Eleven years of central Austin transactions, told as they happened — by the agent who wrote the offer, walked the inspection, and stood at the closing table.
3812 Avenue G, Hyde Park · Listed Apr 14 · Currently Pending
From the Editor
Most agents in Austin will sell anything anywhere. I don't. I focus on a small set of central neighborhoods between Lamar and Airport, 35th down to Cesar Chavez — Hyde Park, Tarrytown, Mueller, Bouldin Creek, East Cesar Chavez, and Travis Heights. I know which lots flood. I know which renovations were done well. I know which neighbors will tell you the truth about a house, and which won't.
This is the page I wish I'd had when I was buying my first home in 78751 in 2014. A working agent's notes — what's actually on market, what just sold and why, what the data says about the next ninety days, and the longer essays that come from being in these neighborhoods every week.
If you're thinking about buying or selling in central Austin, the listings below are real. The sold prices are real. The letters at the bottom are from real clients. Read what's useful, then send me a note. I'd rather have one honest conversation than ten polite ones.
Median days-on-market in 78751 dropped to 14 in March, but the headline hides a quieter truth: it's the pre-1940 bungalows on Avenue F, G, and H that are moving in days. The 1980s infill is sitting. Here's why, and what to ask if you're walking one this weekend.
For a year and a half, Tarrytown listings disappeared in a weekend. April is the first month I've seen real buyer leverage — three homes under $2.4M sat past day twelve. Demand isn't down. Something else is happening, and the change favors patient buyers willing to wait for the right lot.
Mueller's last greenfield phase opened to early-access buyers in March. The townhomes are listed, the floor plans are public, and the wait list is real. If you've been holding out for the right entry into the planned community, this is likely the last meaningful release. Here's how to think about lot orientation, builder allowances, and what to push back on.
Investor activity in 78704 cooled this quarter for the first time since 2021. Three solid options just hit the market under $850K — the kind of houses I haven't seen at that price in eighteen months. The bones are there. The catch is in the seller motivations.
New · Listed April 14
Original hardwoods through the main floor, restored casement windows, and a screened porch made for slow Sundays. The kitchen renovation pulled out the 1980s cabinets and gave it back a working pantry, marble counters, and a vintage stove that came with the house. Walkable to Quack's, Asti, and the Avenue B grocery.
The previous owner loved this house for thirty-one years. It's the kind of home you settle into for a long time.
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By Appointment
One of the consistently good streets — Westover doesn't get the casual investor flips that some of Tarrytown does. The home is a 1948 brick, expanded thoughtfully in 2019. Original oak floors, the kind of casework that's hard to replicate, and a screened porch that opens to a lot just deep enough for a real garden.
Casis Elementary is the catchment, and the lot is the long-term asset here.
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New · Listed April 22
The renovation was done with restraint — original tile in the bath, exposed beams in the living room, a kitchen pulled forward to face the yard. Walkable to Cisco's, Lazarus Brewing, and the new East 7th food hall. Light-soaked living room and a screened back porch.
This is what 78702 used to feel like at $785K. We won't see it again at this number.
Request private tourWhether you're thinking about a sale six months out or you saw a listing this morning you can't stop thinking about — start here. No pressure, no automated drip, no big-team handoff.
If you'd rather skip the form, my direct line is below. I keep my phone on whenever I'm not at an inspection.