If you’re planning a move to Austin, you’ve probably heard the same neighborhoods over and over again—Leander, Georgetown, Dripping Springs, Circle C. They’re great, no doubt. But what if I told you there are three zip codes just minutes from Austin that almost never make the headlines, yet offer some of the best value, character, and everyday livability in the region?
These aren’t the areas with the flashiest marketing or biggest builders behind them. They’re the spots locals quietly love… and the places you’ll wish you had known about sooner.
Today, we’re breaking down 78748 (South Austin), 78723 (near Mueller), and 78681 (West Round Rock/Brushy Creek)—why they’re overlooked, why they’re growing fast, and what makes each one worth adding to your shortlist.
1. 78748 — South Austin’s Underrated Sweet Spot
Most people heading south immediately jump to Circle C or Shady Hollow, or they skip Austin altogether and head to Buda or Kyle. And that’s exactly why 78748 flies under the radar—even though it delivers an unbeatable mix of affordability, outdoor access, and local culture.
Why 78748 Is a Hidden Gem
This pocket of South Austin sits just south of Slaughter Lane and stretches across Manchaca Road. Everywhere you look, there are greenbelts, parks, trails, and playgrounds. If you love the outdoors, this area checks every box without the Circle C price tag.
You also get proximity to multiple H-E-Bs, Southpark Meadows shopping, and a 20-minute drive to Downtown Austin.
But the real secret?
The price point.
While Circle C’s median sales price hovers in the high $700s–$800s, you can often land in 78748 for closer to $400K–$500K, depending on the neighborhood.
Neighborhoods to Know
Tanglewood Forest
Just north of Slaughter Lane, this established neighborhood offers mature trees, shaded streets, and easy east–west access. The median price is around $500K, and inventory is creeping toward a more balanced market.
Olympic Heights
A popular pocket just off Manchaca with access to tons of bars and restaurants. Median prices sit in the $300K–$400K range—almost unheard of for South Austin.
Bauerle Ranch
Built around a 300-acre nature preserve, this neighborhood is a dream for hikers, dog walkers, mountain bikers, and anyone who loves trails. With inventory recently jumping from near-zero to over eight months, buyers finally have leverage here.
Lifestyle Perks
The Manchaca corridor has transformed into one of the coolest local hangouts in Austin. Think Armadillo Den, Luster Pearl South, South Austin Beer Garden, Drifter’s Coffee & Cocktails, and The Pickle Pub—all outdoorsy, dog-friendly, and deeply Austin.
You get the local vibe without downtown prices.
2. 78723 — A Funky, Walkable Alternative Near Mueller
Head over to East Austin, just north of MLK and east of I-35, and you’ll find 78723, home to some of the most character-filled neighborhoods in the city.
This area is often overshadowed by Mueller—people hear "master-planned community" and immediately think it’s too expensive or not their style. But there’s a whole world beyond Mueller’s borders.
What Makes 78723 Special
You’re just 10–15 minutes from Downtown Austin, with access to local restaurants, coffee shops, boutiques, and one of the best farmers markets in the county. And unlike master-planned developments, these homes have character—true midcentury vibes mixed with new modern renovations.
Neighborhoods Worth Exploring
University Hills & Windsor Park
Two of the most desirable neighborhoods in this pocket, filled with midcentury ranch homes from the 1960s and 1970s—many newly updated while keeping their charm.
This area sees some of the highest renovation activity in the city, meaning demand is strong and design-forward updates are abundant.
As of summer 2025, inventory sits around six months, making this one of the more buyer-friendly parts of Austin. Median sales price? Around $500K.
Food + Local Favorites
A few must-visits:
• Hanks — beloved for its brunch, coffee, and happy hour
• Little Deli — a neighborhood pizza staple
• KG BBQ — an Egyptian-inspired barbecue food truck with legendary brisket shawarma
And if you want to feel like a true local, hit the Mueller Farmers Market every Sunday.
3. 78681 — West Round Rock & Brushy Creek: Parks, Schools, and Suburban Comfort
When people shop North Austin, they usually gravitate toward Leander, Pflugerville, or the east side of Round Rock. But 78681 quietly offers some of the best suburban living you’ll find close to Austin.
Why Buyers Love 78681
This area is known for:
• Mature trees
• Established neighborhoods
• Dozens of parks, trails, and pools
• Highly rated Round Rock ISD schools
• Easy access to major employers like Dell, Samsung, and Apple
If you want a comfortable, family-friendly suburb with character—not cookie-cutter new builds—this area is packed with options.
Neighborhoods to Watch
Cat Hollow, Brushy Creek & Fern Bluff
Established, amenity-rich communities with parks around nearly every corner. Think playgrounds, pools, tennis courts, basketball courts, sand volleyball, and miles of trails.
Mayfield Ranch
A more updated option with larger homes and a slightly higher price point.
Median sales price in the zip code sits around $530K, and inventory is around four months, meaning demand is still strong.
School Highlights
Round Rock ISD is highly regarded, with schools like:
• Deep Wood Elementary – 8/10
• Fern Bluff Elementary – 8/10
• Cactus Ranch Elementary – 10/10
For many families, this alone puts 78681 at the top of their list.
Final Thoughts: Don’t Overlook These Zip Codes
If you're planning a move to Austin in 2025, don’t just chase the names everyone talks about. These three zip codes—78748, 78723, and 78681—offer:
• Incredible value
• Strong lifestyle appeal
• Unique neighborhoods
• Great access to Austin
• Opportunities for buyers who want more for their budget
Sometimes the best places aren’t the loudest—they’re the ones locals know and love.
If you’re relocating to Austin and want help narrowing down the right neighborhood based on your budget, lifestyle, commute, and long-term plans, we’d love to guide you.
