opinions of 78748? (Austin, Bastrop, Buda: rental, credit, new house)

[deepdave]

I've been looking at houses in S. Austin. Was originally settled on S.W (78749 mopac area). But have recently seen some places in 78748, by southpark meadows shopping. Some just E of 35, some just W of 35. Any opinions on this area?

[jobert]

I think it's an up and coming, and there are a few things I like about the area: It's projected to be the fastest growing area of Austin over the next decade, the schools have been improving consistantly over the last decade, and the amenities-per-capita for nearby residents has to be one of the best in Austin with mroe high-profile projects on the way.

[jobert]

You will probably need to provide more detailed information about what you are looking for specifically - where are you working, what do you want out of a neighborhood, etc. There have been other recent threads on the subject matter, but all in all, there has not been a lot of input on the area, as all the development is new and the area has a relatively light population.

Slaughter Lane/Brodie to I-35?

Where to live near south Austin

[sinking]

I just moved out of 78748. Everything was crowded all the time.

[jobert]

Originally Posted by sinking

I just moved out of 78748. Everything was crowded all the time.

I didn't know you lived over there..which part?

Yes, the shopping center can be crowded, it serves a rather large geographic area (about a 5 mile radius) The zip code on the east side of 35 trends towards more affluent, less density. I live in this area, and there is little traffic, and nothing east of our house except small farms until you get to Bastrop. 78748 tends to have a higher rental population like 78749 at ~25%, but that percentage drops to ~10% when crossing over east of 35. New construction in 78748 and 78747 tends to run about $120/sf, but there are resales that are less than 5 years old that would run about $100/sf in 78748 and 78747. The cheapest you will find in this area is a Centex development on 1826 heading into the Buda/San Leanna area just west of 35 which is priced at 140K starting. It's new construction, but that is for a tiny house (around 1200sf). There is the Gabardine development further down 1826, but it seems overpriced for what you get. There is also Olympic Heights - with entry level houses for about 140K, which track to better-than-average schools as well, if that is a criteria.

[Trainwreck20]

Not sure on the living area, but I hate I-35, which is the major access to downtown. If you don't mind the traffic on I-35 (or don't have to commute or drive on it in rush hour), then it might not be an issue for you.

[sinking]

Originally Posted by jobert

I didn't know you lived over there..which part?

Just south of Slaughter, east of Manchaca.

[jobert]

Originally Posted by Trainwreck20

Not sure on the living area, but I hate I-35, which is the major access to downtown. If you don't mind the traffic on I-35 (or don't have to commute or drive on it in rush hour), then it might not be an issue for you.

I'm not fond of 35 during rush hour either, but if it's at night or during the middle of the day, it takes me about 8 minutes to get downtown, and I don't have to sit through any lights - exit out of OC straight onto the highway, and exit into downtown. It's a lot more convenient than people will give credit for. If there is rush hour traffic (yes, "if") then either South Congress Ave, South First and Manchacha Rd are all viable alternatives. South Congress is about to be expanded to 5 lanes between Southpark and the Capitol.

[deepdave]

In that area I looked at houses in the Parkside at Slaughter Creek subdivision (E. side of 35, straight across from the shopping center).
I wont be working in Austin. I work internationally, so I'm just in and out of the country. I also looked at houses just to the W. side of the shopping area.
The houses are all nice just wasn't sure about the area.
I've also been looking at houses just to the E. and W. of mopac between Slaughter and William Cannon. Nice area, but more expensive, older houses.

[jobert]

Originally Posted by deepdave

Nice area, but more expensive, older houses.

That's the catch for a lot of people. Some want brand new houses, while others feel more comfortable with a more "filled-in" location. Considering these two options are the same price point, you really can't have both. Parkside is a nice development. The houses were built between 2004-2008 by Standard Pacific (same builder as Circle C Meridian). Access to the airport is as good as it gets for an area with new construction at the 180K-250K pricepoint. A lot of people are hesitant to move to areas that they deem "untested" but this area has been growing in population and price over the last 10 years as people seek new construction, more retail options, proximity to downtown and the airport. This is really the last area in Austin that offers this combination. 78704 is trendy and waaay expensive, 78749 is old construction yet still pricey, and almost everything between Ben White and Slaughter (78745) is a dump. That's what starting to drive people to the 78747 / 78748 zip codes.