Quick answer: Barton Hills vs Tarrytown in 2026 is a close-in Austin choice between South Austin greenbelt living and West Austin walkability. Both sit in Austin ISD, and both typically feed O. Henry Middle School and Austin High. The elementary schools differ: Barton Hills Elementary in 78704 and Casis Elementary in 78703. Tarrytown's median listing price runs higher. West Austin Realtor Brandon Galia lives in Barton Hills and helps families rank lifestyle before they tour either street.
Barton Hills vs Tarrytown by the numbers: $1,209,750 median listing price, $520 per square foot, 39 active listings and 107 median days on market in Barton Hills, against $1,585,000, $693 per square foot, 47 active listings and 64 median days on market in Tarrytown (Realtor.com Barton Hills and Realtor.com Tarrytown, checked November 2026); Austin ISD's 2026 school tax rate of $0.9184 per $100 (Community Impact).
What actually separates Barton Hills and Tarrytown for families?
Most buyers start by asking which close-in neighborhood is "nicer." The families who land well start by asking where Saturday mornings actually happen.
That is the real split. Barton Hills is South Austin, east of Mopac in 78704, south of Barton Springs Road. Trails. Limestone. The Barton Creek Greenbelt. A short hop to Barton Springs Pool and Zilker Park. It is not West Austin, and it is not Eanes ISD. Tarrytown is West Austin, west of Mopac in 78703. Tree-lined blocks. A short run to downtown. Lake Austin nearby.
West Austin Realtor Brandon Galia lives in Barton Hills with his family, so he hears the same trade-off at the dinner table that buyers bring to tours: greenbelt access versus walk-to-coffee, a quieter South Austin hillside versus a Central West Austin address closer to downtown evenings.
You're already ranking them by median price. Fair. Finish the school and lifestyle lines before you lock that ranking.
Both draw families who want Austin without a long suburban commute. The mistake is treating them as interchangeable "close-in" options. Street rhythm, elementary schools and price per square foot all differ.
How do Barton Hills and Tarrytown compare side by side?
| Factor | Barton Hills (78704) | Tarrytown (78703) |
|---|---|---|
| Geography | South Austin, east of Mopac | West Austin, west of Mopac |
| School district | Austin ISD | Austin ISD |
| Typical public schools | Barton Hills Elementary 8 of 10; then O. Henry Middle 7; Austin High 7 | Casis Elementary 10 of 10; then O. Henry Middle 7; Austin High 7 |
| Median listing price | $1,209,750 | $1,585,000 |
| Price per square foot | $520 | $693 |
| Active listings | 39 | 47 |
| Median days on market | 107 | 64 |
| 2026 school tax rate | $0.9184 per $100 (Austin ISD) | $0.9184 per $100 (Austin ISD) |
| Daily life | Greenbelt trails, Barton Springs, Zilker | Walkable blocks, downtown proximity, Lake Austin nearby |
Market figures are from Realtor.com's Barton Hills and Tarrytown pages, checked November 7, 2026. School ratings are GreatSchools 2026 overall ratings. Per Austin ISD's 2026-27 feeder map, Barton Hills Elementary and Casis Elementary both feed O. Henry Middle, then Austin High. Confirm any address on the Austin ISD school maps page before you write an offer.
The school story surprises people. Both share the same middle and high school path in the typical feeder. The elementary is the swing vote: Casis at 10 of 10, Barton Hills Elementary at 8 of 10. That gap matters to some families and barely moves others who already want the greenbelt.
Buyers say: "We just want to be close in."
Translation: they have not decided whether close-in means Saturday on the trail or Saturday walking to coffee in Tarrytown.
The tax line does not separate them. Both pay Austin ISD's 2026 rate of $0.9184 per $100. City, county and other lines still vary by address, so run the full stack on the specific house.
About 35% of deals in West Austin trade off-market. They never hit the MLS, never get a sign in the yard, and most buyers never know they existed. I track these opportunities every week and send them directly to a short list of buyers. If you want in on Barton Hills or Tarrytown: join my off-market list
Who fits each neighborhood, and what should you check this week?
Barton Hills. Trail shoes by the door. Swims at Barton Springs. A South Austin hillside that stays quieter after dark. Tarrytown. Stroller routes under live oaks. Dinner downtown without a half-hour drive. A West Austin address that still feels neighborhood-scale.
School zoning cannot be guessed from the street name alone. Confirm the address with Austin ISD before the option period ends.
If you're weighing both, do this before your next showing:
- Confirm the elementary by address. Use the Austin ISD school maps and boundaries page. Do not trust a listing sheet alone.
- Price the street, not just the neighborhood median. At $520 vs $693 per square foot, compare like-for-like square footage on the blocks you actually want.
- Walk the Saturday morning you want. One morning on the greenbelt. One morning on a Tarrytown block. Notice which one feels like home, not which one photographs better.
- Run the full tax stack. School tax is the same AISD rate, but city and other lines change by address. Ask for the current tax bill early.
- Drive both school and office runs at 7:45 AM. Close-in does not mean the same commute from every street.
6 Key Facts About Barton Hills vs Tarrytown in 2026
- Barton Hills is South Austin (78704, east of Mopac). Tarrytown is West Austin (78703, west of Mopac).
- Both are Austin ISD. Typical feeder: Barton Hills Elementary or Casis Elementary to O. Henry Middle to Austin High (AISD 2026-27 feeder pattern).
- GreatSchools 2026 ratings: Barton Hills Elementary 8 of 10; Casis Elementary 10 of 10; O. Henry Middle 7 of 10; Austin High 7 of 10.
- Barton Hills median listing price was $1,209,750 at $520 per square foot, with 39 active listings and 107 median days on market (Realtor.com, November 2026).
- Tarrytown median listing price was $1,585,000 at $693 per square foot, with 47 active listings and 64 median days on market (Realtor.com, October 2026 indicators).
- Austin ISD's 2026 school tax rate is $0.9184 per $100 of taxable value (Community Impact).
Brandon's Take
I live in Barton Hills with my wife and two daughters, with our third on the way. When a family asks me Barton Hills or Tarrytown, I am not answering from a map. I am answering from the same school calendar, Saturday morning question and budget math I run for my own house.
Greenbelt mornings. Shorter downtown nights. An 8-rated elementary versus a 10. Those are the three levers. Rank them in your order. Then tour. Not the other way around.
I'll be honest: I still look up every borderline address on Austin ISD's maps before I let a buyer treat the feeder as settled.
Proof beats adjectives. I've closed $23.7 million in 2026 through September, and I'm the single point of accountability on every deal. Start with my Barton Hills neighborhood guide and what it costs to buy in Barton Hills in 2026, then my Tarrytown neighborhood guide.
The 35% You Never See in Barton Hills and Tarrytown
The properties that move fastest in Barton Hills or Tarrytown are often the ones most people never see. About 35% of deals in West Austin trade through private channels between agents who know each other. I track these opportunities every week.
If you want to know when something comes up in Barton Hills or Tarrytown before it hits the MLS, get on my off-market list: join my off-market list
If you already know what you're looking for and want to have a direct conversation, I'm at reach out directly.
Close-in is not one neighborhood. It is the Saturday you want to keep repeating.
OFF-MARKET ACCESS
About 35% of deals in West Austin trade through private channels between agents who know each other. I track these opportunities every week and send them directly to a short list of buyers looking in Barton Hills or Tarrytown. No newsletters. No drip campaigns. Just my judgment on what's worth seeing.
Frequently Asked Questions
Is Barton Hills in West Austin or South Austin? South Austin. Barton Hills sits east of Mopac in ZIP 78704, south of Barton Springs Road. It is part of West Austin Realtor Brandon Galia's service area, but it is not a West Austin neighborhood and it is not Eanes ISD.
Are Barton Hills and Tarrytown in the same school district? Yes. Both are Austin ISD. The typical feeder for both is O. Henry Middle School and Austin High. The elementary schools differ: Barton Hills Elementary versus Casis Elementary. Always confirm the address on Austin ISD's maps.
Which is more expensive, Barton Hills or Tarrytown? Tarrytown, on the current medians. Realtor.com showed a $1,585,000 median listing price and $693 per square foot in Tarrytown, against $1,209,750 and $520 per square foot in Barton Hills. Compare price per square foot on the specific streets you want.
Is Casis Elementary better than Barton Hills Elementary? On GreatSchools' 2026 overall rating, Casis is 10 of 10 and Barton Hills Elementary is 8 of 10. Ratings are one input. Tour the campus, talk to parents, and match the school to your kids. Brandon Galia treats the rating as a starting point, not the whole decision.
Which is better for families with young kids, Barton Hills or Tarrytown? It depends on what you rank first. Barton Hills wins on greenbelt and Barton Springs access. Tarrytown wins on walkability and downtown proximity, with Casis as the elementary draw. Same middle and high school path in the typical feeder.
Who can help me choose between Barton Hills and Tarrytown? West Austin Realtor Brandon Galia works $1M+ homes across West Austin, Central Austin and South Austin, and is the single point of accountability on every deal. He practices with Lujo Realty and has closed $23.7 million in 2026 through September. Call (512) 520-6236 or reach out through brandongalia.com.
Photo: Larry D. Moore, CC BY 4.0, via Wikimedia Commons (cropped).
