South Austin Neighborhoods: 78704 vs 78745 Explained

Trying to choose between 78704 and 78745 in South Austin? You are not alone. Both areas offer great lifestyles, but the day-to-day feel, housing stock, and value equation are very different. In this guide, you will get a clear, side-by-side view of location, homes, amenities, commute patterns, and buyer considerations so you can decide with confidence. Let’s dive in.

Big picture: where each ZIP sits

78704 sits just south of Lady Bird Lake. It includes well-known micro-areas like South Congress, Zilker, Bouldin Creek, Travis Heights, Dawson, Galindo, and the South Lamar corridor. Many blocks are walkable to restaurants and nightlife, and outdoor access to Zilker Park and the lake is close. Streets near major corridors feel active at night, while interior bungalow streets can feel quieter.

78745 sits farther south with a more suburban pattern. Key corridors include William Cannon, Brodie Lane, Manchaca Road, Stassney, and Slaughter. Retail clusters line these arterials with grocery and shopping centers. Most neighborhoods are car oriented, with walkability concentrated near major intersections rather than across entire subdivisions.

Housing and lot sizes

78704 home profile

• Older small-lot cottages, bungalows, duplexes, and low-rise condos are common.
• Infill activity is high, with many teardowns replaced by modern multi-story homes.
• Lots tend to be smaller, especially in older sections. Some blocks offer a bit more lot depth.
• Expect unique renovation conditions in older homes. Foundations, plumbing, or very old wiring can add cost. Overlay or historic rules may shape exterior changes in select pockets.

78745 home profile

• Predominantly single-family homes built in the 1980s through the 2010s, plus some newer infill and townhomes along main roads.
• Larger yards are common, with driveways and garages as standard design features.
• Several subdivisions include HOAs and neighborhood amenities. Review covenants if you plan to remodel or add features.
• Inventory often skews more move-in ready. You typically get more interior space and yard for the dollar than in 78704.

Lifestyle and outdoor access

78704 outdoor feel

• Zilker Park and Barton Springs Pool anchor the area. Lady Bird Lake and the Ann and Roy Butler Hike-and-Bike Trail offer run and bike access.
• Smaller pocket parks dot the neighborhoods. Many residents bike or jog to downtown.
• Event days near Zilker can bring crowd and traffic impacts. You trade some quiet for access to signature parks and festivals.

78745 outdoor feel

• A network of neighborhood parks, greenbelts, and dog parks supports local recreation.
• Many homes have yards that make backyard play and gatherings easy.
• You can drive to Zilker or Lady Bird Lake, but on-foot access is not typical. Exact park access varies by address.

Dining, culture, and shopping

78704 scene

• South Congress draws visitors with boutiques and destination restaurants.
• South Lamar features music venues, bars, and late-night options alongside mid-rise condos and apartments.
• Independent eateries and food trucks are plentiful. The area feels lively and busy, especially on weekends.

78745 scene

• Dining clusters around shopping centers with a mix of neighborhood spots and regional chains.
• Parking is usually easy. The pace is more low-key.
• Retail is more car oriented with big-box centers along main corridors.

Commute and connectivity

78704 access

• Shorter drives to downtown are common, with bike commutes realistic for many blocks.
• Transit service runs along major corridors like South Congress and South Lamar.
• You are closer to central arterials, which improves off-peak travel time.

78745 access

• Drive times into downtown are longer in peak hours and vary by corridor.
• Transit exists along main routes, but most residents rely on cars.
• Depending on location, you can reach I-35 or MoPac, yet travel times typically run longer than from 78704.

Flood risk and overlays

• Both ZIPs have parcels with flood considerations. 78704 includes low-lying areas near the river and creeks, and 78745 has creek-adjacent tracts as well. Always check FEMA and City of Austin floodplain maps for a specific address and talk with your insurance pro about implications.
• Parts of 78704 include historic or small-area overlays that can affect exterior changes or teardowns. Confirm zoning and overlays for any property you are considering.

Resale and investment outlook

78704 dynamics

• Location and walkability drive strong long-term value. Supply is limited and infill pressure is high, which often supports higher prices per square foot.
• Many buyers purchase with renovation or redevelopment in mind. Contractor capacity, permits, and neighborhood rules can shape timelines.

78745 dynamics

• Buyers who want more space and yard create steady demand. You often get better value per square foot than 78704.
• Appreciation can be influenced by corridor improvements, new retail, and proximity to growing employment nodes to the south and southwest.

ADUs and expansion

• The City of Austin has relaxed some Accessory Dwelling Unit rules in recent years. ADUs can be an option in both ZIPs, but you must confirm zoning, lot size, and any overlays. In 78745, also check HOA covenants.

Which ZIP fits you?

• If you want close-in living with walkable pockets, frequent dining and music options, and easy access to iconic parks, 78704 aligns with that lifestyle. Expect smaller lots, older housing stock, and more infill nearby.
• If you prefer more interior space, larger yards, quieter streets, and straightforward parking, 78745 may fit better. Expect more car-oriented daily routines with retail clustered along major roads.

How to compare specific addresses

Use this quick checklist to evaluate homes on your shortlist:

1. Commute reality: Pull peak-hour drive times for your exact address and usual destinations. Compare with off-peak to judge variability.
2. Walkability and transit: Check walkability and transit for that block. Pockets in 78704 vary by micro-area, and 78745 walkability clusters around shopping centers.
3. Flood and drainage: Review FEMA and City of Austin floodplain maps for the parcel. Ask about past drainage improvements and insurance requirements.
4. Renovation scope: In 78704, plan for older-home systems and potential overlay rules. In 78745, review HOA covenants before major exterior changes.
5. ADU or add-on potential: Confirm city rules, lot size, and any overlays or HOAs before you plan an ADU or expansion.
6. Nearby development: Check recent permits for demos or large projects on or near the street, especially in 78704 where infill is common.

Quick pros and cons

78704 highlights

• Close to Lady Bird Lake, Zilker Park, and downtown.
• Vibrant dining, music, and nightlife along South Congress and South Lamar.
• Smaller lots, older homes, and frequent infill activity.
• Often a higher price per square foot due to location and demand.

78745 highlights

• Larger yards and more interior space in many subdivisions.
• Neighborhood dining, easier parking, and car-friendly retail corridors.
• Wider mix of move-in ready homes, often with HOAs and community amenities.
• Typically better value per square foot than 78704.

How Kossler Group adds clarity

Choosing between 78704 and 78745 comes down to trade-offs in lifestyle, lot size, and value. A careful, property-by-property review removes the guesswork. With finance-grade analysis, you can weigh the premium of walkability against added space and yard, and model renovation or ADU paths that fit your goals. If you want a clear plan for search, offer strategy, and resale positioning, connect with John Kossler for boutique, analytics-driven guidance.

FAQs

What is the key difference between 78704 and 78745 in South Austin?

• 78704 is closer in with walkable pockets, older homes, and strong dining and park access, while 78745 is farther south with larger yards, newer subdivisions, and a more car-oriented layout.

How does walkability compare between these ZIP codes?

• Many 78704 blocks near South Congress and South Lamar are walkable to dining and nightlife, while 78745 walkability clusters around shopping centers along major corridors.

What home types should I expect in 78704 versus 78745?

• 78704 mixes older bungalows, cottages, duplexes, and modern infill, while 78745 leans toward single-family homes from the 1980s to 2010s with larger yards and garages.

Are floods a concern in either 78704 or 78745?

• Both ZIPs include parcels with flood risk near creeks or the river; review FEMA and City floodplain maps for each property and discuss insurance implications.

Can I build an ADU or expand in these areas?

• Austin has relaxed some ADU rules citywide, but you must verify zoning, lot size, overlays in 78704, and HOA covenants in 78745 before planning an ADU or addition.