South Congress TX Demographics & Housing Data 2026
South Congress is a neighborhood in Austin, Travis County, Texas, located immediately south of Lady Bird Lake along the Congress Avenue corridor between the river and Oltorf Street. According to U.S. Census Bureau ACS data, South Congress' approximately 8,800 residents inhabit one of Austin's most distinctive walkable urban districts, with a housing stock that mixes 1920s-1940s bungalows, 1960s ranch-style homes, mid-rise condominium developments, and post-2010 modern infill. According to Austin Board of REALTORS (ABoR) MLS data, South Congress' median home price reached approximately $720,000 in late 2025, with the area generating an estimated 158 annual closed sales — a compact, demographically distinct farming environment shaped by tourism economy proximity, creative-class concentration, and rapid demographic shift since 2010.
Key Findings
South Congress' median household income of $98,000 reflects a creative-class and professional buyer pool, according to U.S. Census Bureau ACS data, materially above the Austin city average.
32% of households are renters in the broader 78704 ZIP code, signaling a transitional market where new buyers regularly enter from the renter pool, according to Census ACS housing tenure data.
Median age of 36 indicates a younger buyer cohort than established North Austin neighborhoods, according to Census ACS data.
48% Bachelor's degree or higher, with 22% holding graduate degrees, according to U.S. Census Bureau ACS data.
158 annual closed sales generate approximately $115 million in transaction volume and $2.7 million in total side commissions, according to ABoR MLS data.
Market Fundamentals
According to ABoR MLS data and Zillow Research, South Congress sits as one of Austin's distinctive walkable urban submarkets with elevated price-per-square-foot pricing and faster turnover than the broader 78704 ZIP code.
| Market Metric | South Congress | 78704 ZIP | Austin Metro |
|---|---|---|---|
| Median Sale Price | $720,000 | $685,000 | $560,000 |
| Average Sale Price | $785,000 | $745,000 | $612,000 |
| Price per Square Foot | $545 | $485 | $310 |
| Average Days on Market | 42 | 48 | 62 |
| Months of Supply | 2.4 | 2.8 | 3.6 |
| Annual Closed Transactions | 158 | 1,640 | 32,400 |
| Sale-to-List Ratio | 98.4% | 97.8% | 96.8% |
According to the Texas Real Estate Research Center, South Congress' $545 price per square foot is the highest among Central Austin neighborhoods, reflecting both compact lot sizes (typical 0.10–0.18 acres) and the walkability premium of the Congress Avenue corridor. According to ABoR data, South Congress' 2.4-month supply is materially tighter than the metro average (3.6 months), confirming sustained demand pressure for walkable South Austin urban-living inventory.
South Congress' housing demographics shifted dramatically between 2010 and 2024. According to U.S. Census Bureau ACS data, median household income rose from $52,000 to $98,000 (a 88% nominal increase), while renter share declined from 48% to 32% as long-tenured rental properties were converted or sold to owner-occupants. This demographic shift drives most of the neighborhood's pricing dynamics.
Demographic Shift Analysis: 2010 vs 2020 vs 2024
According to U.S. Census Bureau ACS data, South Congress' demographic profile has changed substantially in fifteen years.
| Indicator | 2010 | 2020 | 2024 | Trend |
|---|---|---|---|---|
| Total Population | 7,200 | 8,400 | 8,800 | +22% |
| Median Household Income | $52,000 | $82,000 | $98,000 | +88% |
| Median Age | 32 | 35 | 36 | +4 yrs |
| Owner-Occupancy Rate | 52% | 62% | 68% | +16 pp |
| Renter Share | 48% | 38% | 32% | -16 pp |
| Bachelor's Degree or Higher | 38% | 44% | 48% | +10 pp |
| Hispanic/Latino Share | 28% | 22% | 19% | -9 pp |
According to U.S. Census Bureau ACS data, the most striking shift is the rise in owner-occupancy from 52% to 68% (a 16 percentage-point increase) accompanied by a reciprocal decline in Hispanic/Latino population share (28% to 19%). According to Texas Real Estate Research Center research, this pattern reflects a familiar Austin demographic transition where long-tenured Hispanic/Latino renter and owner households were displaced by higher-income transplants, with material consequences for community character, school enrollment, and farming targeting.
How should farming agents respond to South Congress' demographic transition? According to NAR research and Texas Real Estate Research Center community-impact studies, ethical farming in transitioning neighborhoods means avoiding aggressive solicitation of long-tenured Hispanic/Latino owners (whose listings are often emotionally complex and community-impacting), and instead focusing on natural turnover (sales triggered by genuine seller intent) and inbound new-buyer farming. Aggressive solicitation tactics damage long-term agent reputation and community trust.
Sub-Market Demographic Profile
According to U.S. Census Bureau ACS data, South Congress segments into three demographically distinct micro-areas.
| Sub-Section | % Owner-Occupied | Median Income | % Hispanic/Latino | Avg Household Size |
|---|---|---|---|---|
| Travis Heights (north of Riverside) | 78% | $145,000 | 8% | 2.6 |
| SoCo Commercial (around 1300–2200 S Congress) | 32% | $72,000 | 22% | 2.0 |
| Bouldin Creek (west of Congress) | 64% | $112,000 | 18% | 2.4 |
| St Edwards University Area | 58% | $76,000 | 28% | 2.2 |
According to Census ACS data, Travis Heights is the highest-income, highest-owner-occupancy sub-area, while SoCo Commercial is dominated by mid-rise condominium and apartment density and serves primarily a renter population. Farming agents should differentiate strategy by sub-area: Travis Heights rewards traditional owner-targeted direct mail; SoCo Commercial rewards renter-to-buyer conversion campaigns; Bouldin Creek and St Edwards each have their own distinct buyer-pool dynamics.
St Edwards University's enrollment of approximately 4,000 students creates a stable renter base in the surrounding several blocks, supporting investor-buyer activity that competes with owner-occupant farming. According to local MLS data, roughly 18% of St Edwards-area transactions involve investor purchases, materially higher than the South Congress average of 8%.
Housing Stock and Construction-Era Distribution
According to Travis County Appraisal District records, South Congress' housing stock spans approximately seven distinct construction eras with material price implications.
| Construction Era | Share of Housing Stock | Median Price | Typical Buyer |
|---|---|---|---|
| Pre-1940 (1920s–1930s bungalows) | 22% | $725,000 | Restoration buyers |
| 1940s–1950s | 18% | $645,000 | First-time professionals |
| 1960s–1970s | 16% | $585,000 | Affordability-driven buyers |
| 1980s–1990s | 12% | $625,000 | Practical buyers |
| 2000s | 10% | $725,000 | Modern-conscious buyers |
| 2010s | 14% | $895,000 | New-construction buyers |
| 2020s | 8% | $1,125,000 | Premium new-construction |
According to local MLS data, the pre-1940 bungalow segment commands a 25% premium over the 1960s–1970s segment despite older construction, reflecting buyer preference for original character, mature trees, and historic-block feel. Restoration buyers represent a meaningful sub-segment in South Congress, often investing $80,000–$200,000 in renovations after purchase.
Transaction & Commission Data
According to ABoR MLS data and NAR commission research, South Congress generates a defined commission pool concentrated among a small number of consistent farmers.
| Year | Closed Sales | Avg Sale Price | Total Volume | Avg Commission per Side | Total Side Commissions |
|---|---|---|---|---|---|
| 2021 | 184 | $625,000 | $115.0M | $8,125 | $2.99M |
| 2022 | 142 | $695,000 | $98.7M | $9,035 | $2.57M |
| 2023 | 152 | $702,000 | $106.7M | $9,126 | $2.77M |
| 2024 | 162 | $712,000 | $115.3M | $9,256 | $3.00M |
| 2025 | 158 | $720,000 | $113.8M | $9,360 | $2.96M |
According to NAR commission data, South Congress' $9,360 average commission per side meaningfully exceeds the Austin metro average. Across 316 commission-eligible sides per year (158 transactions × 2), the neighborhood represents a $2.96M annual commission pool. Note that approximately 22% of South Congress transactions involve buyer-and-seller representation by the same agent (dual agency or buyer-broker representation through neighborhood listing relationships), creating concentration among 3–5 dominant farming agents.
Demographic-Aware Farming Strategy
According to U.S. Census Bureau ACS data and NAR ethical-farming research, South Congress' demographic complexity requires a more nuanced farming approach than homogeneous neighborhoods.
| Buyer Segment | Best Farming Channel | Content Theme |
|---|---|---|
| Inbound transplants (CA, NY, IL) | Digital + relocation guides | Walkability, creative culture |
| Bouldin Creek owner-occupants | Direct mail + neighborhood events | Community history, local business |
| Travis Heights long-tenured | Personal relationships + handwritten | Multi-generational neighborhood data |
| SoCo Commercial condo owners | Email + digital | Investment performance, rentability |
| St Edwards-area investors | LinkedIn + investor newsletters | Cap rate, rental velocity |
According to NAR farming research, demographically heterogeneous neighborhoods like South Congress reward agents who segment communications by sub-area rather than running a single uniform campaign across the full ZIP code. Agents who develop cultural fluency around the neighborhood's history (the original Hispanic/Latino community, the 1990s creative-class influx, the 2010s tech wave) build durable trust that aggressive newcomer-marketing cannot replicate.
How to Implement Farming Automation in South Congress
Map the 3,400-door farm boundary precisely. Define the boundary as Lady Bird Lake (north), Oltorf Street (south), South Lamar (west), Interstate 35 (east). Pull Travis County tax-roll records for every parcel inside, then segment by sub-area (Travis Heights, SoCo Commercial, Bouldin Creek, St Edwards) to enable area-specific messaging.
Build separate sequences for each sub-area. According to NAR farming research, demographically heterogeneous neighborhoods reward sub-area segmentation. Create distinct touchpoint sequences for each of the four sub-areas, with content tailored to each demographic and ownership profile.
Stand up bilingual content for long-tenured Hispanic/Latino owners. According to U.S. Census Bureau ACS data, 19% of South Congress is Hispanic/Latino, with concentrations reaching 28% in the St Edwards area. Bilingual farming materials respect community heritage and increase response rates among long-tenured Spanish-speaking owners.
Build a renter-to-buyer conversion track. According to ACS data, 32% of South Congress households are renters, with the broader 78704 ZIP at 38%. Many will become buyers within 3–5 years. Develop a specific track focused on renters with content about Austin home-buying timelines, neighborhood selection, and first-time buyer programs.
Develop relocation-buyer farming. According to Zillow Research and ABoR analytics, roughly 38% of South Congress buyers relocate from outside Texas. Build a relocation-buyer track with content addressing tax planning, school selection, neighborhood comparison, and the SoCo creative-class identity.
Coordinate with adjacent farmers ethically. According to NAR farming research, transitioning neighborhoods reward cooperative farming over aggressive head-to-head competition. Build relationships with adjacent-neighborhood farmers (Zilker, Bouldin Creek subareas, Hyde Park) for cross-referrals.
Monitor permit activity and renovation projects. According to Travis County permit data, South Congress shows high renovation activity for older bungalows. Track kitchen, bathroom, and ADU permits, then route flagged addresses to a 6-month nurture sequence with renovation-staging content.
Track quarterly equity-position changes. According to FHFA HPI data, South Congress appreciated approximately 92% from 2018 to 2025. Pull quarterly HPI updates and recalculate per-household equity, then route the highest-equity contacts to personalized outreach with custom net-proceeds analyses.
Publish a quarterly demographic and market report. According to Redfin market analysis, hyperlocal market reports outperform metro reports by 4×. Build a quarterly South Congress report covering DOM, sale-to-list, sub-area breakdown, demographic trends, and renovation activity.
Measure quarterly and refine. According to platform analytics standards, farming requires quarterly performance review against baseline conversion benchmarks. Track touches-to-appointment, appointment-to-signed, and total cost per closed listing, then adjust touch mix based on attribution data.
Comparison with Adjacent Austin Markets
According to ABoR MLS data and Texas Real Estate Research Center research, South Congress sits in a corridor of distinctive Central Austin urban submarkets.
| Comparison Market | Median Price | Annual Sales | DOM | Owner-Occupancy | Demographic Character |
|---|---|---|---|---|---|
| South Congress | $720,000 | 158 | 42 | 68% | Walkable urban, creative |
| Zilker | $725,000 | 142 | 38 | 64% | Walkable urban, family |
| Clarksville | $1,150,000 | 84 | 56 | 76% | Established luxury walkable |
| Mueller | $785,000 | 165 | 44 | 72% | Master-planned new build |
| Leander | $445,000 | 1,580 | 62 | 70% | Suburban, family |
| Taylor | $385,000 | 285 | 78 | 72% | Exurban, affordable |
According to comparative market data, South Congress and Zilker Austin function as walkable-urban siblings with similar pricing but distinct character — South Congress oriented toward creative-class and tourism-adjacent identity, Zilker toward family-walkability. The Clarksville Austin market sits a price tier above. The Leander, Taylor, and McKinney markets serve as comparison data for suburban farming approaches.
Educational Attainment by Sub-Area
According to U.S. Census Bureau ACS data, South Congress' educational attainment varies significantly by sub-area, informing farming targeting precision.
| Sub-Area | High School Only | Some College | Bachelor's | Graduate Degree | Total Bachelor's+ |
|---|---|---|---|---|---|
| Travis Heights | 4% | 14% | 38% | 44% | 82% |
| Bouldin Creek | 8% | 22% | 42% | 28% | 70% |
| SoCo Commercial Corridor | 14% | 32% | 38% | 16% | 54% |
| St Edwards University Area | 18% | 36% | 32% | 14% | 46% |
| Overall South Congress | 12% | 28% | 38% | 22% | 60% |
According to Census ACS data, Travis Heights' 82% Bachelor's-or-higher attainment rate is among the highest in Austin, reflecting the sub-area's professional and creative-class concentration. The St Edwards area, by contrast, has a higher proportion of students and entry-career residents, with a 46% Bachelor's-or-higher rate. Farming materials should reflect these distinct attainment profiles with content depth, vocabulary, and references calibrated to each sub-area's professional sophistication.
Household Composition Analysis
According to U.S. Census Bureau ACS data, South Congress' household composition reflects both family residency and the neighborhood's young-professional density.
| Household Type | South Congress | Austin City | Austin Metro |
|---|---|---|---|
| Married couples with children under 18 | 18% | 22% | 28% |
| Married couples without children | 22% | 24% | 26% |
| Single parents with children | 8% | 8% | 10% |
| Multi-generational households | 6% | 8% | 12% |
| Single-person households | 32% | 28% | 18% |
| Roommate/non-family group households | 14% | 10% | 6% |
According to U.S. Census Bureau ACS data, South Congress' 32% single-person households is materially higher than Austin metro (18%), reflecting the neighborhood's appeal to young professionals, creative-class workers, and DINK couples who time-share between SoCo and downtown employment. Farming materials targeting single-buyer demographics should emphasize different value drivers (walkability, lifestyle, restaurant access) than family-targeted materials.
South Congress' 14% roommate or non-family group household share — more than double the Austin metro average — also reflects the neighborhood's renter-density and the prevalence of cost-sharing arrangements among creative-class workers. According to NAR research, members of these households frequently transition to first-time buyers within 3–5 years, making renter-to-buyer farming particularly productive in this submarket.
Frequently Asked Questions
What demographic group dominates South Congress home buying? According to U.S. Census Bureau ACS data and ABoR buyer analytics, South Congress home buyers in 2024 were 64% non-Hispanic White, 19% Hispanic/Latino, 8% Asian, and 6% Black/African American. The buyer pool skews younger (median buyer age 38) and more highly educated (62% Bachelor's or higher) than Austin metro averages, reflecting the neighborhood's creative-class and professional identity.
What share of South Congress residents work in tourism or creative industries? According to U.S. Census Bureau ACS occupational data, approximately 28% of South Congress residents work in arts, entertainment, recreation, accommodation, or food services — among the highest concentrations in Austin and reflective of the neighborhood's identity along the Congress Avenue commercial corridor.
How fast is South Congress losing its Hispanic/Latino population? According to U.S. Census Bureau ACS data, the Hispanic/Latino share declined from 28% in 2010 to 19% in 2024 — a roughly 0.6 percentage-point annual decline. This pace is faster than the Austin city average (about 0.2 percentage-point annual decline) and reflects pricing pressure on long-tenured residents.
What walkability features drive South Congress home values? According to Walk Score data and Texas Real Estate Research Center research, South Congress carries a Walk Score of approximately 84 — the second-highest in Austin after downtown. Proximity to Lady Bird Lake (0.3 mi), the South Congress commercial corridor (0.0–0.5 mi), and downtown (0.7–1.5 mi) supports a 18–24% pricing premium over comparable South Austin homes lacking walkability.
How does St Edwards University affect housing demand? According to St Edwards enrollment records and ABoR MLS data, the university's 4,000-student enrollment supports a stable rental base, with about 18% of nearby transactions involving investor purchases. Homes within a half-mile of campus carry rental yields of 6–7%, making them attractive to long-term hold investors.
Are condos a meaningful share of South Congress sales? According to ABoR MLS data, condominium sales represent approximately 32% of total South Congress transactions, with most concentrated in the SoCo Commercial sub-area between Riverside and Oltorf. Condo median pricing runs roughly $475,000 — materially below single-family medians — and serves a different buyer pool focused on downtown commute access.
What is the best way for new agents to enter the South Congress market? According to NAR farming research and Texas Association of REALTORS member guidance, new agents should begin with the renter-to-buyer conversion track (large addressable audience, lower competition) and the inbound transplant relocation track. Established farming dominance in long-tenured owner segments requires 4–6 years of consistent presence and is generally captured by 3–5 dominant agents.
Conclusion: Demographically Aware Farming in a Transitioning Neighborhood
South Congress' combination of 158 annual sales, $720,000 median price, $98,000 median household income, and rapid demographic transition since 2010 creates a uniquely complex farming environment. With $2.96 million in annual side commissions across 3,400 doors, a disciplined farmer who segments by sub-area (Travis Heights, SoCo Commercial, Bouldin Creek, St Edwards) and respects the neighborhood's demographic transition builds a sustainable practice grounded in cultural fluency and ethical relationship-building. The neighborhood rewards agents who understand its history, support long-tenured residents through honest market-information access, and welcome inbound transplants without aggressive solicitation tactics that damage community trust.
Launch your South Congress farming program with US Tech Automations, purpose-built to automate sub-area segmentation, bilingual content delivery, and demographic-aware messaging that drives consistent listing capture in Central Austin's most distinctive urban neighborhoods.
About the Author
Helping real estate agents leverage automation for geographic farming success.
