TARRYTOWN, AUSTIN HOMES FOR SALE
About Tarrytown
Tarrytown sits immediately west of downtown Austin, bounded by West 35th Street to the north, Enfield Road to the south, MoPac to the east, and Lake Austin to the west. It has been Austin's premier central neighborhood for the better part of a century, and the reasons haven't changed: enormous oak canopy, deep lots, a genuine walkable commercial core, and a drive to downtown measured in minutes rather than highway miles.
Established as a subdivision in 1915 and named for Tarrytown, New York, most of its housing stock dates from the 1930s through the 1960s. That matters more than it sounds. Two houses a block apart can be forty years and several million dollars apart — a 1940s cottage on a modest lot next to a new custom estate on a deep one. Tarrytown is not a neighborhood with a type. It's a neighborhood with a location.
What buyers most often misunderstand is the school situation. Tarrytown is Austin ISD, not Eanes. Casis Elementary is one of the most sought-after campuses in the district and a genuine driver of demand here, but families who assume West Austin means Westlake schools are thinking of a different area across the lake.
Spinelli Residential Group has represented buyers and sellers throughout Tarrytown, central Austin, and the greater Austin luxury market for more than two decades. Below is our market read, what determines value block to block, the school detail, and what daily life here actually looks like.
The Tarrytown Market
The neighborhood closes a modest number of homes each month across a range spanning renovated cottages to multi-million-dollar lakefront estates. Public sources currently report Tarrytown medians anywhere from roughly $1.2 million to $2.8 million — and that spread isn't measurement error, it's what happens when a handful of closings define a median and one estate sale moves it by hundreds of thousands.
The useful frame is twelve-month sold comparables filtered to genuinely similar properties: comparable lot size, buildability, tree canopy, and whether the transaction was a finished home or a development site.
Structurally, here's what holds. Inventory has risen meaningfully from the constrained conditions of 2021 and 2022, and days on market have lengthened well past where they sat at the peak. Price per square foot runs roughly twice the City of Austin figure. The market is no longer the frenzy it was, and buyers have room to negotiate on price, repairs, and timing that simply did not exist three years ago.
But Tarrytown has held up better than the Austin market as a whole, and the reason is structural rather than sentimental. The neighborhood is fully built out. There is no vacant land. Demand comes from a buyer pool that treats a central Austin address as a long-term hold rather than a trade, and that pool doesn't evaporate when rates move.
For sellers, the most expensive mistake here is marketing a dated home as a house. A 1950s ranch on a deep, highly buildable lot with mature trees, a mile from downtown, may be worth considerably more as a development site than as a residence. Pricing and presenting it as the former is frequently the difference between a strong outcome and leaving several hundred thousand dollars on the table.
For buyers, the leverage is real but uneven. Properties that have been marketed for months carry genuine negotiating room. Exceptional lots — deep parcels, protected views, Lake Austin frontage, the blocks nearest Casis — remain competitive regardless of the broader market, because the supply is physically fixed.
What Determines Value in Tarrytown
Tarrytown pricing is driven by the lot more than the house. Understanding these variables is most of what separates a good purchase from an expensive one.
Lot depth and orientation. Tarrytown lots vary substantially. A deep lot supports a larger rebuild, a pool, and meaningful separation from neighbors. A shallow one constrains everything that comes after.
Tree canopy. The oaks are the neighborhood's defining asset and are protected by City of Austin tree ordinances. Mature heritage trees add real value — and they also constrain where a new structure can sit. A lot with a magnificent oak in the middle of the buildable envelope is a different proposition than the same square footage with trees at the perimeter.
Proximity to Casis. Blocks within walking distance of Casis Elementary carry a durable premium. Families pay for the walk, and that premium persists through market cycles.
Lake Austin frontage or view. A small number of Tarrytown properties have genuine water frontage or protected view corridors, particularly along Scenic Drive. These trade in their own tier and are not comparable to interior properties at any price per square foot.
Condition versus buildability. The central question on most Tarrytown purchases: is this a house you're buying, or a site? A well-restored period home and a teardown on an identical lot are two different transactions with two different valuation methods.
Impervious cover and setbacks. Because the neighborhood is built out, most new construction happens through teardown-and-rebuild. City of Austin impervious cover limits, setback requirements, tree protection, and drainage standards determine what a specific lot will actually support. Two lots of identical size can permit very different homes.
We evaluate Tarrytown properties on buildability and lot quality rather than on price per square foot of existing structure, and we'll tell you plainly when a lot's constraints won't support what you're planning.
Tarrytown Schools
Tarrytown is served by Austin ISD, generally zoned to Casis Elementary, O. Henry Middle School, and Austin High School, with assignment depending on the exact address.
Casis Elementary is among the most highly regarded campuses in Austin ISD and one of the primary reasons families choose Tarrytown specifically. It sits at 2710 Exposition Boulevard, across from Casis Village, and is within walking distance from a meaningful share of the neighborhood. O. Henry Middle School is roughly a mile away. Austin High School sits just south, at 1715 West Cesar Chavez.
Tarrytown is not in Eanes ISD. This is worth stating plainly, because buyers relocating to West Austin frequently assume otherwise. Eanes ISD serves West Lake Hills, Rollingwood, and the 78746 corridor across Lake Austin — a different set of neighborhoods at a different price point. Casis is genuinely excellent, but it is an Austin ISD campus, and the two districts are not interchangeable.
Private options within or adjacent to the neighborhood include Rawson Saunders School, which specializes in teaching students with dyslexia, and The Girls' School of Austin, serving kindergarten through eighth grade. Several area churches operate preschools.
Austin ISD adjusts attendance zones periodically. We verify the assigned campus by exact street address before you write an offer, every time.
Parks, Recreation, and Daily Life
Tarrytown holds more open space inside its own boundaries than most central Austin neighborhoods.
Reed Park — Six acres with a winding creek, public pool, playground, nature trail, sport courts, and picnic areas. The neighborhood's main gathering point.
Lions Municipal Golf Course — Known locally as "Muny." Opened in 1924 as the first public golf course in Austin, and the course where Ben Crenshaw and Tom Kite learned the game. It hosts the Firecracker Open, the oldest amateur tournament in Texas. **Worth knowing:** the land is owned by the University of Texas and its long-term future has been the subject of an extended public preservation campaign. If Muny factors into why you're buying, understand that its status is genuinely unresolved.
Mayfield Park and Nature Preserve — Historic cottage, koi ponds, and resident peacocks, adjacent to Laguna Gloria.
Laguna Gloria — The Contemporary Austin's lakeside campus, built around a 1914 Italianate villa, with the Marcus Sculpture Park and an art school.
Tarrytown Neighborhood Park and Westenfield Park — Smaller neighborhood parks with playgrounds and multipurpose fields.
Lake Austin access — Walsh Boat Landing for launching, and Red Bud Isle nearby, a 17-acre island widely considered the best off-leash dog park in the city.
Deep Eddy Pool — Just south of the neighborhood. The oldest man-made swimming pool in Texas, spring-fed and open year-round.
Shopping and errands happen within the neighborhood. Casis Village, built in 1952 and sitting across from Casis Elementary, holds a grocery store, bank, dry cleaner, and Tarrytown Pharmacy — family-owned and operating since 1941. Tarrytown Shopping Center, developed in 1939, holds a post office, restaurants, and local businesses. Mozart's Coffee Roasters and Hula Hut sit on the water at Oyster Landing.
Westwood Country Club is within the neighborhood boundaries, with membership required.
Property Taxes
Tarrytown sits inside Austin city limits in Travis County, so the tax picture is more straightforward here than in the master-planned suburbs — there are no MUD or PID overlays.
Combined effective rates run around 2% of assessed value, combining Austin ISD, the City of Austin, Travis County, Austin Community College, and Central Health.
On Tarrytown valuations that produces a substantial annual bill, and two things are worth pursuing every year:
File your homestead exemption. The Texas school district residence homestead exemption is $140,000 as of the 2026 tax year, with an additional $60,000 for homeowners 65 or older. It applies to primary residences, must be applied for, and also activates the 10% annual cap on appraised value increases. The filing deadline is April 30.
Protest your appraisal. Roughly half of Travis County homeowners who formally protest receive a reduction. In this price range, a successful protest is worth several thousand dollars a year.
Frequently Asked Questions About Tarrytown Real Estate
How much do homes cost in Tarrytown?
Tarrytown sits at the top of Austin's central market. Reported medians vary widely between sources — currently anywhere from roughly $1.2 million to $2.8 million — because the neighborhood closes a modest number of homes monthly across a very wide range. Entry-level properties are generally older homes on smaller lots, many of which will be renovated or scraped, while lakefront and estate properties trade well past $5 million.
What school district is Tarrytown in?
Tarrytown is served by Austin ISD, generally zoned to Casis Elementary, O. Henry Middle School, and Austin High School depending on address. Casis is among the most highly regarded elementary campuses in the district and a primary reason families choose the neighborhood. Tarrytown is not in Eanes ISD — that district serves West Lake Hills, Rollingwood, and the 78746 corridor across Lake Austin.
Is Tarrytown in Eanes ISD or Austin ISD?
Austin ISD. This is one of the most common misconceptions among buyers relocating to West Austin. Eanes ISD sits across Lake Austin and serves West Lake Hills, Rollingwood, and the surrounding 78746 area. Tarrytown's western boundary is the lake itself, which means it falls entirely within Austin ISD, with Casis Elementary as the primary campus.
Is Tarrytown a good investment?
Tarrytown has historically held value through market cycles better than the broader Austin metro. The neighborhood is fully built out with no vacant land, sits roughly a mile from downtown, and draws buyers who treat a central address as a long-term hold rather than a trade. Individual property performance depends heavily on lot quality and buildability rather than on the condition of the existing structure.
Can I tear down and rebuild in Tarrytown?
Yes, and it is the primary path to new construction here since the neighborhood is built out. City of Austin impervious cover limits, setback requirements, tree protection ordinances, and drainage standards all govern what a specific lot will support. The mature oak canopy in particular can constrain a building envelope. Two lots of identical size can permit very different homes, so evaluate buildability before you buy rather than during design.
What are property taxes in Tarrytown?
Combined effective rates run around 2% of assessed value, combining Austin ISD, City of Austin, Travis County, Austin Community College, and Central Health. Unlike the master-planned suburbs, there are no MUD or PID overlays here. The Texas homestead exemption is $140,000 as of 2026, with an additional $60,000 for homeowners 65 or older, and the filing deadline is April 30.
How far is Tarrytown from downtown Austin?
Roughly a mile, with a typical drive of about ten minutes via Lake Austin Boulevard or Enfield Road. Both routes feed directly downtown, which is why Tarrytown reads as central despite sitting west of MoPac. The University of Texas is 10 to 15 minutes, and Austin-Bergstrom International Airport is 20 to 30 minutes.
What are the boundaries of Tarrytown?
West 35th Street to the north, Enfield Road to the south, MoPac to the east, and Lake Austin to the west. The neighborhood sits primarily in the 78703 ZIP code, alongside Clarksville, Old Enfield, and Pemberton Heights.
Should I buy in Tarrytown or Westlake?
Tarrytown offers a shorter commute to downtown, genuine walkability, a central Austin address, and Austin ISD with Casis Elementary. Westlake offers Eanes ISD, larger lots, Hill Country terrain and views, and more privacy — at the cost of a longer drive and, generally, higher prices. Buyers who want to walk to coffee and school choose Tarrytown; buyers who want acreage and the metro's top-rated district choose Westlake.
Why do Tarrytown home prices vary so much?
Value here is driven by lot characteristics more than by house size or condition. Lot depth, tree canopy, proximity to Casis Elementary, Lake Austin frontage or view corridor, and what city ordinances permit you to build can produce multi-million-dollar differences between properties a block apart. This is why per-square-foot averages are unreliable in Tarrytown and why comparable selection matters more than in most Austin submarkets.
What is Lions Municipal Golf Course?
Known locally as "Muny," it opened in 1924 as Austin's first public golf course and is where Ben Crenshaw and Tom Kite learned the game. It hosts the Firecracker Open, the oldest amateur tournament in Texas. The land is owned by the University of Texas, and its long-term future has been the subject of an extended public preservation campaign. If proximity to Muny factors into your purchase, understand that its status is genuinely unresolved.
Is Tarrytown walkable?
More so than most of Austin. Sidewalks run throughout, Casis Village and Tarrytown Shopping Center put groceries, a pharmacy, restaurants, and a post office within walking distance of much of the neighborhood, and Reed Park, Tarrytown Neighborhood Park, and Westenfield Park are distributed rather than concentrated. Lake Austin, Mozart's Coffee, and the hike-and-bike trail are at the western edge.
Work With a Tarrytown Estate Agent
Whether you're buying your first home, looking at acreage or a gated community, comparing MUD and HOA exposure between neighborhoods, or preparing to list, Spinelli Residential Group brings total-cost analysis, verified school assignment, jurisdiction confirmation, and full-service marketing to every transaction.
