Torn between a backyard in Buda and the buzz of South Austin? You’re not alone. Many buyers weigh more space and newer homes against shorter commutes and walkable streets. In this guide, you’ll get a clear, side-by-side look at prices, housing styles, commute realities, lifestyle tradeoffs, taxes, and long-term value so you can choose with confidence. Let’s dive in.
Home prices at a glance
Buda typically sits below central South Austin in median pricing. As of early 2026, Redfin reported a median sale price around $330,000 for Buda in January 2026, while Zillow’s ZHVI showed roughly $352,000 at the end of January 2026. Realtor.com’s 78610 median listing figure also landed in the mid 300s. Each source tracks a different metric, so always note the source and date when you compare.
In inner South Austin, especially 78704 neighborhoods like Zilker, Travis Heights, Bouldin Creek, and South Congress, medians are far higher. Redfin data placed 78704 in the high $700s to $800k range in January 2026. Outer South Austin ZIPs such as 78745 and 78748 are more mixed, often ranging roughly from the mid $300s to about $500k depending on the month and micro-area. The key takeaway is that “South Austin” is not one price point. Proximity to downtown and the exact ZIP or neighborhood drive a large share of the difference.
How to use these numbers
- Treat these as snapshots. Pricing shifts month to month, and each data vendor measures different things.
- For an offer strategy, rely on active and sold comps within your precise neighborhood or ZIP and within the last 60 to 90 days.
- If you want more square footage for the budget, Buda and nearby Hays County subdivisions usually stretch dollars further than close-in 78704. Confirm with current comps.
Housing and neighborhood feel
Buda: newer builds and planned communities
Buda, in Hays County, is known for master-planned neighborhoods with community pools, trails, and pet areas. You’ll see a lot of single-family homes in subdivisions like Sunfield and Porter Country, with many new-construction tracts. Typical tract-home lots often fall near 0.10 to 0.13 acres, and HOA fees are common in amenity-driven communities. If you prioritize newer construction, neighborhood amenities, and value per square foot, Buda fits well.
Census indicators also reflect higher owner occupancy and a suburban, homeowner-focused pattern in Buda. That often translates into a stable feel at the neighborhood level. For broad city metrics like owner occupancy and commute averages, you can reference U.S. Census QuickFacts for Buda. See Buda city-level data.
Inner South Austin: character and walkability
Close-in South Austin, especially 78704, mixes older bungalows with infill and newer custom builds on smaller lots. You pay more for land and location here. In return, you get short drives to downtown and strong walk-bike access to restaurants, parks, and entertainment. If you value character homes and a lively, close-to-everything setting, 78704 checks a lot of boxes.
Outer South Austin: middle ground options
Outer South Austin ZIPs such as 78745 and 78748 offer a middle ground. You’ll find older suburban tracts, some infill or small new-build pockets, and medium-sized yards. Prices sit between Buda and inner South Austin, and the neighborhoods can feel more residential and less dense than 78704, while still keeping you closer to central Austin than Hays County.
Commute and transportation
Average commute times help set expectations. The U.S. Census reports a mean work travel time of about 29.0 minutes for workers living in Buda and about 23.7 minutes for workers living in the city of Austin overall. These are broad city averages, not your exact route. Review Buda’s QuickFacts page for context.
Distance matters. Many Buda communities note a 15 to 22 mile drive to downtown Austin, which can be roughly 15 to 20 minutes off-peak. During rush hours, plan for longer times. Central South Austin locations are only a few miles from the core, so door-to-desk times to downtown are typically shorter and more predictable.
Transit access also differs. Inner South Austin offers more transit routes and walk-bike infrastructure. In Buda and other areas outside Austin city limits, most households are car dependent. If you commute downtown daily, close-in South Austin usually wins on time savings. If you work from home or commute less frequently, Buda’s space and value can outweigh a longer drive.
Pro tip: Before you pick an area, run two live route checks during rush hour from potential homes to your workplace. That small step often clarifies the decision.
Lifestyle and amenities
Buda leans suburban and small-town in feel, with planned amenities within neighborhoods and easy access to I-35. It’s great if you want more indoor and outdoor space, newer floor plans, and community features like pools and trails.
Inner South Austin excels on walkability and choices at your front door. You can reach parks, coffee shops, and local restaurants quickly, often on foot or within a short drive. If being close to downtown events, Barton Springs, and the Town Lake trail is a top priority, 78704 aligns with that lifestyle. Outer South Austin offers a quieter residential feel than 78704 but with quicker access to central Austin than Buda.
Taxes, HOAs, and monthly costs
Monthly carrying costs go beyond principal and interest. In Buda and other new-build corridors, you’ll often see HOA fees and, in some cases, MUD-related assessments. These line items can vary and have a real effect on affordability.
Local appraisal trends matter too. Hays Central Appraisal District posted a meaningful preliminary roll increase for 2025, a reminder that assessed values and property taxes can shift. You can read about the 2025 preliminary appraisals mailed in Hays County in the San Marcos Record’s coverage: Hays CAD preliminary values, 2025. In Travis County, where South Austin sits, appraisal updates and market value communications also shape what you pay. See Travis CAD’s 2025 market values update for context. These counties can move differently, so always review a sample tax bill for the specific property.
Before you make an offer, request:
- A recent or sample property tax bill for the address
- The HOA fee schedule and any MUD disclosures
- Any planned city or district tax-rate notices that could impact future bills
Schools and resale basics
Buda is served by Hays CISD, while much of South Austin is served by Austin ISD. School factors matter to many buyers and can influence long-term resale. Attendance zones, campus capacity, and school ratings vary by address, so verify them for any home you consider. For a neutral, data-focused starting point, explore campus-level profiles like the TEA-linked data shared for Hays CISD schools such as Moe and Gene Johnson High School and then confirm directly with the district.
Resale in Austin often follows a few consistent drivers:
- Proximity to jobs and downtown. Inner South Austin benefits from a strong location premium that shows up in higher medians.
- Lot and home characteristics. Orientation, shade, upgrades, and corner lots can lift value beyond the neighborhood average.
- Neighborhood form. Walkability and nearby amenities can widen buyer demand.
- Ownership patterns. Suburbs like Buda show high owner occupancy in broad Census measures, which can signal neighborhood stability.
Current market context
Recent Austin-area reporting shows the market cooled around 2024 to 2025, with more homes selling below list and longer days on market in some pockets. That shift can give buyers more leverage in negotiations. For a snapshot on price pressure, see this local summary: Austin home prices dipped in 2025. Use very recent neighborhood comps to guide your offer strategy because momentum can vary by ZIP and even by street.
Quick decision checklist
Use this simple tool to narrow your search.
- Budget vs house size. For the same budget, Buda typically delivers more interior square footage and yard than inner 78704. Outer South Austin often sits in between. Validate with ZIP-level comps.
- Daily commute. If you need to be in downtown Austin every day, central South Austin usually saves the most minutes. If you commute occasionally or work remote, Buda may be the better value.
- Walkability and lifestyle. If walk-to-dining and quick park access are top priorities, 78704 outperforms most suburbs on foot and transit access. If you prefer a quieter setting with planned amenities, Buda fits well.
- New construction vs character. Want new builds and community amenities like pools and trails? Buda is a strong match. Want historic character and infill options? Focus on 78704. Outer South Austin can offer a blend.
- Taxes, HOAs, and MUDs. Request a sample tax bill plus HOA and MUD documents for any property before you finalize affordability.
- Two address test. Run rush-hour drive times from two short-listed homes to your workplace. Then compare what you gain at home against the minutes you’ll spend driving.
How Four22 Realty Group can help
You deserve a clear, tailored plan for your next move. As a boutique Austin brokerage with deep roots north and south of the river, we help you compare real homes in Buda, 78704, 78745, and 78748 using fresh MLS comps, commute checks, and sample tax and HOA numbers. If you are still renting or relocating, our integrated leasing team can place you fast while we map a path to ownership. When you’re ready to sell, our presentation-first marketing, staging guidance, and pricing tools help you capture premium results.
Have a 15-minute consult with an agent who knows both sides of I-35. We’ll help you line up neighborhoods, run commute simulations, and preview on and off-market options so you can move forward with confidence. Start your move with Four22 Realty Group.
FAQs
What are typical 2026 home prices in Buda vs South Austin?
- As of January 2026, Buda’s median sat around the low to mid $300s based on Redfin and Zillow snapshots, while inner 78704 commonly ranged from the high $700s to $800k, with 78745 and 78748 often landing roughly in the mid $300s to about $500k.
How long is the commute from Buda to downtown Austin?
- Off-peak, some Buda communities note 15 to 20 minutes for 15 to 22 miles, but rush-hour times are longer; citywide, Census shows Buda’s mean commute near 29 minutes vs Austin’s 23.7 minutes, so verify your exact route at commute hours.
Which area offers more new construction options?
- Buda’s master-planned communities commonly feature new-construction homes with neighborhood amenities; inner South Austin tends to be a mix of older homes and infill builds, while outer South Austin offers a blend.
How do taxes and HOAs compare between Buda and South Austin?
- Many Buda subdivisions have HOAs and, at times, MUD assessments that affect monthly costs; appraisal trends differ by county, so review Hays CAD updates and Travis CAD communications plus a sample tax bill before you buy.
Do schools impact resale in Buda and South Austin?
- Yes, but it’s address-specific; verify attendance zones and review neutral data sources, then confirm with the district, since school factors can influence demand and long-term value.
What should I check before making an offer in either area?
- Run rush-hour commute tests, request a sample tax bill and HOA or MUD details, confirm school attendance zones, and compare recent neighborhood-level comps for pricing.
