78704 Market Report: Travis Heights, Bouldin & South Austin
The median went up. The price per square foot went down. Both are true, and the gap is the opportunity.
78704 is the most quoted ZIP in Austin and one of the most misread. The median sale price rose 2.5% over the past year to $1,156,500 — but price per square foot fell 4.4%, from $612 to $585. Buyers are not paying more for the same house; they are buying bigger houses for similar money. 78704 is also Austin's densest rental market: 1,295 leases closed here in the same twelve months that produced 368 single-family sales.
Source: ACTRIS / Unlock MLS (feed 30090), single-family closed sales. Trailing 12 months, August 2025 – July 2026. Retrieved August 12, 2026.
78704 at a glance
| Metric | Trailing 12 months | Prior 12 months |
|---|---|---|
| Median sale price | $1,156,500 | $1,128,000 |
| Median price per square foot | $585 | $612 |
| Median days on market | 42 | 48 |
| Closed single-family sales | 368 | — |
| Months of supply | 4.9 | — |
| Active listings | 153 | — |
| Sold at percent of list | 95.7% | — |
| Under contract within 14 days | 29% | — |
| Took more than 90 days | 28% | — |
| Active listings with a price cut | 62% (avg 7.3%) | — |
| Middle half of sales | $815,000 to $1,800,000 | — |
What the data says
Median up 2.5%, price per foot down 4.4%
Median price rose from $1,128,000 to $1,156,500 while median price per square foot fell from $612 to $585. The only way both happen at once is a shift toward larger homes. For a buyer, that is the definition of improving value: the dollar buys more square footage in 78704 than it did a year ago.
Travis Heights carries the volume
Travis Heights alone closed 32 homes at a median of $988,750 in 24 days — more than four times the next-largest subdivision and materially faster than the ZIP's 42-day median. It is the liquid core of 78704. Barton Heights and Horseshoe Bend close higher, near $1.57M and $1.60M, but on a fraction of the volume.
The softest inventory of the four
4.9 months of supply, 62% of active listings already cut, and cuts averaging 7.3%. 28% of sales took more than 90 days. 78704 gives a prepared buyer more room to negotiate than anywhere else on this list, and it punishes a seller who tests the market.
A rental market as much as a sale market
1,295 leases closed in 78704 during the same twelve months that produced 368 single-family sales. Any analysis of this ZIP that does not separate the two is reporting a blended number that describes neither — and most automated market reports do exactly that.
Most active subdivisions in 78704
| Subdivision | Sales | Median price | Median days on market |
|---|---|---|---|
| Travis Heights | 32 | $988,750 | 24 |
| South Heights | 8 | $958,000 | 75 |
| Barton Heights | 8 | $1,567,500 | 46 |
| Horseshoe Bend Sec 02 | 7 | $1,595,000 | 54 |
| South Terrace Add | 7 | $1,010,000 | 69 |
| Brinwood Sec 03 | 6 | $1,297,500 | 42 |
Month by month
| Month | Sales | Median price | Median days on market |
|---|---|---|---|
| 2025-08 | 37 | $1,250,000 | 66 |
| 2025-09 | 27 | $1,200,000 | 52 |
| 2025-10 | 37 | $1,185,000 | 56 |
| 2025-11 | 25 | $880,000 | 37 |
| 2025-12 | 32 | $1,292,500 | 60 |
| 2026-01 | 22 | $1,075,000 | 69 |
| 2026-02 | 21 | $975,000 | 50 |
| 2026-03 | 33 | $1,200,000 | 31 |
| 2026-04 | 29 | $1,388,508 | 19 |
| 2026-05 | 35 | $1,250,000 | 25 |
| 2026-06 | 44 | $1,187,500 | 26 |
| 2026-07 | 26 | $1,130,000 | 40 |
All Austin ZIP reports: Fenton Grossman Group market insights