton Hills, depending on the route and traffic. Distances are short, but real times shift with construction, special events, and time of day. Always test the route at your typical commute hour.
Schools and enrollment
Zilker Elementary and Barton Hills Elementary generally serve their respective neighborhoods. Many addresses in this part of 78704 also feed to O. Henry Middle and Austin High. Boundaries can change during district planning cycles, so be sure to confirm your exact address with Austin ISD’s resources and review current campus information on the Zilker Elementary page or use the district’s school comparison tools.
Lifestyle trade‑offs
Everyday convenience
If you want to walk or bike to coffee, casual restaurants, and park events, Zilker often feels more immediate. South Lamar and South Congress sit close by, and the park fuels an active, outdoor routine. Barton Hills offers many of the same destinations within a short drive or ride, but interior streets tend to feel more residential and calm.
Event season considerations
ACL and Trail of Lights bring seasonal energy to Zilker Park, which residents in both neighborhoods enjoy. Zilker’s blocks immediately around the park can experience heavier traffic and parking constraints during big events. Barton Hills’ interior streets typically see less direct spillover. If event dynamics matter to you, scout your target street during a major event to see how it feels.
Regulations and risk
Infill and redevelopment
Both neighborhoods are active infill markets, so teardowns and modern replacements are common. If you plan to remodel or rebuild, verify lot‑specific zoning, compatibility standards, and tree protections. Neighborhood associations, including the Zilker Neighborhood Association, often share updates on development topics and public meetings.
Barton Springs and aquifer protections
Portions of the watershed that feed Barton Springs fall within the Barton Springs Zone and Edwards Aquifer recharge areas. The City’s Land Development Code and Save Our Springs provisions limit impervious cover and guide water‑quality protections, which can affect what you can build and how you design a project. Review the Barton Springs and aquifer sections of the Austin Land Development Code and consult the Watershed Protection Department for parcel‑level guidance.
Floodplain basics
Creek‑adjacent and low‑lying parcels near Barton Creek and Zilker Park may fall within FEMA 100‑year floodplains or City floodplain and water‑quality buffer areas. Always check current FEMA Flood Insurance Rate Maps and City resources, and speak with an insurer early in due diligence if the property is near the creek or greenbelt. Disclosures and survey reviews are essential for these homes.
How to choose your fit
Use this quick framework to compare the two:
- If you want park‑centric living, easy access to Barton Springs, and high walkability to SoCo and South Lamar, consider Zilker.
- If you want a quieter, more residential feel with potential for larger or irregular lots and direct greenbelt access, consider Barton Hills.
- If your budget is mid 800,000s to 900,000s based on recent neighborhood medians, you may find more options in Zilker. If you are comfortable above 1 million, Barton Hills often has strong candidates. Confirm current numbers for your timeline.
- If event traffic is a concern, test drive target streets during ACL or other events and ask neighbors about typical patterns.
- If you plan to remodel or rebuild, evaluate aquifer rules, impervious cover limits, tree protections, and floodplain impacts before you buy.
Ready to zero in on the right street and floor plan for your lifestyle? Connect with Amy Sparks for a personalized strategy, on‑the‑ground previews, and property‑specific due diligence that fits your goals.
FAQs
Which neighborhood usually costs more in 78704?
- Barton Hills typically reports higher median sale prices than Zilker in late 2025 and early 2026 snapshots, though figures vary by month and data source. Always confirm current medians for your timeframe.
Where is Barton Springs Pool in relation to these neighborhoods?
- Barton Springs Pool sits inside the Zilker neighborhood within Zilker Metropolitan Park, and both neighborhoods use it as a major amenity; check the City page for hours and maintenance updates.
Which area is better for walking and biking?
- Zilker’s core often scores higher on walkability and bikeability, while Barton Hills varies by block; use an address‑level check with Walk Score to compare specific homes.
What schools serve Zilker and Barton Hills?
- Zilker Elementary and Barton Hills Elementary generally serve their respective neighborhoods, and many nearby addresses feed to O. Henry Middle and Austin High; verify any specific address with Austin ISD resources.
What risks or constraints should buyers check first?
- Investigate floodplain exposure near the creek or park, possible Barton Springs and aquifer protections that affect redevelopment, and seasonal event traffic; conduct title, survey, and permitting due diligence before you close.
