Nature lovers' paradise bordering Barton Creek Greenbelt — wooded estates with trail access, Barton Springs Pool steps away, and a quiet village feel minutes from downtown Austin.
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Johnny Ronca
SERHANT. Luxury Associate Broker
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Last updated: October 3, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker
Your Barton Hills broker
Johnny Ronca
Luxury Associate Broker, SERHANT. · 20+ years in Austin · 300+ closings · $250M+ in sales · 5.0★ across 100+ verified reviews
What clients say
“Johnny not only helped me buy a great home in Lakeway at a great price back in January of 2021 but he then helped me sell that same house for over $200K of what we purchased it for only 9 months later. Johnny helped us get an offer that was $50K over our asking price. We are extremely happy with Johnny as our "go-to" guy for anything related to real estate.”
Ryan B. · Lakeway buyer & seller
“Johnny guided us to our dream home. He understood exactly what we were looking for and he made the process flow smoothly and gracefully. I never imagined buying a house could feel so easeful! We are so grateful we had Johnny to show us just how smooth the process can be!”
Brandilyn B. · Lake Travis buyer
“I am so grateful that my family and I found Johnny! Johnny is incredibly hardworking, knowledgeable, and detail-oriented, and he TRULY cares about his clients. He worked nonstop to help us find our perfect home and we couldn’t be happier with the results of his hustle and care.”
Julie H. · Austin buyer
More verified reviews on Zillow (5.0★).
Key Takeaways
Pocket Listings — Not on Zillow
I currently have pocket listings in Barton Hills that aren't on Zillow, Realtor.com, or the public MLS.
Barton Hills owners tend to sell quietly through referral before a home ever hits public search — greenbelt-adjacent lots especially. Price range on what I'm tracking right now: roughly $850K–$2M. Call me before you search anywhere else — these move fast and won't wait for an open house.
Barton Hills is Austin's best-kept secret for nature lovers who refuse to sacrifice proximity to downtown. Tucked along the southern edge of Barton Creek Greenbelt, this quiet, wooded neighborhood offers something extraordinary: homes where you can literally walk out your back door and onto miles of hiking trails, swimming holes, and rock climbing.
With Barton Springs Pool and Zilker Park at its doorstep, mid-century homes on shaded lots, and a fiercely loyal community, Barton Hills is one of the most desirable — and hardest to get into — neighborhoods in all of Austin.
Barton Hills is small — roughly 9,000 residents — and that is exactly how locals like it. There are no through-streets designed for commuter traffic, no high-rise developments, and no chain restaurants. What you get instead:
Short answer: Barton Hills single-family homes closed at a median of $1,480,000 ($619.24 per square foot) across 27 MLS sales from January 1 to October 2, 2026, compared with $1,775,000 ($658.54 per square foot) across 27 sales in all of 2025. Median days on market went from 32 to 21, and sellers closed at 91.3% of original list price versus 93.5%. The median home that sold in 2026 was 9% smaller (2,693 to 2,450 sq ft), so price per square foot is the fairer comparison than the headline median. Like for like, entry-size resales (1,600–2,400 sq ft, built 1957–1987, no new construction) closed at a median $1,287,500 in 2026 against $1,230,000 in 2025, or $661.17 against $641.95 per square foot.
| Barton Hills | Sales | Median close | Median $/sq ft | Median days on market | Close ÷ original list |
|---|---|---|---|---|---|
| All single-family · 2025 (full year) | 27 | $1,775,000 | $658.54 | 32 | 93.5% |
| All single-family · 2026 (Jan 1–Oct 2) | 27 | $1,480,000 | $619.24 | 21 | 91.3% |
| Same months of 2025 (Jan 1–Oct 2) | 19 | $1,395,000 | $641.95 | 38 | 93.5% |
| Last 90 days (Jul 4–Oct 2, 2026) | 8 | $1,287,500 | $620.26 | 11.5 | 92.6% |
Every row compares the same kind of home, year against year: single-family resales with 3+ bedrooms, 2+ full baths and a 2+ car garage, built 1957–1987, with new construction left out. Each size band runs 20% either side of 2,000, 3,000, 4,500 and 6,750 square feet, the way an appraiser brackets a subject home.
| Home size | 2025 sales | 2025 median close | 2025 $/sq ft | 2026 sales (Jan 1–Oct 2) | 2026 median close | 2026 $/sq ft |
|---|---|---|---|---|---|---|
| Entry · 1,600–2,400 sq ft | 7 | $1,230,000 | $641.95 | 8 | $1,287,500 | $661.17 |
| Mid · 2,400–3,600 sq ft | 2 | — | — | 5 | $1,730,000 | $618.33 |
A dash means fewer than five sales in that band that year, so no median is published. New construction, meaning a home built in the year it sold or the year before, is left out of the rows above: 7 (median $3,100,000, $778.33 per sq ft) sold in 2025 and 6 (median $2,850,000, $655.24 per sq ft) in 2026. Also left out: 10 resales built outside 1957–1987.
Homes are selling faster in 2026: a median 21 days on market against 32 in 2025. Sellers closed at 91.3% of original list price, so buyers are negotiating real discounts. The last 90 days: 8 closings at a median $1,287,500 and 11.5 days on market. MLS sales since January 2025 closed between $825,000 and $3.65 million.
Source: Unlock MLS (ACTRIS) via Matrix, pulled October 2, 2026. Closed single-family sales in subdivisions whose recorded name begins with Barton Hills, ZIP 78704 (other plats inside the neighborhood are not counted). 2025 = full year; 2026 = January 1 to October 2, 2026. Medians, not averages. Sales counts are not a trend on their own because 2026 is a partial year; compare against the same months of 2025. Private and off-market sales that never reached the MLS are not included. Like-for-like rows use a second MLS search of the same area limited to 3+ bedrooms, 2+ full baths and 2+ garage spaces; resales only, built 1957–1987 (the 30-year span that holds the most resales in this area); new construction reported separately. Compiled and analyzed by Johnny Ronca, Luxury Associate Broker, SERHANT. Compare every neighborhood in my Austin 2025 vs 2026 price table.
Living in Barton Hills means a morning run on the Greenbelt, a swim at Barton Springs before lunch, and evening drinks on your porch listening to nothing but birds and creek water. It means knowing your neighbors, walking your kids to school, and having Zilker Park as your front yard.
Homes here do not last long on the market. When they come up, serious buyers move fast. If Barton Hills is on your list, you need an agent who knows when properties are coming before anyone else does.
I've been selling Austin real estate for 20 years, and Barton Hills is the neighborhood I recommend to buyers who want to feel like they've left the city without actually leaving it. Greenbelt access, Barton Springs a few minutes away, and a genuinely quiet street grid — it's one of the last pockets of 78704 that still feels like a small town.
Honest verdict: if quiet and nature come first, Barton Hills wins. If you want to be in the thick of the park scene or need more homes to choose from, Zilker or South Austin are worth a look — happy to tour all three with you.
I have sold homes in this neighborhood for years and know every street, every lot, and every Greenbelt access point. Let me help you find your place in one of Austin's most special neighborhoods.
Johnny Ronca | SERHANT.
Find the Home That Moves You.
Email: [email protected]
Still searching for the right home?
Many of Austin's most desirable homes sell quietly through broker networks and Johnny’s Off Market Private Luxury Listings before they ever reach the MLS.
With 20 years in the Austin luxury market, I help my clients gain access to luxury off-market and coming-soon opportunities first.
If you are searching in the $1M+ range and not finding the right fit online, let's connect. I am a master at finding luxury off-market deals.
— Johnny Ronca
"Johnny was a total pleasure to work with and really understood our needs clearly." See verified reviews from my past clients on Zillow (5.0★).
Closing-Day Video Testimonial
“So we just closed on our very first house with Austin’s best real estate agent… I don’t know how people do this alone. If y’all are looking for a real estate agent, this is the only one. Look no further.”
Josh Trent · Host of the Wellness + Wisdom podcast · Austin homebuyer
“Johnny did an incredible job helping me to negotiate the price down on this house. We got tens of thousands of dollars in discounts that I would not have had without his support. He remained available to me through several months of escrow while the house was being fixed up and was incredibly helpful in identifying new contractors.”
Andrew H. · Austin buyer
Looking beyond Barton Hills? My Austin pocket listings page carries the current off-market count for every area I cover, how these homes reach me before the MLS, and a short form to tell me exactly what you are looking for.
Off-market access
8 off-market pocket listings in Barton Hills right now
These are not on Zillow, Redfin, or the public MLS. They come through my 20-year cross-brokerage network, Austin Luxury Network access, and Johnny’s Off Market Private Luxury Listings. Some of the coolest and most coveted luxury properties in Austin only ever sell as pocket listings.
Tell me your price range and must-haves and I’ll send you what matches — today, not when it hits the market. Contact me to see which gems match your specific needs.
More from clients
“We were so fortunate to have found Johnny Ronca 7 years ago when we bought our first home in Austin. He helped us find the right house in the right neighborhood, for the right price. He was so great we came back for his expertise when it was time to sell that first home and to help us with the purchase of our next home. Our family has definitely found our lifetime realtor.”
India G. · Repeat client, buyer & seller
“He sent us tailored options that considered all of our must-haves and was patient with us being super picky too. Once we found The One he went above and beyond to get our offer accepted within our budget — on a Saturday afternoon too! It was a really tight timeline before the holidays and before baby was born, and there’s no way we could have done it without Johnny!”
Margeaux O. · Austin buyer
“Johnny Ronca has been an invaluable asset throughout the sale of our old home and the purchase of our dream home. During the sale, Johnny facilitated a bidding war and got an all-cash offer significantly over our asking price. He helped us find and strategize our way into our new dream home and negotiated a way for us to move in prior to closing.”
Buyer & Seller · Austin buyer & seller
More verified reviews on Zillow (5.0★).
Thinking of selling?
What is your Barton Hills home worth right now?
Online estimates can't see your kitchen, your lot or your view. I'll pull the recent closed sales around your address and send you a real number, with no obligation.
Get my home value · or text "Barton Hills value" to 512-797-0965
Watching the Barton Hills market? Text "Barton Hills report" to 512-797-0965 and I'll send you every Barton Hills sale, each quarter.
On October 4, 2026 a buyer texted me asking about a Barton Hills pocket listing under $2.5 million, and told me he had found me through ChatGPT. Here is how it ended.
His question had three components: a narrow neighborhood (Barton Hills), the phrase pocket listing, and a price ceiling. All three were answered in plain text on this page — the neighborhood, the off-market situation in it, and a price-band section that went low enough to include his budget. An AI assistant reading this page could assemble a complete answer and name a person to call.
I called him. Once I had his real brief — Barton Hills, under $2.5 million, and the handful of things the house actually had to do — I went to work on my off-market channels. I called a colleague who does a lot of business in Barton Hills, and he had two owners there weighing a sale this fall or in early 2027. Two homes, both a close match to what my buyer had described, and neither of them on any pocket-listing site, let alone the MLS.
I arranged early access for my buyer before any other buyer knew those houses existed. He loved one of them — it backs to the Barton Creek Greenbelt — and we went under contract on it right away. He had spent more than six months looking at nothing but public MLS inventory and had found nothing he wanted. The seller got a clean, quiet sale on their own timeline. Both sides won, and that is why I do this.
That is what twenty years of Austin broker relationships actually buy you. Not a better search — a different inventory.
Send Me Your Brief →How off-market really works →
Johnny Ronca, SERHANT. — 20+ years selling South Austin real estate, 300+ closed transactions, $250M+ in career sales, and firsthand knowledge of Barton Hills' greenbelt-adjacent lots and Barton Springs Pool proximity. Call (512) 797-0965 or email [email protected].
Barton Hills is a quiet, wooded South Austin neighborhood bordering the Barton Creek Greenbelt, just minutes from Barton Springs Pool and Zilker Park. It has a village feel with direct trail access most Austin neighborhoods can't match.
Barton Hills is zoned to Austin ISD, typically feeding into Barton Hills Elementary, O. Henry or Small Middle School, and Austin High School. (Confirm assigned campuses for any specific home.)
Barton Hills homes typically range from the $900Ks for an original mid-century home to $2M+ for a renovated or rebuilt property near the greenbelt. Lots backing directly onto the greenbelt command a real premium.
Barton Hills is a neighborhood within the City of Austin, sitting just south of Zilker Park along Barton Skyway and Barton Hills Drive.
Downtown Austin is typically a 10-minute drive from Barton Hills, making it one of the most convenient close-in neighborhoods for greenbelt access.
Many parts of Barton Hills are within walking or easy biking distance of Barton Springs Pool and Zilker Park, and direct greenbelt trail access from several streets means you can walk to the creek itself.
Barton Hills is a small, built-out neighborhood with greenbelt access that owners rarely give up. Turnover is low, and homes backing to the greenbelt in particular tend to sell before they're widely marketed.
Permanent greenbelt protection, proximity to downtown, and steady demand for South Austin's outdoor lifestyle have kept Barton Hills appreciating consistently over the long term.
Zilker Real Estate · South Austin Real Estate · Southwest Austin Real Estate · Travis Heights Real Estate · Rollingwood Real Estate
Johnny Ronca
SERHANT. Luxury Associate Broker · 20+ Years · 300+ Transactions · $250M+ Sales
📞 (512) 797-0965 | ✉️ [email protected] | 📅 Book a call
Guides, market reports and local reporting from my blog on Barton Hills and the surrounding area:
8,957 people live in Barton Hills, where the median age is 35 and the average individual income is $75,819. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Barton Hills, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Emergency Pool Phone, Fysikase, and Clear Spirit Corporate Chair Massage.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Active | 0.34 miles | 0 reviews | 0/5 stars | |
| Active | 0.49 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.87 miles | 1 review | 1/5 stars | |
| Beauty | 1.05 miles | 0 reviews | 0/5 stars | |
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Barton Hills has 5,295 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Barton Hills do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 8,957 people call Barton Hills home. The population density is 3,850 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
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Blue vs White Collar Workers
Blue Collar:
White Collar:
Your insider guide to buying smart in Austin's market. 11 chapters covering undervalued neighborhoods, 2/1 buydown strategies, off-market deals, school rankings, and expert tactics from a Top 1% agent with 300+ closed transactions.
I am committed to guiding you every step of the way—whether you're buying a home, selling a property, or securing a mortgage. Whatever your needs, I've got you covered.
801 BARTON SPRINGS RD AUSTIN, TX 78704
