Old West Austin is the National Register historic district covering most of 78703 — the largest historic district in Texas — with a zip-wide trailing median around $1.57M at $447/sqft. It contains Old Enfield, Pemberton Heights, Bryker Woods, and additional pockets that don't yet have their own page.
Enter your details to see how much your home is worth.
Schedule a free consultation with a top local agent who can help you estimate and understand your home's value.
Johnny Ronca
SERHANT. Luxury Associate Broker
About Me
We need more information to provide an accurate estimate for this address. Local expert Johnny Ronca will reach out shortly or you can schedule a consultation now.
Last updated: October 3, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker
Old West Austin is the umbrella name for the historic 78703 corridor west of Lamar and north of the river — Old Enfield, Pemberton Heights, Bryker Woods, and a dozen smaller pockets all sit inside it. Zip-wide, the trailing twelve-month median runs around $1.57M at roughly $447/sqft with homes moving in about 46 days, though any single pocket inside the district can run well above or below that number.
Your Old West Austin 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★).
I'm Johnny Ronca — Serhant Texas, LLC luxury real estate · 20+ years Austin · 300+ closed transactions · $250M+ career sales · 14 years living inside the Old West Austin Historic District · 5.0★ on Zillow (33 reviews) · TX RE License #581766
Key Takeaways
I've lived inside this historic district for 14 years and work all of it — Enfield, Pemberton Heights, Bryker Woods, and the in-between blocks. If you want first look before something hits Zillow, let's talk.
Johnny Ronca · (512) 797-0965 · [email protected]
(Anonymized examples — reach out for what's actually available this week.)
Pocket Listings in Old West Austin — Not on Zillow
I typically have pocket listings scattered across the entire Old West Austin Historic District that aren't on Zillow, Realtor.com, or the public MLS.
That includes original-condition homes held by longtime owners, architect-designed remodels mid-permit, and the occasional assemblage lot. Recent range across the district: roughly $850K–$8M. Call me before you search anywhere else — these move fast and won't wait for an open house.
Old West Austin is not one MLS subdivision. Its homes are recorded under dozens of different plat names, so a search by neighborhood name misses most of the sales. The fair comparison is the whole ZIP: 78703 covers Tarrytown, Pemberton Heights, Old Enfield, Bryker Woods, Clarksville, Deep Eddy and Old West Austin.
Short answer: ZIP 78703 single-family homes closed at a median of $1,765,000 ($682.50 per square foot) across 121 MLS sales from January 1 to October 2, 2026, compared with $1,600,000 ($678.73 per square foot) across 174 sales in all of 2025. Median days on market went from 49 to 28, and sellers closed at 92.7% of original list price versus 90.9%. Like for like, mid-size resales (2,400–3,600 sq ft, built 1935–1965, no new construction) closed at a median $1,940,000 in 2026 against $1,500,000 in 2025, or $652.79 against $570.39 per square foot.
| ZIP 78703 | Sales | Median close | Median $/sq ft | Median days on market | Close ÷ original list |
|---|---|---|---|---|---|
| All single-family · 2025 (full year) | 174 | $1,600,000 | $678.73 | 49 | 90.9% |
| All single-family · 2026 (Jan 1–Oct 2) | 121 | $1,765,000 | $682.50 | 28 | 92.7% |
| Same months of 2025 (Jan 1–Oct 2) | 140 | $1,603,250 | $684.85 | 47 | 90.8% |
| Last 90 days (Jul 4–Oct 2, 2026) | 36 | $1,806,250 | $685.52 | 23.5 | 92.5% |
Every row compares the same kind of home, year against year: single-family resales with 3+ bedrooms and 2+ full baths, built 1935–1965, with new construction left out. There is no garage requirement here, because most homes in this area were built without a two-car garage. 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 | 27 | $1,185,000 | $687.13 | 16 | $1,237,500 | $658.55 |
| Mid · 2,400–3,600 sq ft | 27 | $1,500,000 | $570.39 | 21 | $1,940,000 | $652.79 |
| Large luxury · 3,600–5,400 sq ft | 6 | $3,539,767 | $731.22 | 6 | $2,689,500 | $619.51 |
| Estate · 5,400–8,100 sq ft | 0 | — | — | 1 | — | — |
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 $3,925,000, $843.18 per sq ft) sold in 2025 and 7 (median $2,865,000, $797.25 per sq ft) in 2026. Also left out: 123 resales built outside 1935–1965 and 11 outside 1,600–8,100 sq ft.
Homes are selling faster in 2026: a median 28 days on market against 49 in 2025. Sellers closed at 92.7% of original list price, so buyers are negotiating real discounts. The last 90 days: 36 closings at a median $1,806,250 and 23.5 days on market. MLS sales since January 2025 closed between $425,000 and $8 million.
Source: Unlock MLS (ACTRIS) via Matrix, pulled October 2, 2026. Closed single-family sales in ZIP 78703, all subdivisions. 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 are the same sales limited to 3+ bedrooms and 2+ full baths, with no garage requirement; resales only, built 1935–1965 (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.
I've been selling Austin luxury real estate for 20 years, and Old West Austin is the address I point out-of-town buyers to when they ask "where would you live if you were buying today and wanted history, not a subdivision." It's not one neighborhood — it's a National Register historic district, the largest in the state, added in 2003, that contains several named pockets (Old Enfield, Pemberton Heights, Bryker Woods) plus unnamed blocks that are every bit as desirable but don't have their own marketing name.
The district runs roughly from Lamar Boulevard on the east to MoPac on the west, and from 15th Street down to the river, platted mostly in the 1920s-1960s on curving, tree-canopied streets that predate Austin's modern zoning code. That's why lot sizes and home styles vary block to block — there was no master plan, just a series of individual developers building toward the same bluffs and the same creek.
If you're comparing named pockets, I'd start here and then narrow down: this page is your 30,000-foot view of the whole district before you commit to a specific street.
The entire district is zoned to Austin ISD, typically Casis Elementary, O. Henry Middle School, and Austin High School, with Bryker Woods Elementary serving its namesake pocket. Private options nearby include St. Andrew's Episcopal and St. Michael's Catholic Academy. (Confirm assigned campuses for any specific home.)
The multi-generation family — Bought decades ago, raised kids who went to Casis and Austin High, and now the house is either being passed down or prepared for a rare sale.
The history-first buyer — Specifically wants the National Register protections and the walkable, pre-zoning street grid over a big lot in a newer part of town.
The downtown-adjacent executive — Wants a 10-minute commute without living downtown, and values the quiet and the tree canopy over a high-rise view.
Very, in most pockets — Deep Eddy Pool, Lake Austin, Shoal Creek's hike-and-bike trail, and the shops along West 35th and Exposition are all within a 10-15 minute walk of much of the district, and downtown is a 5-10 minute drive with no highway required.
Mornings mean Deep Eddy Pool or a run along Shoal Creek; dinner is a short drive to Hula Hut on Lake Austin or Jeffrey's on West Lynn in neighboring Clarksville. Because the district borders Tarrytown, Clarksville, and West Austin, a weekend can move through all four without ever getting on a highway.
Honest verdict: all three border each other and share the same historic-district DNA. Old West Austin is the broadest and most varied of the three, which makes it the right starting point if you're not sure which specific pocket fits your budget yet.
"Johnny's knowledge of Old West Austin was priceless in helping us find our slice of heaven. He even found exactly what we were looking for off-market before anyone else, and saved us real money on our offer. He's the go-to expert for this part of town — highly recommend." 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
Fourteen years of living inside this district means I can walk a buyer down a street and tell them which blocks flood, which lots have room to expand, and which of the "unnamed" pockets are actually the better buy compared to the marketed ones. That local knowledge is the whole reason this district rewards working with someone who lives it, not just lists it.
“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 Old West Austin? 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
Ask me what is quietly for sale in Old West Austin
Not every home here reaches Zillow or the public MLS. Some sellers will trade privately but will not sign a listing agreement, and those homes only surface through relationships. Mine run 20 years deep — a 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, and what I expect to come up in Old West Austin in the next 90 days.
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 Old West Austin 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 "Old West Austin value" to 512-797-0965
Watching the Old West Austin market? Text "Old West Austin report" to 512-797-0965 and I'll send you every Old West Austin sale, each quarter.
Old West Austin is the National Register historic district covering most of zip code 78703 — the largest historic district in Texas — encompassing Old Enfield, Pemberton Heights, Bryker Woods, and additional unnamed blocks.
Austin ISD, typically Casis Elementary, O. Henry Middle School, and Austin High School, with Bryker Woods Elementary serving that specific pocket. Confirm assigned campuses for any specific home.
The zip-wide trailing-twelve-month median runs around $1.57M at roughly $447/sqft, with entry-level homes starting near $850K and estate-level properties in Pemberton Heights reaching $8M or more.
No — Old Enfield is one specific pocket inside the larger Old West Austin Historic District, which also includes Pemberton Heights, Bryker Woods, and other blocks.
5-10 minutes by car with no highway required, using Enfield Road, West 35th, or Windsor Road to Lamar.
From many blocks, yes — Deep Eddy Pool and Lake Austin are within a 10-15 minute walk of much of the district, though distance varies by specific pocket.
The district is fully built out with no new land, historic-district protections slow teardown-and-rebuild activity, and many owners have held their homes for decades.
Land-constrained historic districts this close to downtown Austin have held value through every cycle I've seen in 20 years. Expect to hold, not flip — annual sales volume is low across the entire district.
Historic-district rules can slow down renovation permits, home styles and lot sizes vary block to block with no master plan, and low annual sales volume means the right listing may take time to surface.
Johnny Ronca, SERHANT. — 20+ years selling Texas’ largest historic district, 300+ closed transactions, $250M+ in career sales, and direct experience across Old West Austin’s 78703 pockets, including Old Enfield, Pemberton Heights, and Bryker Woods. Call (512) 797-0965 or email [email protected].
Old Enfield Real Estate · Pemberton Heights Real Estate · Bryker Woods Real Estate · Tarrytown Real Estate · Clarksville Real Estate
Whether you're still deciding which pocket of the historic district fits, or you already know you want Enfield, Pemberton Heights, or Bryker Woods specifically, I can walk you through all of it — on and off market. Johnny Ronca · (512) 797-0965 · [email protected] — or book a quick call: calendar.app.google/Mmtr3L3D16VRD7fQ9
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 Old West Austin and the surrounding area:
4,481 people live in Old West Austin, where the median age is 42 and the average individual income is $147,055. 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 Old West Austin, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including SnoRide, Valentines, and Fossil Bend.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining | 0.42 miles | 3 reviews | 3.3/5 stars | |
| Shopping | 0.76 miles | 9 reviews | 3.3/5 stars | |
| Active | 0.78 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.78 miles | 1 review | 5/5 stars | |
|
|
||||
|
|
||||
|
|
||||
|
|
||||
|
|
||||
|
|
Old West Austin has 1,818 households, with an average household size of 3. Data provided by the U.S. Census Bureau. Here’s what the people living in Old West Austin do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 4,481 people call Old West Austin home. The population density is 5,127 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
0-9 Years
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
With Children:
Without Children:
Marital Status
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
