Local Guide to South Austin Living
South Austin Core (78745) is where I send renters who want to stay south but avoid the 78704 pricing. Credit in the 550-599 range works. Properties accept cosigning services for broken leases and evictions. And Austin ISD’s formal apartment association partnership means teacher discounts run deep—10,800 employees qualify. You’re looking at $400-600 below 78704 for addresses that feel similar. The screening flexibility here doesn’t exist in SoCo—and neither do the waitlists.
Onion Creek and Slaughter Lane (78748) offer established suburban infrastructure at reasonable prices. But verify FEMA flood zone status for any property you tour—seriously. The 2013 and 2015 floods were devastating. Properties outside flood zones offer genuine value: family-focused, 600+ screening, none of the flooding anxiety.
Oak Hill and Barton Creek (78735, 78736) come with Hill Country views and the infamous “Y” traffic bottleneck. If you work east of MoPac, run the commute math before you fall in love with a property. Remote workers and semiconductor corridor employees heading west benefit most. Individual landlords dominate here, so expect case-by-case screening.
What about families who want the full suburban package?
Circle C (78739, 78749) delivers master-planned suburban with Austin ISD schools and premium positioning—expect $200-400 above 78745 for comparable units. The community infrastructure is real: pools, parks, fitness facilities. Strong credit preferred, with 650+ getting you in the door. You’ll find less negotiating room here than other South Austin options, but the trade-off is stability and amenities.
Belterra (78737) pushes further into Hill Country with Dripping Springs ISD schools and HOA-managed amenities throughout. Credit below 650 or rental history issues? This market will be difficult.
Quick Fit Check
Best For:
- Work at St. David’s or Austin ISD? → 78704 and 78745 have employer discount programs throughout the area
- Want Zilker/greenbelt access? → 78704 and 78745 put trails within reach
- Raising a family? → Circle C (78739, 78749) and Belterra (78737) are built for it
- Work in the semiconductor corridor? → Oak Hill (78735) and Barton Creek (78736) have short commutes west
Stay Away If:
- You work north of the river. MoPac and I-35 crossings add 20-30 minutes. North Central or Northwest instead.
- You need walkability. Even SoCo requires a car for most errands outside the core strip. Central Austin or the Domain for walkable living.
- You don’t verify flood zones. Onion Creek (78748) has flooded seriously. Do your homework before signing.
- You want nightlife. South Congress has restaurants and bars, but it’s not East 6th. Central Austin or Riverside for late nights.
Compare South Austin
| ZIP | Neighborhood | Rent Range | Walkability | Best For |
|---|---|---|---|---|
| 78704 | SoCo/Travis Heights | $1,400–2,400 | Varies | Walkable urban (core), suburban (outer) |
| 78745 | South Austin Core | $1,200–1,700 | Low | Value seekers, teachers, families |
| 78748 | Onion Creek/Slaughter | $1,200–1,800 | Low | Families, suburban comfort |
| 78735 | Oak Hill | $1,400–2,000 | Low | Hill Country feel, semiconductor workers |
| 78736 | Barton Creek | $2,000–3,000 | Low | Executives, nature lovers |
| 78739 | Circle C | $1,600–2,200 | Low | Families, master-planned |
| 78749 | Circle C | $1,500–2,000 | Low | Families, suburban value |
| 78737 | Belterra | $1,800–2,400 | Low | Families, Dripping Springs ISD |
SoCo / South Austin – 78704
Three distinct rental markets share one ZIP code. The SoCo walkable core requires 650+ credit and has waitlists. Ben White corridor? Credit in the 550 range works at several properties. St. David’s healthcare workers and Austin ISD teachers have employer discounts throughout—most never ask about them.
South Austin Core – 78745
South of Ben White and Hwy 71 on the outskirts of 78704. Credit in the 550-599 range works. Cosigning services accepted for broken leases and evictions. Austin ISD teacher discounts are strong through the formal apartment association partnership. Runs $400-600 below 78704 for similar addresses.
Onion Creek / Slaughter Lane – 78748
Established suburban infrastructure at reasonable prices. But verify FEMA flood zone status for any property—the 2013 and 2015 floods were devastating. Properties outside flood zones offer genuine value. Family-focused, 600+ screening standard.
Oak Hill – 78735
Hill Country scenery with the infamous “Y” traffic bottleneck. If you work east of MoPac, the commute math rarely works. Remote workers and semiconductor corridor employees (AMD, NXP, Arm) who don’t head downtown benefit most. Individual landlords dominate.
Circle C East – 78739
East Circle C reaches toward Slaughter Lane and Southpark Meadows. H-E-B and actual retail sit closer. Pricing comes in below 78739 for comparable units, but you’re getting the same community infrastructure. Same schools. Same screening expectations. More practical, less premium positioning.
Circle C West – 78749
The western edge of Circle C, closer to MoPac and Barton Creek greenbelt access. Rents sit slightly higher—location justifies it. Austin ISD. Master-planned amenities are real: pools, parks, fitness centers, not just marketing photos. Screening runs strict. 650+ credit gets you in the door.
Belterra – 78737
Master-planned Hill Country with Dripping Springs ISD. HOA-managed amenities throughout. Premium family market where individual landlords have strong screening expectations. If your credit is below 650 or you have rental history issues, this market will be difficult.
Barton Creek – 78736
Barton Creek pushes deeper into Hill Country—and pricing climbs with the elevation. Premium territory: larger homes, established neighborhoods, executive-level rents. Think $2,500+ for modest inventory. Strong credit required. 650+ minimum at most properties.
Skip the Trial and Error
I’ve seen the screening criteria. Negotiated the concessions. Placed renters in every ZIP on this page. Tell me what you’re working with and I’ll point you in the right direction.
South Austin Living FAQs
What does “South Austin” actually mean? Depends who you ask. Old-school South Austin means 78704—SoCo, Travis Heights, Zilker. The newer definition extends all the way to Slaughter Lane (78745, 78748) and beyond. The vibe changes dramatically between them. 78704 is walkable and pricey. 78745 is suburban and affordable.
Is South Austin good for outdoor activities? This is Austin’s greenbelt access point. Barton Creek, Zilker Park, Lady Bird Lake’s south shore, McKinney Falls—all accessible from here. If hiking, swimming holes, and trail running matter to you, South Austin delivers.
What’s the food scene like in South Austin? 78704 has the trendy spots and food trucks along South Congress and South First. Further south in 78745 and 78748, it’s more strip mall dining—Tex-Mex, BBQ, chains. Solid stuff, just not destination-worthy.
How bad is flooding in South Austin? Onion Creek (78748) has flooded seriously—2013 and 2015 were particularly bad. Check FEMA flood zone maps before you sign anything in that area. Most of South Austin is fine. Onion Creek requires homework.
Is South Austin family-friendly? Yes—especially Circle C (78739), Belterra (78737), and chunks of 78745. Austin ISD and some Dripping Springs ISD schools serve the area. Zilker is great for kids. The further south and west you go, the more family-oriented things get.
Know Your Job But Not Your Neighborhood?
What if I like South Austin but need lower rent? South Austin Core (78745) runs 20-30% below 78704’s walkable areas. Kyle and Buda push further south with 25-35% savings—but add 15-25 minutes to your commute.
Where should I look for better concessions? South Austin concessions are modest—demand stays steady. Suburbs South (Kyle, Buda) run more aggressive specials. Round Rock has the best concessions in the metro if you’re flexible on location. Pflugerville splits the difference—suburban pricing, better Austin access.
Why Use an Apartment Locator in South Austin?
South Austin is three different markets wearing one name.
The SoCo core—South Congress, South First—is walkable, trendy, and expensive. The Ben White corridor offers similar ZIP codes at $400-600 less with completely different screening. And outer South Austin (Circle C, Belterra) is suburban family territory that happens to share “South Austin” in the address.
I know which 78704 properties actually deliver walkable lifestyle. Which 78745 buildings offer teacher and healthcare discounts. Which Onion Creek properties sit outside the flood zone. That’s the kind of detail that changes your rent and your daily life.
My service is free to you. The apartments pay me—you just get the local knowledge.
Going solo? When you tour or apply, tell them “Ross Quade from Austin Apartment Locators” referred you. Text me at 512-865-4672 when you apply so I can make sure everything’s on track.
Ross Quade
Austin Realtor and Apartment Expert
This South Austin guide was written by Ross Quade, a licensed Texas real estate agent (#679806) that specializes in apartment locating. My services are free—always.