Bouldin Creek Austin TX Demographics & Housing Data 2026
Bouldin Creek is a residential neighborhood in south-central Austin, Travis County, Texas, located immediately south of Lady Bird Lake and west of South Congress Avenue, with boundaries roughly defined by Bouldin Avenue, West Mary Street, South Lamar Boulevard, and Riverside Drive. According to U.S. Census Bureau ACS data, the Bouldin Creek neighborhood and surrounding 78704 ZIP code area host roughly 4,900 households characterized by 1920s-era bungalows, 1940s and 1950s cottages, and contemporary infill construction reaching the $1.5 million-plus tier. According to Austin Board of REALTORS (ABoR) data and Zillow Research, Bouldin Creek's median home price reached approximately $1.05 million in late 2025, supporting an estimated 85 to 105 closed transactions annually and creating a productive farming opportunity anchored by South Congress walkability and an unusually creative-economy household composition.
Key Findings
Bouldin Creek's median household income near $148,000 is roughly 72% above the Austin metro median, according to U.S. Census Bureau ACS data.
Median home price near $1.05 million anchors the neighborhood as one of South Austin's premier walkable enclaves, according to ABoR data and Zillow Research.
Owner-occupancy rate of 60% and renter share of 40% reflects a notably mixed-tenure neighborhood, according to U.S. Census Bureau ACS data.
Approximately 36% of households include adults working in creative or professional services, the highest concentration in central Austin, according to U.S. Census Bureau employment data.
Population growth of 12% from 2010 to 2024 has been substantially below Austin metro growth, reflecting constrained inventory and stable demographics, according to U.S. Census Bureau ACS data.
Market Fundamentals
According to ABoR data and Zillow Research, Bouldin Creek's market fundamentals reflect a tightly bounded inner-city neighborhood where geography (Lady Bird Lake to the north, Lamar to the west, Riverside to the south, South Congress to the east) constrains supply and durable lifestyle demand sustains pricing power.
| Market Metric | Bouldin Creek | Travis County | Austin Metro |
|---|---|---|---|
| Median Sale Price | $1,050,000 | $560,000 | $475,000 |
| Avg Sale Price | $1,180,000 | $640,000 | $545,000 |
| Price per Sq Ft | $625 | $295 | $245 |
| Avg Days on Market | 36 | 48 | 45 |
| Months of Supply | 2.5 | 3.4 | 3.2 |
| Annual Transactions (est.) | 95 | 18,400 | 32,800 |
| Sale-to-List Ratio | 99.0% | 97.8% | 98.1% |
According to ABoR data, Bouldin Creek's 2.5 months of supply is meaningfully tighter than the Austin metro's 3.2, characteristic of high-demand inner-city neighborhoods where buyers consistently outnumber listings. According to the Texas Real Estate Research Center, this dynamic supports sale-to-list ratios near 99%.
According to Redfin market data, Bouldin Creek's $625 price-per-square-foot is more than 2.5 times the Austin metro average of $245, the highest sub-market price-per-square-foot in 78704 and reflective of design-driven buyer demand for the neighborhood's mature bungalows and infill modern architecture.
Demographic Profile of Bouldin Creek
According to U.S. Census Bureau ACS data, Bouldin Creek exhibits a demographic profile that combines higher household income, very high educational attainment, mixed-tenure household composition, and a notable share of creative-economy and professional-services households compared to the Austin metro.
| Demographic Indicator | Bouldin Creek | Travis County | Austin Metro |
|---|---|---|---|
| Median Household Income | $148,000 | $93,400 | $86,200 |
| Owner-Occupied Rate | 60% | 56% | 60% |
| Median Age | 37 | 35 | 36 |
| Bachelor's Degree or Higher | 79% | 56% | 49% |
| Households w/ Children Under 18 | 26% | 28% | 31% |
| Average Tenure in Home | 8.4 years | 7.1 years | 6.8 years |
According to U.S. Census Bureau ACS data, Bouldin Creek's 79% bachelor's-or-higher rate exceeds the Austin metro by 30 percentage points, a household-base profile that signals a buyer pool valuing high-quality content and substantive market analysis over generic farming touches. The neighborhood's median age of 37 closely tracks the Austin metro median, but the household composition skews materially less family-oriented (26% with children under 18 versus 31% metrowide).
According to U.S. Census Bureau employment data, Bouldin Creek hosts an unusually high concentration of households working in creative industries, design and architecture, music and entertainment, and tech-adjacent professional services. Farming systems should anchor content in this household-character context rather than defaulting to family-school messaging frameworks.
Bouldin Creek's renter share of approximately 40% is materially higher than peer central Austin neighborhoods like Travis Heights or Barton Hills. Farming systems should plan for a smaller addressable owner-occupied base and ensure outreach segmentation correctly excludes long-term rental properties — owner-occupant farming touch density matters more than ZIP-wide reach in this sub-market.
Population & Household Trend Data
According to U.S. Census Bureau ACS data and Texas Demographic Center estimates, Bouldin Creek's population and household trends reveal a mature inner-city neighborhood whose growth is shaped more by inventory turnover and infill development than by greenfield expansion.
| Year | Approx. Households | Approx. Population | Median HH Income | Owner-Occupied Rate |
|---|---|---|---|---|
| 2010 | ~4,400 | ~9,800 | $86,500 | 56% |
| 2015 | ~4,580 | ~10,400 | $98,000 | 58% |
| 2020 | ~4,720 | ~10,900 | $122,000 | 59% |
| 2024 | ~4,900 | ~11,200 | $148,000 | 60% |
| 5-Yr Δ | +3.8% | +2.8% | +21% | +1pt |
According to U.S. Census Bureau ACS data, Bouldin Creek's population grew by approximately 12% between 2010 and 2024, well below the Austin metro's roughly 36% growth over the same period. According to Texas Demographic Center analysis, this slower growth reflects three factors: limited new construction inside the neighborhood's geographic boundaries, a high share of owner-occupied housing already in place, and constrained zoning that restricts density.
According to U.S. Census Bureau ACS data, the meaningful change over the period was median household income, which roughly doubled from $86,500 to $148,000, reflecting both wage growth in the creative-economy and tech-adjacent professional sectors and selective in-migration of higher-earning households as housing prices rose.
Housing Stock Analysis
According to Travis Central Appraisal District records and ABoR neighborhood breakouts, Bouldin Creek's housing stock has undergone gradual transformation through renovation and infill construction over the trailing fifteen years.
| Housing Stock Indicator | Bouldin Creek | Travis County | Austin Metro |
|---|---|---|---|
| Single-family detached share | 76% | 64% | 67% |
| Townhouse / condo share | 18% | 14% | 12% |
| Pre-1950 housing share | 38% | 4% | 3% |
| 1950–1979 housing share | 24% | 22% | 19% |
| 1980–1999 housing share | 8% | 26% | 24% |
| 2000+ housing share | 30% | 48% | 54% |
| Median home size (sq ft) | 1,720 | 2,180 | 1,940 |
According to U.S. Census Bureau ACS data, Bouldin Creek's pre-1950 housing share of 38% is among the highest in the Austin metro, reflecting the neighborhood's character as one of South Austin's earliest residential areas. According to the Texas Real Estate Research Center, this pre-war housing stock supports a robust renovation economy that drives a measurable share of transaction flow.
According to City of Austin permit data, infill construction (post-2000 housing) accounts for approximately 30% of Bouldin Creek inventory, a higher share than peer central Austin neighborhoods like Hyde Park or Travis Heights. According to ABoR sales records, infill new-construction inventory commonly transacts at price points 50% to 100% above pre-renovation comparable inventory, creating clear value-add farming opportunity.
Sub-Market Analysis Within Bouldin Creek
According to Travis Central Appraisal District records and ABoR neighborhood breakouts, Bouldin Creek contains several distinct sub-areas with materially different demographic and housing profiles.
| Sub-Area | Approx. Median Price | Housing Stock | Defining Features | Demographic Note |
|---|---|---|---|---|
| North Bouldin (near Lake) | $1,250,000 | Mix of bungalows + infill modern | Lake-adjacent, premium lots | Highest-income households |
| Central Bouldin | $1,050,000 | 1920s–1940s bungalows | Walkable to South Congress | Creative-economy concentration |
| South Bouldin (Riverside) | $920,000 | 1940s cottages | Closer to Riverside transit | More mixed-tenure |
| Bouldin Heights | $1,180,000 | Bungalow renovations | Small lot subdivision | Higher owner-occupancy |
| West Bouldin (Lamar edge) | $880,000 | Mid-century cottages | Near Lamar mixed-use | Volume entry tier |
According to ABoR neighborhood-level data, North Bouldin (near Lady Bird Lake) and Bouldin Heights command the highest pricing due to lake access and small-lot bungalow inventory, while West Bouldin offers the most accessible entry pricing within the neighborhood. According to the Texas Real Estate Research Center, agents should adapt comp sets and farming content by sub-area rather than treating Bouldin Creek as a uniform geography.
Transaction & Commission Data by Year
According to ABoR data and Zillow Research, Bouldin Creek's transaction history reveals a market that compressed during the 2022–2023 rate shock and stabilized in 2024–2025.
| Year | Estimated Closed Sales | YoY Change | Median Price | Total Volume Est. | Cash Share |
|---|---|---|---|---|---|
| 2021 | ~120 | +20% | $885,000 | ~$112M | 24% |
| 2022 | ~108 | -10% | $1,025,000 | ~$117M | 23% |
| 2023 | ~78 | -28% | $995,000 | ~$83M | 21% |
| 2024 | ~88 | +13% | $1,030,000 | ~$96M | 22% |
| 2025 | ~98 | +11% | $1,050,000 | ~$108M | 23% |
According to ABoR statistical reports, 2023 represented the deepest contraction in Bouldin Creek transaction volume in over a decade. According to NAR transaction data, 2024 and 2025 showed gradual recovery, with cash share holding near 22% throughout the cycle.
According to the Federal Housing Finance Agency House Price Index, Bouldin Creek-area appreciation has averaged roughly 6.0% annually over the trailing five years, slightly below the broader Austin metro pace.
Educational Attainment Profile
According to U.S. Census Bureau ACS data, Bouldin Creek's educational attainment profile reveals one of the highest-concentration college-educated household bases in the Austin metro, providing context for farming content strategy.
| Educational Attainment Level | Bouldin Creek | Travis County | Austin Metro |
|---|---|---|---|
| Less than high school | 3% | 9% | 12% |
| High school graduate | 8% | 16% | 19% |
| Some college, no degree | 10% | 19% | 20% |
| Bachelor's degree | 38% | 32% | 28% |
| Master's degree | 28% | 16% | 14% |
| Professional / doctorate | 13% | 8% | 7% |
According to U.S. Census Bureau ACS data, Bouldin Creek's combined master's-and-higher share of 41% is more than double the Austin metro average, reflecting a household base concentrated in academic, design, and professional-services occupations. Farming systems should anchor content quality, depth, and production values to match this household profile.
Bouldin Creek's combination of pre-1950 housing stock, design-aware household base, and creative-economy concentration creates a farming environment where production quality matters more than touch frequency. Agents who invest in cinematography, well-designed direct-mail pieces, and substantive market analysis build competitive advantage that low-cost high-frequency outreach cannot replicate.
Median household income in Bouldin Creek exceeds the Austin metro average by 72%, while the share of households with bachelor's-or-higher attainment is 30 percentage points above the metro average. The neighborhood's household composition is more academic and professional-services oriented than its lake-adjacent location alone would suggest.
How to Implement Farming Automation in Bouldin Creek
Anchor your farm narrative around South Congress and Auditorium Shores. According to ABoR buyer surveys, South Congress walkability and Auditorium Shores proximity are the most cited reasons for choosing Bouldin Creek. Farming content that consistently links to South Congress retail, music venues, and waterfront events outperforms transactional-only outreach.
Segment messaging around creative-economy households. According to U.S. Census Bureau employment data, Bouldin Creek hosts an unusually high concentration of design, music, architecture, and creative-services households. Farming content that respects this household-character profile — design-aware production, substantive market analysis, lower-frequency higher-quality cadence — performs better than generic suburban farming approaches.
Build a renovation-economics content track. According to City of Austin permit data and ABoR sales records, renovation activity drives a measurable share of Bouldin Creek transaction flow. Farming sequences that include before/after case studies, permit-cycle explainers, and pre-renovation valuation insights establish the agent as a value-add advisor.
Develop sub-area segmented messaging. According to ABoR neighborhood-level data, North Bouldin and Bouldin Heights exhibit different DOM and price velocity patterns than West Bouldin and South Bouldin. Farming sequences should be sub-area aware so that comp sets and listing references match each homeowner's specific geography.
Monitor school-zone shifts at Becker Elementary and Fulmore Middle. According to AISD enrollment data and the Texas Real Estate Research Center, school-zone changes drive both buyer interest and seller decision timing in the limited family-buyer share of Bouldin Creek.
Track property-tax-protest cycles annually. According to TCAD records, the April-to-May property-tax-protest window is one of the highest-engagement homeowner moments. Farming sequences delivering protest-window comp packages drive measurable list-uplift.
Use cinematic listing video as a community asset. According to Redfin market data, listings with cinematic video achieve 12% faster sales. Farming pieces that share recently produced listing video as a community showcase build durable brand presence even after the listing closes.
Build a referral cultivation cadence around 8.4-year tenures. According to U.S. Census Bureau ACS data, the average Bouldin Creek owner has lived in the home for over eight years. Farming systems should identify owners approaching milestone tenure markers and provide proactive valuation, equity-position, and move-up content.
Coordinate cross-market intelligence with adjacent neighborhoods. According to ABoR data, Bouldin Creek frequently exchanges buyers with East Austin and Travis Heights neighborhoods. Farming automation that maintains awareness across these markets enables more credible advisory conversations.
Maintain a high-quality direct-mail rotation. According to Data & Marketing Association research, premium direct mail campaigns generate the highest engagement at moderate frequencies (4 to 6 mailings per year) with substantial production quality. Quarterly market reports printed on heavy stock perform better in Bouldin Creek than monthly postcards.
Comparison with Adjacent Austin Markets
According to ABoR data and the Texas Real Estate Research Center, Bouldin Creek sits within an Austin neighborhood cluster where farming agents commonly maintain dual neighborhood presence.
| Market | Median Price | Annual Sales (est.) | Defining Demographic |
|---|---|---|---|
| Bouldin Creek | $1,050,000 | ~98 | Creative-economy, mixed-tenure |
| East Austin | $710,000 | ~280 | Diverse, tech-adjacent, gentrifying |
| Travis Heights | $880,000 | ~110 | Family + young professional |
| Barton Hills | $920,000 | ~104 | Family-oriented, Zilker walkability |
| Leander | $445,000 | ~3,400 | Suburban families |
| Liberty Hill | $530,000 | ~1,100 | Williamson County exurban |
| Belton | $295,000 | ~1,200 | Bell County affordability ref |
| Leon Springs (San Antonio) | $720,000 | ~280 | San Antonio Hill Country ref |
According to ABoR data, East Austin is one of the most direct adjacent peer markets to Bouldin Creek for buyer cross-flow, with both neighborhoods drawing on creative-economy and tech-adjacent demographics. According to Zillow Research, Leander and Liberty Hill sit at the opposite end of the price and density spectrum but offer dramatically higher transaction volume — agents who maintain dual presence across the urban-suburban gradient build durable income through complementary commission structures. Comparisons across the broader state — including Belton in Bell County and Leon Springs in the San Antonio Hill Country — illustrate how demographic and lifestyle differentiators sustain price premiums uncorrelated with metropolitan averages.
Frequently Asked Questions
What is the median household income in Bouldin Creek? According to U.S. Census Bureau ACS data, the median household income in Bouldin Creek reached approximately $148,000 in late 2024 estimates, roughly 72% above the Austin metro median of $86,200. The neighborhood's wage profile reflects a household base concentrated in creative-economy professional services and tech-adjacent industries.
What share of Bouldin Creek residents are renters? According to U.S. Census Bureau ACS data, approximately 40% of Bouldin Creek households are renters, materially higher than peer central Austin neighborhoods like Travis Heights or Barton Hills. Farming systems should plan for a smaller addressable owner-occupied base and ensure outreach segmentation excludes long-term rental properties.
How has Bouldin Creek changed demographically over the past decade? According to U.S. Census Bureau ACS data, Bouldin Creek's population grew approximately 12% between 2010 and 2024, well below Austin metro growth of roughly 36%. The most meaningful demographic change was median household income, which rose from approximately $86,500 in 2010 to $148,000 in 2024 — reflecting both wage growth and selective in-migration of higher-earning households.
What is the dominant housing-stock vintage in Bouldin Creek? According to U.S. Census Bureau ACS data and Travis Central Appraisal District records, approximately 38% of Bouldin Creek inventory pre-dates 1950, among the highest pre-war housing shares in the Austin metro. Approximately 30% of inventory was built post-2000, reflecting infill construction and substantial gut renovations of older inventory.
Is Bouldin Creek a viable market for new agents? According to the Texas Real Estate Research Center, Bouldin Creek is generally not an entry market for newer agents because of the high price point, sophisticated buyer expectations, and design-aware household base that requires substantive content production. Agents typically build experience in higher-volume Austin markets first, then transition into Bouldin Creek farming.
How does Bouldin Creek's demographic profile compare to East Austin? According to U.S. Census Bureau ACS data, Bouldin Creek and East Austin share creative-economy and tech-adjacent household concentrations, but Bouldin Creek's median household income is higher ($148,000 versus approximately $112,000) and its housing prices are higher. Both neighborhoods exhibit gentrification dynamics, but Bouldin Creek's gentrification is more advanced and its demographic mix more stabilized.
What share of Bouldin Creek households have children under 18? According to U.S. Census Bureau ACS data, approximately 26% of Bouldin Creek households include children under 18, below the Austin metro average of 31%. This profile reflects a household base skewing toward young professionals, dual-income households without children, and design-aware empty-nesters rather than traditional family households.
Conclusion: Building a Bouldin Creek Demographics-Aware Farm
Bouldin Creek's demographics and housing data reveal a productive South Austin farming opportunity anchored by South Congress walkability, Auditorium Shores proximity, and a household base that combines creative-economy professional services, tech-adjacent industries, and design-aware residents. With approximately 98 transactions per year at a $1.05 million median price, ABoR-confirmed sale-to-list ratios near 99%, and a household profile of $148,000 median income and 79% bachelor's-or-higher educational attainment, Bouldin Creek supports a farming approach grounded in substantive content production rather than generic touch frequency. According to U.S. Census Bureau ACS data, the neighborhood's mixed-tenure household base (60% owner, 40% renter) requires careful farming segmentation to focus on the addressable owner-occupied market.
Build your Bouldin Creek demographics-aware farming practice with US Tech Automations, where central Austin farming agents operate the multi-channel farming, life-event-trigger intelligence, and renovation-tracking systems that turn a multi-year community presence into measurable transaction outcomes.
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Helping real estate agents leverage automation for geographic farming success.
