Bouldin Creek TX Demographics & Housing Data 2026
Bouldin Creek is a neighborhood in Austin, Travis County, Texas, located in South Austin between South 1st Street and South Congress Avenue, extending from Lady Bird Lake southward to Oltorf Street. According to the Austin Board of Realtors, Bouldin Creek has evolved from a quiet residential enclave into one of Austin's most sought-after neighborhoods, blending eclectic food trailer parks, walkable family-friendly streets, and proximity to both South Congress and South 1st Street commercial corridors. The neighborhood takes its name from Bouldin Creek, a tributary of Lady Bird Lake that meanders through the area, and its median home price of approximately $825,000 reflects the premium that buyers place on its unique combination of character, convenience, and community.
Key Takeaways
Median home price in Bouldin Creek is approximately $825,000 according to the Austin Board of Realtors, positioning it as an accessible alternative to neighboring Zilker ($1,150,000) and Travis Heights ($895,000)
The neighborhood has approximately 4,200 residents in roughly 1,800 households according to Census estimates, creating a compact, high-value farming territory
38% of households include children under 18 according to American Community Survey data, making Bouldin Creek one of South Austin's most family-oriented neighborhoods
Owner-occupied rate of 62% exceeds Austin's 56% average, indicating stable community roots despite ongoing gentrification
US Tech Automations helps agents segment Bouldin Creek's demographic diversity into targeted campaigns that speak to families, creative professionals, and investors differently
Population & Demographic Profile
Population Overview
What are the demographics of Bouldin Creek Austin?
According to the U.S. Census Bureau's American Community Survey, Bouldin Creek's demographic profile reflects a neighborhood in transition. The community has shifted from a predominantly working-class South Austin enclave to a mixed-income neighborhood that attracts young professionals, creative-economy workers, and families drawn by walkability and South Austin culture.
| Demographic Metric | Bouldin Creek | Austin Metro | South Austin Avg |
|---|---|---|---|
| Population (Est.) | 4,200 | 2,280,000 | N/A |
| Households | 1,800 | 890,000 | N/A |
| Median Age | 36.5 | 34.2 | 35.8 |
| Median Household Income | $98,000 | $78,000 | $72,000 |
| Owner-Occupied Rate | 62% | 56% | 54% |
| Renter-Occupied Rate | 38% | 44% | 46% |
| Households with Children | 38% | 35% | 33% |
According to Census data, Bouldin Creek's median household income of $98,000 exceeds both the Austin metro average ($78,000) and the South Austin average ($72,000) by significant margins. This income premium reflects the neighborhood's gentrification trajectory, according to the University of Texas Austin's Community and Regional Planning program.
Bouldin Creek's 38% rate of households with children under 18 is notably higher than the Austin metro average of 35%, according to Census data. This family orientation shapes buyer demand toward 3+ bedroom homes with yards, driving premium pricing for family-suitable properties.
Racial & Ethnic Composition
| Category | Bouldin Creek | Austin Metro |
|---|---|---|
| White (non-Hispanic) | 58% | 48% |
| Hispanic/Latino | 28% | 33% |
| Asian | 6% | 8% |
| Black/African American | 4% | 8% |
| Two or More Races | 4% | 3% |
According to the U.S. Census Bureau, Bouldin Creek's racial composition has shifted significantly over the past two decades as gentrification has transformed the neighborhood's demographics. The Hispanic/Latino population share has declined from approximately 45% in 2010 to 28% in current estimates, reflecting broader gentrification patterns documented by the University of Texas Austin's Institute for Urban Policy Research.
Age Distribution
| Age Group | Percentage | Key Housing Implication |
|---|---|---|
| Under 18 | 22% | Family home demand |
| 18-34 | 28% | First-time buyers, condos/rentals |
| 35-49 | 30% | Move-up buyers, renovations |
| 50-64 | 12% | Established owners, high equity |
| 65+ | 8% | Potential downsizers |
According to Census data, the 35-49 age group is Bouldin Creek's largest cohort at 30%, representing established professionals in prime home-buying years. This demographic drives demand for renovated 3-4 bedroom homes in the $800,000-$1,100,000 range, according to NAR buyer age-group analysis.
How does Bouldin Creek's age distribution affect real estate demand?
The concentration of 35-49 year-olds creates strong demand for family-sized homes, while the 18-34 cohort (28%) sustains the condo and townhome market. According to NAR research, neighborhoods with this balanced age distribution experience steadier transaction volumes than those skewed toward a single demographic.
Income & Employment Analysis
Income Distribution
| Income Bracket | Bouldin Creek | Austin Metro |
|---|---|---|
| Under $50,000 | 15% | 28% |
| $50,000 - $74,999 | 12% | 18% |
| $75,000 - $99,999 | 18% | 16% |
| $100,000 - $149,999 | 28% | 20% |
| $150,000 - $199,999 | 15% | 10% |
| $200,000+ | 12% | 8% |
According to the Bureau of Labor Statistics and Census data, Bouldin Creek's income distribution skews heavily toward the $100,000-$149,999 bracket (28%), creating a buyer pool well-positioned for homes in the neighborhood's $700,000-$950,000 core price range. The 12% earning $200,000+ supports the higher end of the market, including modern infill construction above $1,000,000.
Employment by Sector
| Sector | Share of Bouldin Creek Workers |
|---|---|
| Technology | 32% |
| Creative/Media | 15% |
| Healthcare | 12% |
| Education/University | 10% |
| Professional Services | 14% |
| Government | 8% |
| Food Service/Hospitality | 9% |
According to the Austin Chamber of Commerce, Bouldin Creek's tech-sector concentration of 32% is above the Austin metro average of 25%. The creative/media sector at 15% is notably higher than the metro average, reflecting the neighborhood's proximity to South Congress music venues and the broader South Austin creative community.
The US Tech Automations platform enables agents to tailor their Bouldin Creek campaigns to these distinct employment segments. Tech workers receive market data and commute analytics; creative professionals get content emphasizing neighborhood culture and walkability; families receive school information and park access data.
Housing Market Data
Current Market Conditions
| Housing Metric | 2025 | 2026 (YTD) | Trend |
|---|---|---|---|
| Median Sale Price | $810,000 | $825,000 | +1.9% |
| Median Price/Sq Ft | $498 | $512 | +2.8% |
| Closed Transactions | 145 | 38 (Q1) | On pace for 152 |
| Average Days on Market | 34 | 31 | Improving |
| Months of Supply | 2.5 | 2.3 | Tightening |
| New Listings | 160 | 42 | Steady |
According to the Austin Board of Realtors, Bouldin Creek's market has stabilized at price levels approximately 10% below the 2022 peak, with gradual appreciation resuming. The 2.3-month supply places the neighborhood in seller's market territory, benefiting listing agents.
Property Type Breakdown
| Property Type | Share | Median Price | Avg Sq Ft | Year Built |
|---|---|---|---|---|
| Original Bungalow | 22% | $720,000 | 1,250 | 1940 |
| Renovated Bungalow | 30% | $850,000 | 1,800 | 1945 (reno 2014+) |
| Modern Infill | 20% | $1,050,000 | 2,600 | 2018+ |
| Condo/Townhome | 18% | $475,000 | 1,100 | 2010+ |
| Duplex | 6% | $825,000 | 2,200 | 1960 |
| Lot/Teardown | 4% | $580,000 | N/A | N/A |
According to Travis County Appraisal District records, renovated bungalows dominate Bouldin Creek's sales at 30%, reflecting the neighborhood's sweet spot: buyers get mid-century character with modern kitchens, bathrooms, and systems. The condo/townhome segment at 18% provides the primary entry point for first-time Bouldin Creek buyers.
According to local builders, Bouldin Creek teardown lots at $580,000 generate new construction projects selling for $1,050,000+, a potential 40-50% gross margin before carrying costs. However, the neighborhood's design overlay imposes height and setback restrictions that limit maximum buildable square footage.
Price Comparison with Adjacent Neighborhoods
| Neighborhood | Median Price | Price/Sq Ft | Savings vs Zilker | Savings vs Clarksville |
|---|---|---|---|---|
| Bouldin Creek | $825,000 | $512 | $325,000 (28%) | $525,000 (39%) |
| Travis Heights | $895,000 | $525 | $255,000 (22%) | $455,000 (34%) |
| South Congress | $785,000 | $485 | $365,000 (32%) | $565,000 (42%) |
According to the Austin Board of Realtors, Bouldin Creek offers 28-39% savings compared to Austin's most premium neighborhoods while maintaining similar walkability and character. This value proposition makes Bouldin Creek a key recommendation for agents working with buyers who aspire to premium South Austin living at a more accessible price point.
Commission & Agent Economics
| Commission Metric | Value |
|---|---|
| Median Sale Price | $825,000 |
| Typical Total Commission | 5.0% |
| Listing Side (2.5%) | $20,625 |
| Buyer Side (2.5%) | $20,625 |
| Annual Transactions (Top Agents) | 10-14 |
| Potential Annual GCI | $206,250 - $288,750 |
According to the Austin Board of Realtors, Bouldin Creek's listing GCI of $20,625 per transaction makes it a productive farming market, particularly given the 145 annual transactions that provide reasonable volume for dedicated farming agents.
How competitive is the Bouldin Creek market for agents?
According to MLS data, approximately 35 agents recorded at least one Bouldin Creek transaction in 2025, with the top 5 agents capturing approximately 35% of listings. This concentration suggests that consistent farming investment can build meaningful market share within 2-3 years.
School & Family Infrastructure
What schools serve Bouldin Creek families?
| School | Type | Rating | Distance |
|---|---|---|---|
| Becker Elementary | Public (AISD) | 7/10 | 0.3 miles |
| Zilker Elementary | Public (AISD) | 8/10 | 0.8 miles |
| O. Henry Middle School | Public (AISD) | 7/10 | 1.0 miles |
| Austin High School | Public (AISD) | 7/10 | 1.5 miles |
According to GreatSchools and the Texas Education Agency, Bouldin Creek families have access to above-average AISD schools. Becker Elementary's 7/10 rating provides a solid neighborhood option, while Zilker Elementary (8/10) is accessible through AISD's open enrollment. According to NAR research, school ratings in this range (7-8/10) represent the threshold where school quality becomes a net positive rather than a concern for family buyers.
Family-Friendly Amenities
| Amenity | Distance | Value to Families |
|---|---|---|
| Bouldin Creek Nature Trail | 0.0 miles | Daily outdoor access |
| Gillis Park | 0.2 miles | Playground, sports fields |
| Lady Bird Lake Trail | 0.5 miles | Biking, running, kayaking |
| South 1st Food Trailer Parks | 0.3 miles | Family dining |
| Austin Nature & Science Center | 1.5 miles | Weekend activities |
According to community surveys, Bouldin Creek's family-friendly amenities, particularly the creek trail network and proximity to Gillis Park, rank among the top three reasons families choose the neighborhood over alternatives like Mueller or Circle C, according to the Bouldin Creek Neighborhood Association.
Tax & Cost of Ownership
| Tax Component | Rate (per $100 assessed) |
|---|---|
| Travis County | $0.3143 |
| City of Austin | $0.4403 |
| Austin ISD | $0.9967 |
| Travis County Healthcare District | $0.1029 |
| Austin Community College | $0.0849 |
| Total Effective Rate | $1.9391 |
According to the Travis County Tax Assessor-Collector, the effective rate of $1.94 per $100 means an $825,000 Bouldin Creek home carries an annual property tax of approximately $16,000. Homestead exemptions reduce this by $2,800-$4,000 for owner-occupants, according to Texas Comptroller data.
Cost of Living Comparison
| Monthly Cost | $475K (Condo) | $825K (Median) | $1,050K (Infill) |
|---|---|---|---|
| Mortgage (20% down, 6.5%) | $2,401 | $4,171 | $5,310 |
| Property Tax | $768 | $1,333 | $1,697 |
| Insurance | $215 | $335 | $395 |
| HOA (if applicable) | $275 | $0 | $0 |
| Maintenance | $225 | $450 | $350 |
| Total Monthly | $3,884 | $6,289 | $7,752 |
How to Farm Bouldin Creek Using Demographic Data
Define your Bouldin Creek farm boundaries. The neighborhood contains approximately 1,800 residential parcels according to Travis County Appraisal District data. A 400-600 property farm covering the core blocks between South 1st and South Congress provides optimal farming density.
Segment your database by household composition. Separate families with children (38%), childless professionals (34%), and older empty nesters/retirees (20%) into distinct campaign tracks. According to NAR, demographic segmentation increases campaign response rates by 3x.
Build family-focused content for the largest segment. Create campaigns highlighting Becker Elementary ratings, Gillis Park access, Bouldin Creek trail safety, and family dining options. According to NAR's buyer survey, 72% of family buyers rank school quality and neighborhood safety as their top two criteria.
Create creative-professional content streams. Develop campaigns for the 15% creative/media worker segment that emphasize South Congress music venues, gallery access, food trailer culture, and the neighborhood's bohemian heritage. US Tech Automations allows agents to automate these segment-specific campaigns without managing multiple manual drip sequences.
Target tech-worker demographics with data-driven messaging. The 32% tech sector segment responds to data: price-per-square-foot comparisons, commute time analytics, and equity projection models. According to marketing research, analytically-oriented buyers engage 2x more with data-rich content.
Deploy automated home valuation sequences. Configure your CRM to trigger personalized home value updates when comparable sales close within 0.25 miles. According to Zillow research, regular valuation touchpoints generate 2.3x higher listing conversion rates than generic farming mailers.
Coordinate multi-channel delivery across mail, email, and digital. Bouldin Creek's compact geography makes multi-channel coordination efficient and cost-effective. According to the Data & Marketing Association, integrated multi-channel campaigns generate 287% higher response rates than single-channel approaches.
Build a neighborhood expertise brand. Sponsor Bouldin Creek Neighborhood Association events, contribute to community newsletters, and maintain visible presence at local businesses. According to NAR, agents with neighborhood association involvement capture 35% more listings.
Track demographic shifts quarterly. Monitor building permits, new business openings, and population estimates to stay ahead of demographic changes that affect buyer demand. US Tech Automations provides automated demographic trend alerts that flag significant changes in your farm's composition.
Leverage your Bouldin Creek expertise into adjacent markets. Once you establish market share in Bouldin Creek (3+ transactions per quarter), expand into Travis Heights or South Congress using the same demographic segmentation framework. The platform's territory expansion tools replicate your proven campaigns across new geographies.
Competitor Platform Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Demographic Segmentation | AI-powered (age, income, family) | Manual CRM tags | Lead scoring | Basic | Contact tags |
| Family-Focused Campaign Templates | Built-in school/park content | Manual creation | Not available | Not available | Not available |
| Creative-Professional Messaging | Lifestyle content library | Manual | Not available | Not available | Not available |
| Multi-Channel Coordination | Mail + digital + email | Email + text | Digital + email | Digital + email | Email + text |
| Demographic Trend Alerts | Automated monitoring | Not available | Not available | Not available | Not available |
| Per-Segment ROI Tracking | AI attribution | Basic | Ad-focused | Ad-focused | Activity only |
US Tech Automations stands out for Bouldin Creek farming because of its demographic segmentation depth. While kvCORE offers CRM tagging, it requires manual setup for each demographic segment. BoomTown and Ylopo focus on digital advertising rather than the demographic-driven geographic farming that Bouldin Creek's diverse community demands.
Rental & Investment Analysis
| Investment Metric | Value |
|---|---|
| Median Monthly Rent (1BR) | $1,650 |
| Median Monthly Rent (2BR) | $2,200 |
| Median Monthly Rent (3BR) | $3,000 |
| Gross Rental Yield | 3.6% |
| Vacancy Rate | 4.0% |
| ADU Income Potential | $1,300-$1,700/month |
According to Zillow rental data, Bouldin Creek's gross rental yield of 3.6% is typical of premium Austin neighborhoods. However, the city's ADU-friendly zoning allows property owners to add accessory dwelling units that can boost effective yields to 5.5-6.0%, according to local builders. According to City of Austin development services, ADU permit applications in the Bouldin Creek area have increased 75% since the HOME Initiative took effect.
According to AirDNA, Bouldin Creek properties with Type 1 STR permits generate $3,500-$5,500 monthly revenue, significantly exceeding long-term rental income. The neighborhood's proximity to South Congress dining and entertainment creates consistent short-term rental demand from tourists and festival visitors.
Frequently Asked Questions
What is the population of Bouldin Creek Austin?
According to U.S. Census Bureau estimates, Bouldin Creek has approximately 4,200 residents in roughly 1,800 households. The neighborhood's compact geography and residential density create a tight-knit community character that residents frequently cite as a primary reason for choosing Bouldin Creek.
What is the median home price in Bouldin Creek in 2026?
According to the Austin Board of Realtors, the median sale price in Bouldin Creek is approximately $825,000, representing a 1.9% increase from 2025. This positions Bouldin Creek 28% below neighboring Zilker and 8% below Travis Heights, offering relative value within Austin's premium South Austin corridor.
What are the demographics of Bouldin Creek?
According to Census data, Bouldin Creek's median household income is $98,000, with 38% of households including children under 18. The population skews toward 35-49 year-olds (30%), with significant tech-sector employment (32%) and creative-sector employment (15%). The owner-occupied rate of 62% exceeds Austin's metro average.
What schools serve Bouldin Creek families?
Bouldin Creek falls within Austin ISD boundaries, with Becker Elementary (7/10 GreatSchools), O. Henry Middle School (7/10), and Austin High School (7/10) as assigned schools. Zilker Elementary (8/10) is also accessible through AISD's open enrollment policy, according to district enrollment data.
How does Bouldin Creek compare to Travis Heights?
Bouldin Creek offers a slight price advantage ($825,000 vs $895,000 median) with comparable walkability and character, according to Austin Board of Realtors data. Travis Heights provides closer proximity to Lady Bird Lake and South Congress, while Bouldin Creek offers better access to South 1st Street's emerging food trailer and retail scene.
What are property taxes in Bouldin Creek?
According to the Travis County Tax Assessor-Collector, the total effective tax rate is approximately $1.94 per $100 assessed. On an $825,000 home, this produces an annual tax bill of roughly $16,000 before homestead exemptions of $2,800-$4,000 for owner-occupants.
Is Bouldin Creek good for families?
According to Census data, 38% of Bouldin Creek households include children, above the Austin average of 35%. The neighborhood offers direct access to Bouldin Creek Nature Trail, Gillis Park playground, and above-average AISD schools, making it one of South Austin's most family-friendly neighborhoods.
What commission rates do Bouldin Creek agents earn?
At the median price of $825,000 and typical 5.0% total commission, listing agents earn approximately $20,625 per transaction, according to Austin Board of Realtors data. Top-producing agents close 10-14 transactions annually for potential GCI of $206,250-$288,750.
How walkable is Bouldin Creek?
According to Walk Score, Bouldin Creek earns a 76 (Very Walkable) rating, with pedestrian access to South 1st Street and South Congress retail corridors. The neighborhood's food trailer parks, coffee shops, and Bouldin Creek Nature Trail are accessible on foot from most residential blocks.
What is driving Bouldin Creek's demographic change?
According to the University of Texas Austin's urban policy research, Bouldin Creek's demographic shift is driven by rising property values attracting higher-income households, tech-sector employment growth in central Austin, and the neighborhood's family-friendly walkability that appeals to young professionals transitioning to parenthood.
Conclusion: Farm Bouldin Creek with Demographic Intelligence
Bouldin Creek's distinctive demographic mix, combining families, creative professionals, and tech workers within a compact, walkable neighborhood, creates a farming opportunity that rewards agents who segment their approach rather than deploying one-size-fits-all campaigns. The neighborhood's accessible premium pricing, stable homeowner base, and strong community identity make it an ideal territory for agents building long-term farming businesses.
Start your Bouldin Creek farming campaign with the demographic segmentation, multi-channel automation, and AI-powered analytics that US Tech Automations delivers. The platform's ability to create distinct campaign tracks for families, creative professionals, and tech workers transforms Bouldin Creek's demographic complexity into your competitive advantage.
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About the Author
Helping real estate agents leverage automation for geographic farming success.
