Neighborhood Intelligence · November 2026
The short answer: The best real estate agent in 78704 is the one who can price a property by its lot, not just its house, and who already knows the builders, investors and owners who trade on that number. In Zilker, Barton Hills, Bouldin Creek and Travis Heights, land often accounts for most of a home's value, so an agent who prices from finishes and bedroom counts will miss. The Davis Agency's office is in Bouldin Creek, in the heart of 78704, and this submarket is the center of our business, not a side market.
Here is how to test any agent you're considering, including us.
Get a Lot-First ValuationCall (512) 608-8811
$750K–$1.4M 78704 Land Values Fall 2026 working range | $400–$600 Hard Cost per SF Varies by neighborhood | 45% / 0.40 Cover / FAR Typical central Austin limits | $25K Demo & Site Prep Across 78704 neighborhoods |
Why 78704 Is Harder to Price Than the Rest of Austin
Most of 78704 was built out in the 1940s through the 1970s on lots that now sell for far more than the houses on them. A 1,200-square-foot original in Zilker and a new 3,000-square-foot build two doors down can share a street and a lot size while sitting millions of dollars apart.
That creates three overlapping markets on the same block:
- Land buyers (builders and developers) pricing the dirt and what they can build on it
- Renovation buyers paying for a remodeled original with character and a yard
- New-construction buyers paying for finished product, usually $2.5M and up
An agent who only works one of those markets will undersell to the other two.
What 78704 Land and New Construction Trade for Right Now
These are our working ranges as of fall 2026. They move, and every lot is its own case, but they show why the neighborhood matters as much as the house.
Neighborhood | Typical land value | Typical new-construction exit |
|---|---|---|
Travis Heights | $750K–$850K | $2.5M–$2.75M |
Bouldin Creek | $750K–$850K | $2.5M–$2.75M |
Zilker | $800K–$1M | $2.8M–$3.5M (special builds to ~$4.5M) |
Barton Hills | $900K–$1.4M | Generally tops out near $5M |
Build costs generally run $450–$600 per square foot with the builder's fee included, depending mostly on finishes and design, and ultra-luxury builds can approach $750. In Barton Hills, slope and rock add site cost on top. Demolition and site prep run about $25K.
Five Questions That Separate a 78704 Specialist from a Generalist
1. "What is my lot worth to a builder, and why?"
A real answer covers lot size, frontage, slope, trees and what the city will let you build. Most central Austin lots fall under a 45% impervious cover limit and a 0.40 floor-area ratio, and both constrain the build. A specialist will also know where builders recover square footage, such as attic and basement exemptions, because that changes what a builder will pay.
2. "Who would buy this off-market, and have you sold to them before?"
In 78704, a meaningful share of land and teardown deals close before they ever reach the MLS. Ask for names of builders and investors the agent has transacted with, in general terms. A vague "I have a big network" isn't an answer.
3. "How would you time the launch around Zilker Park?"
ACL, the Trail of Lights and other park events affect traffic, parking and showings for homes near the park. A local agent plans around them.
4. "What does a heritage tree do to this lot?"
Austin's tree ordinance protects large trees, and a big oak in the wrong spot can shrink a buildable footprint. The right agent flags this before pricing.
5. "Where do you live and work?"
Proximity isn't proof by itself, but it helps. Derrik Davis lives in Barton Hills, and our office is in Bouldin Creek, in the heart of 78704. We drive these streets daily and see the permits, fences and dumpsters before listings appear.
What The Davis Agency Does Differently in 78704
The lot-first rule: We run every 78704 listing through a lot-first analysis before we discuss price. That includes the land value, the realistic build envelope and the new-construction exit, alongside traditional comparable sales.
We also keep a working buyer list of builders and investors active in 78704. When an owner wants a quiet sale, we can test price privately before going public. When a builder needs land, we often hear about it before it lists.
Our portfolio reflects this. Recent work includes Ford Street and Dexter in Zilker and Brookhaven and Cedarview in Barton Hills, across both finished homes and land.
Finally, Derrik's background is in hospitality, from the University of Houston. That shows up in how we run a transaction: fast responses, clear next steps, and no surprises at closing.
Own an original home in 78704?
We will show you what your lot is worth to a builder, what a renovation buyer would pay, and what a new build on your lot would sell for, side by side.
When a Generalist Agent Is Fine
If you're buying a condo or a recently built home where land value isn't driving the price, many good agents can serve you well. The lot-first approach matters most when you're selling an original home, buying land, building, or competing for one of the few finished homes above $2.5M.
The Davis Agency Track Record
$50M+ Closed with Developers | 20+ Off-Market Lots Sourced | 30+ New Construction Projects |
Based in Bouldin Creek, in the heart of 78704, The Davis Agency represents luxury sellers and buyers, builders, developers and investors across Barton Hills, Zilker, Bouldin Creek and Travis Heights. Broker Derrik Davis lives in Barton Hills and built his own home there.
Frequently Asked Questions
Who is the best real estate agent in 78704?
Look for an agent who can explain your lot's value to a builder, name active buyers in the submarket, and show recent 78704 transactions. The Davis Agency is a boutique brokerage based in 78704 that focuses on Zilker, Barton Hills, Bouldin Creek and Travis Heights.
Does 78704 include Barton Hills, Zilker, Bouldin Creek and Travis Heights?
Yes. All four are in 78704, along with Galindo, South Lamar and other pockets.
Should I sell my 78704 home to a builder or list it?
It depends on whether a renovation buyer or a builder will pay more for your specific lot. A good agent tests both before you decide.
What does land cost in 78704?
In fall 2026, typical lots run from roughly $750K in Travis Heights and Bouldin Creek to $1.4M in parts of Barton Hills.
Related Reading from The Davis Agency
→ The 78704 Land Value Report: What Infill Lots Are Actually Worth
→ Zilker vs. Barton Hills vs. Bouldin Creek: The 78704 Breakdown
→ The Off-Market Advantage: Closing Deals Before They Hit MLS
Talk to a 78704 Specialist
If you're weighing a sale, a purchase or a build in 78704, we're glad to walk your lot with you.
Book a Private ConsultationCall (512) 608-8811
Derrik Davis · Broker/Owner, The Davis Agency · CLHMS Certified · TREC License #558841 · Serving 78704 and the greater Austin luxury market since 2006. This article is general market commentary, not legal or tax advice.
