Old Austin elegance meets modern luxury — stately homes on tree-lined streets, top-ranked Casis Elementary, walkable to downtown and Lake Austin, and one of the most established neighborhoods in the city.
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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 Tarrytown 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★).
Tarrytown is Old Austin at its finest. This prestigious, tree-canopied neighborhood west of downtown has been one of the city's most coveted addresses for nearly a century. With stately homes on generous lots, top-ranked Casis Elementary, walkable access to Lake Austin and Deep Eddy Pool, and a community feel that newer neighborhoods simply cannot replicate, Tarrytown represents the best of established Austin luxury living.
Tarrytown 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.
Schools: Austin ISD (Casis Elementary, O. Henry MS, Austin High) (Confirm assigned campuses for any specific home.)
Living in Tarrytown means morning swims at Deep Eddy before the rest of the city wakes up. Walking kids to Casis Elementary under a canopy of live oaks. Weekends at Hula Hut on the lake. The kind of community where people wave from their porches.
This neighborhood has survived every Austin boom cycle and remained exactly what it is: one of the most desirable places to live in Texas.
Tarrytown homes are tightly held and often sell through private networks before hitting the MLS. With 20 years in Austin luxury real estate, I know when properties are coming.
Johnny Ronca | SERHANT.
Find the Home That Moves You.
Email: [email protected]
Still searching for the right home?
Many of Austins 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, lets connect. I am a master at finding luxury off-market deals.
— Johnny Ronca
"Johnny Ronca has been an invaluable asset throughout the sale of our old home and the purchase of our dream home. Johnny helped get our old home ready for the market by quickly bringing in a contractor to upgrade our master bathroom. 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, which streamlined everything. On top of all that, he's a friendly and decent person. We would highly recommend using Johnny's services." 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 Tarrytown? 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 Tarrytown
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 Tarrytown 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 Tarrytown 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 "Tarrytown value" to 512-797-0965
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Johnny Ronca, SERHANT. — 20+ years selling Old Austin luxury real estate, 300+ closed transactions, $250M+ in career sales, and deep familiarity with Tarrytown's Casis Elementary boundaries and its tightly-held, tree-lined streets. Call (512) 797-0965 or email [email protected].
Tarrytown is one of Austin's most established old-money neighborhoods, sitting between downtown and Lake Austin along Windsor Road and Enfield. It's known for stately homes on mature, tree-lined streets and Deep Eddy Pool nearby.
Tarrytown is zoned to Austin ISD, typically feeding into Casis Elementary, O. Henry Middle School, and Austin High School. (Confirm assigned campuses for any specific home.)
Tarrytown homes typically start in the low $1Ms for a smaller original-era home and climb well past $3M-$4M for a rebuilt estate near Lake Austin Blvd. It's one of Austin's most consistently appreciating close-in neighborhoods.
Tarrytown is a neighborhood within the City of Austin, not a separate municipality. It's bordered roughly by MoPac, Lake Austin, Enfield Road, and West 35th Street.
Downtown Austin is typically a 10-15 minute drive from Tarrytown depending on traffic and exact address, making it one of the more convenient close-in luxury neighborhoods.
Many Tarrytown streets are walking distance to Lake Austin Blvd. and Deep Eddy Pool, and several pockets of the neighborhood back directly onto the lake.
Tarrytown is a small, built-out neighborhood with multi-generational ownership. Families tend to hold onto these homes for decades, so new listings are rare and often sell before they're widely marketed.
Tarrytown has one of Austin's longest track records of steady appreciation thanks to its proximity to downtown, Casis Elementary zoning, and permanent scarcity of buildable lots.
Old Enfield Real Estate · Clarksville Real Estate · West Austin Real Estate · Pemberton Heights Real Estate · Lake Austin Real Estate
Guides, market reports and local reporting from my blog on Tarrytown and the surrounding area:
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
