South Austin Apartments: Your Neighborhood Guide

Looking for South Austin apartments and feeling overwhelmed? You’re not alone.

South Austin stretches from the trendy streets of South Congress all the way down to Slaughter Lane and beyond. Most apartment guides only scratch the surface of one small pocket—usually SoCo—and ignore everything else. That’s not helpful when you’re trying to figure out where to actually live.

I’ve toured hundreds of South Austin apartments for rent across every neighborhood. Helped renters at every budget find the right fit. Here’s what I can tell you: where you land in South Austin matters as much as what you pay.

The vibe near Zilker? Completely different from life in Circle C or Onion Creek. Rent varies by hundreds of dollars depending on zip code. And some of the best South Austin rentals never show up on the big listing sites.

This guide covers all of South Austin—not just the 78704 corridor everyone talks about. You’ll get current rent prices by neighborhood, honest pros and cons for each area, and the insider tips that’ll help you find your perfect fit.

Quick Answer: What are South Austin apartments like?

South Austin apartments span five zip codes (78704, 78745, 78748, 78749, 78739) from Lady Bird Lake to Slaughter Lane. One-bedroom rents range from $1,050 in far south areas to $2,200+ near Zilker and SoCo. You’ll find walkable urban pockets, suburban neighborhoods, and budget-friendly options—all with access to trails, local restaurants, and the original Austin vibe that drew people here in the first place.

What You Need to Know Before You Search

South Austin spans from Lady Bird Lake south through Slaughter Lane. It covers zip codes 78704, 78745, 78748, 78749, and 78739. Average one-bedroom rents range from around $1,100 in far south areas to $2,000+ near Zilker.

The area’s known for its laid-back vibe, local food scene, and strong outdoor access. This is where the “Keep Austin Weird” spirit still runs through the neighborhoods. You can feel it.

Most people think of South Congress when they hear South Austin. That’s only a small piece of the picture.

The real South Austin includes established residential neighborhoods, master-planned communities with top-rated schools, affordable pockets with easy highway access, and everything in between. It’s bigger and more varied than the tourist photos suggest.

Who Thrives in South Austin

The SoCo and South Lamar corridor offers walkable access to restaurants and nightlife without downtown prices. Circle C, Shady Hollow, and the Onion Creek area offer more space, access to schools, and a quieter residential character.

Remote workers appreciate the central location—quick access to both downtown and the airport when you need it. Budget-conscious renters find real value in the 78745 and 78748 zip codes where newer communities compete for tenants.

Want a high-rise with skyline views? South Austin isn’t your spot.

But if you want tree-lined streets, local taco joints, trail access, and a neighborhood that still feels like Austin felt ten years ago—you’re in the right place.

South Austin vs. Other Austin Areas

vs. Downtown: South Austin offers more space for less money. You trade walkability to bars and restaurants (unless you’re in 78704). Downtown is vertical living. South Austin is mostly low-rise and garden-style with a few mid-rises near South Lamar.

vs. East Austin: East Austin has more of the arts and music scene energy. Faster-changing neighborhoods. South Austin feels more established—you know what you’re getting. East skews younger and hipper. South Austin has broader demographic appeal.

vs. North Austin/Domain: North Austin feels more corporate. Polished. Newer construction and chain restaurants. South Austin feels more eclectic with local businesses and stronger neighborhood identity. If you work in the tech corridor, North wins on commute. Work downtown? South Austin often makes more sense.

vs. Southwest/Southeast: These are extensions of South Austin but feel more suburban. Southwest (Circle C, Shady Hollow) shares the same residential character as 78749. Southeast is more industrial with pockets of residential—different vibe entirely.

South Austin Neighborhoods: Find Your Perfect Apartment by Area

This is where most apartment guides fail you.

They lump all apartments in South Austin TX together or only talk about the trendy 78704 area. Truth is, each pocket of South Austin has its own personality, price point, and trade-offs. I’ve broken down the five main areas below based on what I see when touring properties and what my clients tell me after they move in.

78704: SoCo, Zilker, Bouldin Creek, and Barton Hills

This is the South Austin everyone talks about.

South Congress Avenue runs through the heart of it. Local boutiques. Restaurants. The iconic “I Love You So Much” mural. Zilker Park and Barton Springs Pool? Right here. Greenbelt trailheads are minutes away.

Apartments in 78704 range from renovated 1970s complexes to modern mid-rises with rooftop pools. Expect to pay a premium for location. One-bedrooms typically start around $1,500 at older properties and climb to $2,200+ at newer mid-rises. Luxury units near Barton Springs can exceed $2,500. Studios can dip into the $1,300s at older properties.

The lifestyle: Walkable access to restaurants and bars. Location over square footage. Easy commute to downtown or ideal for remote work. The area prioritizes convenience and culture over space.

Trade-offs: Parking’s tight. Some older buildings have thin walls and dated plumbing. You’re paying for the address. If budget matters, you can find similar vibes for less just a few miles south.

Insider tip: The best value in 78704 is west of South Lamar, away from the main corridors. You’re still technically in the trendy zip code but rents drop $200-300/month. The trade-off is you’ll drive to SoCo instead of walking.

78745: Central South Austin and Sunset Valley

The 78745 zip code is the workhorse of South Austin.

It sits between the trendy 78704 corridor and the more suburban areas further south. You get solid retail access—Central Market on North Lamar, Whole Foods on South Lamar, multiple H-E-B locations. Sunset Valley offers its own small-town feel tucked inside the city.

Rent here runs noticeably lower than 78704 with many of the same conveniences. One-bedrooms average $1,250 to $1,500 depending on property age and amenities. You’ll find a mix of garden-style apartments from the 1980s and 1990s alongside newer mid-rise communities.

The lifestyle: Value without sacrificing location. Easy access to MoPac and I-35. Grocery options and restaurants nearby at lower price points than 78704.

Trade-offs: Property quality varies. A lot. Some complexes have been well-maintained and renovated. Others… haven’t. Always tour the exact unit you’ll lease in this area. I can’t stress this enough.

Insider tip: The Manchaca Road corridor in 78745 has seen a lot of new development. Newer properties there compete hard for tenants, which means better specials than you’d find closer to downtown.

78748 and 78652: Shady Hollow, Onion Creek, and Southpark Meadows

This is where South Austin starts to feel suburban.

The Southpark Meadows shopping center anchors the area with big-box retail, restaurants, and entertainment. Shady Hollow and Onion Creek offer established neighborhoods with mature trees and community amenities. Newer apartment communities have popped up along Slaughter Lane and South IH-35.

Rent in 78748 and 78652 delivers strong value. One-bedrooms often land in the $1,050 to $1,400 range at well-maintained properties. You can find two-bedrooms under $1,500 without sacrificing quality. Many communities here offer move-in specials since they’re competing for the same renters.

The lifestyle: More space at lower prices. Proximity to the airport and south Austin business parks. Suburban character with larger floor plans and community amenities.

Trade-offs: You’ll need a car for almost everything. Downtown is a 20 to 30 minute drive depending on traffic. The vibe is more suburban strip mall than funky Austin.

Insider tip: Check flood zone status carefully in the Onion Creek area. The 2013 and 2015 floods caused real damage. The city has done mitigation work, but some properties sit in FEMA flood zones. Check the FEMA Flood Map for any property you’re considering. Ask the leasing office directly about flood history. Don’t skip this.

78749: Circle C Ranch and Oak Hill

Circle C is one of the most sought-after residential neighborhoods in Austin.

It’s a master-planned community with pools, parks, trails, and highly rated schools including Kiker Elementary and Bowie High School. Oak Hill sits nearby with a similar suburban feel and quick access to the Hill Country.

Apartment options in 78749 are more limited than other South Austin areas—most housing here is single-family homes. The apartments that do exist tend to be well-maintained with premium amenities. Expect one-bedrooms in the $1,350 to $1,600 range.

The lifestyle: Residential character over walkability. Hill Country scenery and trail access. Master-planned community amenities including pools, parks, and highly-rated schools.

Trade-offs: Very car-dependent. Limited nightlife and dining compared to areas closer to downtown. Rental inventory is tighter, so availability can be a challenge.

Insider tip: If Circle C inventory is tight, look at the western edge of 78748 near Shady Hollow. Similar residential feel, same Bowie High School district, but more rental options and slightly lower prices.

78739: Far Southwest Austin

The 78739 zip code covers the far southwest corner of Austin, stretching toward Dripping Springs and the Hill Country.

This is the most affordable slice of South Austin with the most space. You’ll find some newer apartment communities along with townhomes and single-family rentals.

One-bedrooms in this area can start in the $1,100 range at value-oriented properties. The trade-off? Distance. Downtown is 25 to 35 minutes away. Most errands require a drive.

The lifestyle: Maximum affordability with more space. Works well for remote work or jobs in far south Austin. Nature access and residential quiet, with trade-offs on urban convenience.

Trade-offs: Furthest from downtown and most Austin amenities. Limited public transit. Fewer apartment options means less negotiating power on rent.

Insider tip: If you’re considering 78739, also check Dripping Springs proper. It’s technically outside Austin but offers similar Hill Country living with a growing downtown area. Some newer apartment communities there compete directly with far southwest Austin on price.

South Austin Rent Prices in 2026: What You’ll Actually Pay

Rent for South Austin apartments has softened over the past year.

New supply hit the market. Landlords are competing for tenants. That’s good news if you’re searching for apartments in South Austin TX right now. Move-in specials are common. Base rents have dropped at many properties compared to 2024 peaks.

Here’s what I’m seeing on the ground across South Austin in early 2026:

These ranges reflect base rent at properties I’ve toured or placed clients in recently. Your actual rent depends on the specific property, floor plan, move-in date, and any specials available.

Where South Austin Deals Are Right Now

If you’ve got flexibility on location, the best value in South Austin sits in the 78748 and 78745 zip codes.

Newer communities along Slaughter Lane and near Southpark Meadows are offering aggressive move-in specials to fill units. I’ve seen up to two months free at some properties in early 2026.

The 78704 area rarely discounts as heavily, but even SoCo-adjacent properties have shown more flexibility than usual. Strong credit and income? You’ve got negotiating power.

Current specials I’m tracking in South Austin:

• Several Slaughter Lane properties: 6-8 weeks free on 12+ month leases
• South Lamar mid-rises: 4-6 weeks free, some waiving admin fees
• 78745 garden-style communities: Up to 2 months free at select properties
• Circle C area: Limited specials, but some flexibility on move-in dates

Want the latest specials? These change weekly. Text me at (512) 360-0852 for current availability and deals I’m tracking right now or do your own search here.

Top South Austin Apartments by Lifestyle

Generic apartment lists don’t help you. What works for a remote worker is completely different from what someone needing multiple bedrooms needs. Here’s how the South Austin market breaks down by lifestyle and priorities.

Luxury Apartments in South Austin

If budget isn’t your main constraint and you want premium finishes, resort-style pools, and high-end amenities—South Austin delivers. The highest concentration sits in the 78704 corridor near Barton Springs and South Lamar.

What to expect: Quartz countertops, stainless steel appliances, smart home features, rooftop decks, coworking lounges, and fitness centers that rival boutique gyms. One-bedrooms typically run $1,800 to $2,500. Two-bedrooms climb past $3,000 at the top tier.

Where to look: The South Lamar corridor between Barton Springs Road and Ben White has the densest cluster of luxury mid-rises. You’ll also find upscale options near Southpark Meadows that deliver similar finishes at lower price points—the trade-off is location.

Fair warning: Luxury doesn’t always mean better management. Some of the fanciest buildings in South Austin have the most complaints about maintenance response times. I always check recent resident reviews and ask leasing agents about average work order turnaround before recommending a property. Shiny amenity photos can hide operational problems.

Budget-Friendly South Austin Apartments

You can absolutely find a decent apartment in South Austin for under $1,300 per month. You just need to know where to look and what trade-offs come with the price.

Best areas for value: The 78748 zip code consistently delivers the best rent-to-quality ratio. Communities near Slaughter Lane and along South IH-35 compete hard for tenants. The 78745 area also has pockets of value, especially at older properties that’ve been renovated in the past five years.

What you give up: Walkability, mostly. Budget-friendly South Austin means you’ll drive to most things. Some older properties have smaller floor plans, fewer amenities, or dated common areas. That doesn’t mean they’re bad places to live—it means you’re prioritizing dollars over polish.

South Austin Apartments with Larger Floor Plans

Looking for more bedrooms and square footage? Here’s where to find larger apartments with 2-3 bedroom floor plans and community amenities.

Where to look: Circle C (78749) and Shady Hollow (78748) have the highest concentration of larger floor plans. Both areas are in the Austin ISD attendance zone with access to Bowie High School. You’ll find apartments with two and three-bedroom layouts, attached garages, and community amenities like pools and playgrounds.

School note: Austin ISD boundaries can be complicated. A property one block away might feed into a different elementary school. Use the AISD School Finder to verify the exact school assignment for the specific address before signing a lease.

Pet-Friendly South Austin Apartments

Austin is one of the most dog-friendly cities in the country. South Austin embraces that culture.

Most South Austin apartment communities allow pets, but policies vary widely on breed restrictions, weight limits, and fees.

Best areas for pets: Anywhere near trail access scores high. The 78704 area puts you close to the Barton Creek Greenbelt and Lady Bird Lake trails. The 78748 area near Onion Creek has its own trail system plus Mary Moore Searight Park. Circle C has the Veloway and miles of neighborhood paths.

Real talk about dog parks: Ask about the dog park before you tour. Some are well-maintained with separate areas for large and small dogs. Others are afterthoughts—a small patch of dirt behind the dumpsters. If your dog needs daily off-leash time, the quality of that on-site dog park matters more than you’d think.

South Austin for Remote Workers

The shift to remote work changed what renters prioritize. Square footage and a dedicated workspace now matter more than proximity to an office. South Austin works well for remote workers because of its central location, reasonable prices, and quality of life.

What to look for: Floor plans with a second bedroom or den you can convert to an office. Communities with coworking lounges or private conference rooms. Reliable internet—some older buildings have outdated wiring that caps speeds.

Best areas: The 78745 and 78748 zip codes hit the sweet spot. You get enough space for a home office without paying 78704 prices. Commute doesn’t matter daily, but you still want reasonable access to the airport and downtown for occasional meetings.

Living in South Austin: What Daily Life Actually Looks Like

Choosing a South Austin apartment isn’t just about the unit. It’s about the life you’ll live outside of it. Here’s what daily life actually looks like in each part of South Austin.

The Food and Drink Scene

South Austin built its reputation on local joints, not chains. The taco game here is arguably the best in the city. You’ve got Torchy’s and Tacodeli alongside neighborhood spots that only locals know.

78704: The highest concentration of restaurants and bars. South Congress has tourist-friendly spots, but the real gems hide on South First and South Lamar. Home Slice Pizza, Loro, Lenoir, Odd Duck—all in this pocket.

78745: More casual dining options. Central Market’s cafe, local Tex-Mex spots, solid barbecue along Manchaca Road.

78748: Chain-heavy near Southpark Meadows, but hidden gems exist. The Little Darlin’ is a local favorite for drinks and live music. Far Out Lounge books solid acts and has a huge outdoor space.

78749: Limited options. Most Circle C residents drive to 78704 or 78745 for dining out.

Grocery access: H-E-B dominates South Austin with multiple locations. The flagship store on South Congress is worth visiting even if you don’t live nearby.

Outdoor Access

This is where South Austin shines. If you value time outside, you picked the right part of the city.

Barton Springs Pool: A spring-fed pool that stays 68-70 degrees year-round. It’s the heart of Austin’s outdoor culture. Entry’s free before 8am and after 9pm on weekdays.

Zilker Park: 350 acres of green space with trails, sports fields, and access to Lady Bird Lake. Free parking fills up fast on weekends—bike or walk if you live nearby.

Barton Creek Greenbelt: Miles of hiking and biking trails with swimming holes when the water’s flowing. Multiple access points across South Austin.

Lady Bird Lake: The hike and bike trail runs along the water with stunning downtown views. Access from South Austin is easy via the South First or Congress Avenue bridges.

McKinney Falls State Park: Close enough for 78748 and 78739 residents. Waterfalls, swimming holes, hiking trails, camping.

Commute Realities from South Austin

Traffic in Austin is real. Don’t let anyone tell you otherwise.

Your commute experience depends heavily on where you live within South Austin and where you need to go.

To downtown: From 78704, you can bike or take the bus. From 78745, expect 15 to 25 minutes by car. From 78748 or further south, budget 25 to 40 minutes during rush hour.

To the tech corridor (Domain/Parmer): This is where South Austin hurts. You’re looking at 30 to 45 minutes minimum from most South Austin zip codes. Often longer with traffic. If you work in North Austin daily, think hard about whether South Austin is the right choice.

To the airport: South Austin wins here. Austin-Bergstrom International Airport sits southeast of downtown. From 78748, you can reach it in 15 to 20 minutes. From 78704, about 20 to 25 minutes.

Public transit: Capital Metro runs several bus routes through South Austin. The 801 MetroRapid line on South Lamar is the fastest option to downtown. Service is decent along major corridors but limited in suburban areas like Circle C.

Schools in South Austin

School quality and access vary across South Austin. Here’s an overview of the schools in each area. Austin ISD covers most of South Austin.

Elementary highlights:

• Zilker Elementary (78704): Strong academics, active parent community
• Baranoff Elementary (78749): Highly rated, feeds into Bowie High School
• Kiker Elementary (78749): Top Circle C option with strong test scores

Middle school:

• Gorzycki Middle School (78749): Feeds from Circle C elementaries
• Covington Middle School (78745): Solid option for central South Austin

High school:

• Bowie High School (78749): The flagship South Austin high school. Strong academics, athletics, extracurriculars.
• Akins High School (78748): Large campus serving the Slaughter Lane corridor. More diverse, with career and technical programs.

The South Austin Vibe

South Austin still carries the spirit that made Austin famous.

It’s less polished than the Domain. Less chaotic than Sixth Street. More neighborhood-focused than downtown.

You’ll see bumper stickers on old Subarus. Yard signs with strong opinions. Murals on the sides of taco shops. Live music on random Tuesday nights at bars with no cover charge.

The trade-off? South Austin is changing. Rent that used to be cheap is now just cheaper than other parts of the city. Some longtime residents have been priced out. The funky bungalows are slowly giving way to modern townhomes.

But compared to other Austin neighborhoods, South Austin still feels like Austin. If that matters to you, this is where you want to be.

South Austin Apartment Mistakes to Avoid

After years of helping people find apartments in South Austin specifically, I see the same mistakes repeat. These are the missteps unique to this market.

Assuming All of 78704 Is Walkable

The SoCo and South Lamar corridors are genuinely walkable. But walkability drops off fast once you move a few blocks in any direction.

Bouldin Creek is charming but residential—you’ll walk to a main street before you walk to dinner. Parts of 78704 west of Lamar or south of Oltorf require a car for daily errands despite the trendy zip code.

The fix: Walk the actual route from the specific apartment to the places you’d go regularly. Ten minutes on foot tells you more than an hour of online research.

Ignoring Flood Zone Risk in Onion Creek

Parts of South Austin—especially the Onion Creek area in 78748—sit in FEMA-designated flood zones. The 2013, 2015, and 2018 floods caused real damage to real apartments. This isn’t theoretical.

The fix: Check the FEMA flood map for any property you’re seriously considering. Ask the leasing office directly if the property has flooded in the past ten years.

Expecting 78749 Quality at 78748 Prices

Circle C and Shady Hollow are both “south Austin suburbs,” but they’re not interchangeable.

Circle C has higher-rated schools, more community amenities, and a more affluent feel. Shady Hollow and Onion Creek are more middle-market. You can’t get Circle C quality at Onion Creek prices.

The fix: Be honest about your priorities. The 78749 zip code offers higher-rated schools and more community amenities at a premium. The 78748 zip code offers better value with a different set of trade-offs.

Missing the South Lamar Corridor

Most South Austin searches focus on South Congress because it’s famous. South Lamar actually has more apartment inventory, often at better prices, with easier parking. The restaurant and bar scene on South Lamar rivals SoCo without the tourist crowds.

The fix: Expand your search west. The South Lamar corridor from Barton Springs to Ben White deserves as much attention as South Congress.

Frequently Asked Questions About South Austin Apartments

How much does it cost to rent an apartment in South Austin?

Rent varies a lot by location. In the trendy 78704 area near SoCo and Zilker, expect $1,500 to $2,200 for a one-bedroom. Central South Austin (78745) runs $1,250 to $1,500. The most affordable options are in 78748 and 78739, where one-bedrooms start around $1,050 to $1,400. Always add $100 to $200 for monthly fees not included in advertised rent.

What’s the most walkable neighborhood in South Austin?

The 78704 zip code—SoCo, Zilker, Bouldin Creek, and South Lamar—offers the highest walkability with direct access to restaurants, bars, and nightlife. You’ll pay a premium, but the trade-off is convenience and proximity to downtown.

Where can I find larger apartments with multiple bedrooms in South Austin?

The 78748 and 78749 zip codes have the most two and three-bedroom floor plans. Circle C Ranch and Shady Hollow feature larger units, community amenities like pools and playgrounds, and access to highly-rated Austin ISD schools. These areas are more suburban and car-dependent but offer more square footage per dollar.

Are there pet-friendly apartments in South Austin?

Most South Austin apartment communities allow pets. Policies vary on breed restrictions, weight limits, and fees. Areas near the Barton Creek Greenbelt, Lady Bird Lake, and Onion Creek trails are especially popular with dog owners. Expect $200 to $500 in pet deposits plus $20 to $50 monthly pet rent.

How far is South Austin from downtown?

Depends on where in South Austin you live. The 78704 area is basically adjacent to downtown—you can bike or bus in 10 to 15 minutes. From 78745, driving takes 15 to 25 minutes. From 78748 or Circle C, expect 25 to 40 minutes during rush hour.

What are the different vibes across South Austin neighborhoods?

South Austin neighborhoods vary from urban and walkable (78704) to suburban and residential (78749, 78748). The 78704 area has more foot traffic, nightlife, and commercial activity. Circle C and Shady Hollow have a quieter, more residential character with less commercial density. Each area offers different lifestyle trade-offs depending on your priorities.

What’s the difference between South Austin and Southwest Austin?

South Austin generally refers to areas directly south of downtown and Lady Bird Lake—zip codes 78704, 78745, and parts of 78748. Southwest Austin typically means Circle C, Oak Hill, and areas along Highway 290 West (78749, 78739). Southwest is more suburban and Hill Country-adjacent. South Austin is more urban and connected to downtown culture.

Ready to Find Your South Austin Apartment?

You now know more about South Austin apartments than 90% of renters searching right now. The neighborhoods, the prices, the trade-offs—it’s all here.

If you want help narrowing your search, that’s what me and my team do!

About Ross Quade

Ross Quade is the founder of Austin Apartment Team, providing apartment locating services to help renters find their ideal home across the Austin metro area. He and his team have toured 500+ properties and helped hundreds of renters navigate Austin’s competitive rental market—all at no cost to you. Reach out online or text us and you’ll hear back within 15 minutes with personalized guidance from search to signed lease.

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